Property prices in Esch-sur-Alzette
Apartments in Esch-sur-Alzette sold for an average of €6,427/m² over Jul 2025 – Jun 2026 (239 recorded sales), 16.7% below the Luxembourg average of €7,712/m².
Esch-sur-Alzette ranks #42 of 51 communes with published prices, in the canton of Esch-sur-Alzette. A typical 75 m² flat would rent for about €2,417 a month, a gross yield of 6.0%.
Existing apartments
€6,427/m²
239 sales · Jul 2025 – Jun 2026
New-build apartments
€8,678/m²
22 sales · Jul 2025 – Jun 2026
Typical 75 m² flat
€482,025
at the commune average
Gross yield
6.0%
€2,417/month advertised rent, size-adjusted
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Estimated value
€450,000 – €515,000
About €6,430 per m² for a flat like this in Esch-sur-Alzette.
Price history in Esch-sur-Alzette
Existing flats in Esch-sur-Alzette sold for an average of €3,254/m² in 2007 and €6,365/m² in 2025: +95.6% in 18 years, about 3.8% a year. Prices peaked at €7,657/m² in 2022; 2025 is 16.9% below that. Across Luxembourg, flats went from €3,507/m² to €7,773/m² over the same years (+121.6%).
Notarial deeds. A year is missing when there were fewer than 10 sales.
Adverts include new-build projects, which are priced higher.
Luxembourg publishes no recorded sale prices for houses; these are asking prices from adverts.
Average monthly rent of flats advertised that year. Rent per m² is not shown: it rose mostly because more small flats were advertised.
Year-by-year figures
| Year | Sales | Existing flats €/m² | New-build €/m² | Asking, flats €/m² | Asking, houses €/m² | Average rent |
|---|---|---|---|---|---|---|
| 2025 | 299 | €6,365 | €8,972 | €7,392 | €5,135 | €1,151 |
| 2024 | 221 | €6,567 | €8,512 | €7,326 | €5,164 | €1,192 |
| 2023 | 149 | €6,923 | — | €7,860 | €5,268 | €1,311 |
| 2022 | 285 | €7,657 | €7,997 | €8,232 | €5,643 | €1,023 |
| 2021 | 298 | €7,050 | — | €7,916 | €5,492 | €1,050 |
| 2020 | 388 | €6,021 | €7,174 | €7,293 | €5,072 | €1,028 |
| 2019 | 347 | €5,111 | €6,881 | €6,116 | €4,642 | €1,121 |
| 2018 | 401 | €4,639 | €5,969 | €4,981 | €4,009 | €1,107 |
| 2017 | 364 | €4,298 | €5,346 | €4,824 | €3,521 | €1,062 |
| 2016 | 336 | €4,069 | €5,668 | €4,771 | €3,510 | €1,055 |
| 2015 | 340 | €3,868 | €5,613 | €4,436 | €3,302 | €1,049 |
| 2014 | 345 | €3,894 | €4,704 | €4,099 | €3,133 | €1,006 |
| 2013 | 245 | €3,798 | €4,497 | €4,082 | €3,072 | €926 |
| 2012 | 323 | €3,427 | €4,589 | €3,921 | €2,974 | €946 |
| 2011 | 329 | €3,494 | €4,359 | €3,835 | €3,057 | €912 |
| 2010 | 255 | €3,335 | €4,081 | €3,665 | €2,953 | €873 |
| 2009 | 230 | €3,145 | €4,153 | — | — | €888 |
| 2008 | 331 | €3,222 | €3,976 | — | — | — |
| 2007 | 251 | €3,254 | €3,746 | — | — | — |
Source: Observatoire de l’Habitat / STATEC, yearly figures (sale prices since 2007, asking prices since 2010, rents since 2009). Plain averages of what sold or was advertised each year, not adjusted for size or quality, so they move more in small communes.
Asking prices vs what sells
Listed for sale
€7,325/m²
1,550 listings, new and existing
Actually sold
€6,617/m²
261 recorded sales, new and existing
+10.7%
asking vs sold
Sellers in Esch-sur-Alzette ask 10.7% more per m² than buyers have actually paid. Listings include new-build projects, which are priced higher, so the gap is larger where many new flats are on sale. Selling? We price from real sales, not listings.
Asking prices: Observatoire de l’Habitat (IMMOTOP.LU and press listings, Jul 2025 – Jun 2026). Sales: notarial deeds (STATEC / Observatoire de l’Habitat).
Houses
Average asking price
€1,040,000
Asking price per m²
€5,092/m²
of living area
Houses advertised
405
Jul 2025 – Jun 2026
House guide, based on asking prices
€650,000 – €875,000
Middle of the range €760,000: €5,092/m² asked for houses in Esch-sur-Alzette, less 9% for the usual gap between asking and selling prices. Adjusted for size +10%, plot +0%, condition +0%.
- Luxembourg publishes no prices paid for houses, so this guide starts from what sellers ask, not from what buyers pay.
- Size: larger houses ask less per m². Compared with the typical house advertised in Esch-sur-Alzette (204 m²), at most ±20%.
- Plot: compared with 5 ares (doubling the plot adds about 10%). Land value and development potential are not assessed.
- Condition and energy class are one choice, so a house is not counted down twice. These adjustments come from asking prices and are indicative until checked against prices paid.
- Range ±15%: based on 405 houses advertised in Esch-sur-Alzette, Jul 2025 – Jun 2026.
For a figure you can rely on, ask for a formal valuation.
Source: Observatoire de l’Habitat, asking prices of houses (property listings).
Luxembourg publishes no recorded sale prices for houses, so these are asking prices from listings, not prices paid. Plot size and condition move a house’s value far more than a flat’s. Selling a house? Ask for a formal valuation.
Source: Observatoire de l’Habitat, asking prices of houses (property listings).
Esch-sur-Alzette and the communes around it
Esch-sur-Alzette
Esch-sur-Alzette
6,427 €/m²
Average sale price, existing flats · 239 sales
- vs national
- -16.7%
- Asking rent
- 32 €/m²
- Gross yield
- 6%
Other communes in the canton of Esch-sur-Alzette
| Commune | €/m² | Sales | Gross yield |
|---|---|---|---|
| Roeser | €8,207 | 48 | 4.31% |
| Schifflange | €7,375 | 78 | 4.48% |
| Bettembourg | €7,280 | 48 | 4.75% |
| Kayl | €7,257 | 60 | 4.00% |
| Sanem | €7,149 | 117 | 4.53% |
| Mondercange | €7,079 | 39 | 5.66% |
| Frisange | €7,024 | 25 | 4.21% |
| Differdange | €6,768 | 223 | 4.74% |
Prices: average recorded sale price per m² of apartments (STATEC / Observatoire de l’Habitat, Jul 2025 – Jun 2026). Communes with fewer than 5 sales are not published. Rent: advertised rents (Observatoire de l’Habitat), adjusted to a 75 m² flat; gross yield = rent × 12 ÷ price.
All Luxembourg communes →What can I afford? →Own here? Rent out or sell? →
What is your property in Esch-sur-Alzette worth?
Get an estimate from the same official data, adjusted for size, condition, energy class, floor and outdoor space, or ask our MRICS surveyors for a formal valuation.