atHome is bringing about a minor statistical revolution: for the first time in Luxembourg, it is measuring the difference between a property’s advertised price and the price actually agreed in the preliminary sale agreement.
Verdict? Over Q1 2025—Q1 2026, buyers are paying on average 7.2% less than the asking price. That amounts to a difference of around €52,000 per transaction. This is no small matter.
The value of the indicator is clear: to provide an objective measure of a well-known but rarely quantified practice. In reality, the listed price often serves as the basis for (sometimes optimistic) discussions in a market that is still in a phase of adjustment.
Negotiation, always negotiation, more negotiation
To be more specific, it is mainly buyers who are tipping the balance: price negotiations account for nearly two thirds of the difference, far outstripping price reductions decided by sellers.
However, not all properties follow the same pattern. Houses, properties valued at over €800,000 and outlying areas are seeing the sharpest falls in value. Conversely, flats and more central areas are holding up better.
There is one caveat, however: this indicator comes at a time when the situation is already well documented. Statec, in particular, has been highlighting downward pressure on certain segments for several quarters now. In other words, this trend is nothing new; it has simply become measurable.
“Up to 7% off upon signing”: atHome puts a figure on a reality that the market could no longer ignore. (Photo: Paperjam)
Another limitation: an average is just that—an average. Behind that figure of 7.2%, the actual figures can, of course, vary significantly depending on the condition of the property, its location or its original price.
The situation in the second quarter of 2025 is a good illustration of this. The end of the tax breaks under the “housing package” temporarily narrowed the gap, as buyers were more willing to accept asking prices in order to secure their purchase. Since then, the market seems to be returning to a semblance of normality: prices are stabilising, but haggling remains firmly entrenched.
Ultimately, the Price Adjustment Index provides useful insight, particularly for sellers who are sometimes overly ambitious and buyers looking for tangible benchmarks. However, it serves as a reminder that, when it comes to property in Luxembourg, the real price… is the one both parties agree on.
