Property financing · Luxembourg
Seven lenders.One conversation.
We hand your project to credihome, the licensed mortgage intermediary of the Foyer Group. Comparing banks, negotiating rate and conditions, running the file – all the way to the notary’s signature.
Estimate my capacity Discuss my project
- Free for youthe broker is paid by the bank
- CSSF-supervisedcredihome / Nexfin S.A., since 2019
- 5.0 on Googleover 260 reviews for credihome
Luxembourg market rates
- Fixed 3–5 years 3,72 % 3,48–4,15 %
- Fixed 10–15 years 4,01 % 3,50–4,62 %
- Fixed 25–30 years 4,22 % 3,90–4,70 %
- Variable 3,32 % 2,85–4,67 %
Averages observed on the Luxembourg market as of 3 Aug 2026. Range in brackets. Not an offer – your own rate depends on profile, deposit and term.
First estimate
What is realistically within reach?
A back-of-the-envelope calculation using the rules Luxembourg banks normally apply. Two minutes, no data sent anywhere – it runs in your browser.
You have a property in mind. Enter its price and your situation – the calculation tells you whether it works under the usual banking rules, and what is holding it back if not.
Estimated purchase budget
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Verdict
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- Loan required
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- Loan amount
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- Monthly payment
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- Debt-to-income
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- Purchase costs
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- Own funds required
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- Loan-to-value
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Show the working
- Registration and transcription duty (7%)
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- Less Bëllegen Akt
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- Notary fees incl. VAT
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- Mortgage inscription
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- Total costs
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The calculation uses €45,000 of Bëllegen Akt per buyer, following the Booster package of 16 July 2026. The increase from €40,000 is intended to apply retroactively but has not yet been finally passed.
Indicative estimate only. Not a credit decision and not advice within the meaning of the law. Banks calculate case by case and weigh contract type, seniority, account domiciliation and security. The binding assessment is made by credihome.
What we cover
Four situations, one route
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First purchase
House or flat on the resale market. We settle the capacity question first, so you view properties with a solid figure rather than a hope.
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New build and VEFA
Off-plan purchase with staged drawdowns, interim interest and 3% housing VAT. Since July 2026 registration duty applies only to the land share if the build is no more than 80% complete – that shifts the arithmetic considerably.
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Refinancing and switching
Existing loan too expensive, or the fixed period ending? We have it checked whether a switch still pays once the early-repayment penalty and the new inscription are counted.
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Rental and investment
Rental income counts only partly, and the Bëllegen Akt does not apply. Structure drives the yield – so this goes to someone who models both.
How it works
From question to signature
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1
You get in touch
Form, phone or e-mail. We capture what defines the project: income, own funds, timing, languages spoken.
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2
Handover to credihome
With your explicit consent, your enquiry goes to our contact at credihome. You receive the confirmation in copy.
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3
Feasibility and negotiation
credihome assesses feasibility, approaches the lenders and negotiates. Bank offers normally land within four working days.
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4
Comparison and closing
The offers are explained side by side – rate, term, side conditions, outstanding balance insurance. Support continues to the notary appointment.
When to get in touch
As early as you can. Three moments work:
- At the start of your search – so you know your real buying power before you fall for a property.
- Before signing the compromis – when you need certainty that the financing will hold.
- After the compromis – for immediate handling, usually against the clock.
One caveat: if you have already approached a bank yourself for an identified property, credihome may no longer negotiate with that bank for this project. The negotiating advantage is gone. So come to us before you go to a bank.
Purchase costs
What a purchase costs on top in Luxembourg
The asking price is not the price. These items are added on and almost always have to come out of your own funds – banks are reluctant to finance them.
| Item | Amount | Note |
|---|---|---|
| Registration duty | 6% of the price | On an off-plan purchase, only on the land share. |
| Transcription duty | 1% of the price | Entry in the land register. |
| Bëllegen Akt | – up to €45,000 per buyer | Tax credit set against the two duties above. Main residence only, personally occupied; personal and lifelong. A couple named together in the deed reaches €90,000 – enough to cover the duties in full up to a price of roughly €1.28 million. |
| Notary fees | approx. 1–1.5% + 17% VAT | Statutory scale, tapering as the price rises. |
| Mortgage inscription | approx. 1% of the loan | Calculated on the amount borrowed, not on the price. |
| Outstanding balance insurance | variable | Single or recurring premium. Required by most banks, but not necessarily taken out with them – there is often room to save here. |
Booster fir de Wunnengsbau – what changed in July 2026
On 16 July 2026 the Housing Minister Claude Meisch and the Finance Minister Gilles Roth presented a package of measures. Four points concern buyers directly:
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Bëllegen Akt raised to €45,000
Up from €40,000 per buyer, so €90,000 for a couple. Retroactive and open-ended – there is no point waiting for the vote before signing.
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Off-plan: no duty on the building
On an off-plan purchase, registration and transcription duty now apply only to the land share, provided the construction is no more than 80% complete at the time of the deed. Applies to deeds concluded from 16 July 2026, for three years.
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More state aid under 35
If at least one of the borrowers is 35 or younger, the loan amount counted towards state housing aid is raised.
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Rental: depreciation and VAT
Accelerated depreciation of 6% over six years, on a base capped at €600,000. VAT of 8% instead of 17% for affordable rental housing, under strict conditions on price, floor area and letting period.
Position as at August 2026: the off-plan exemption already applies to deeds concluded from 16 July 2026. The increase in the Bëllegen Akt, the depreciation regime and the reduced VAT rate are still going through the legislative process; the increase is intended to apply retroactively. We will update this page once they are passed.
Example: couple, resale flat, €750,000
Duties of €52,500, fully absorbed by two Bëllegen Akt credits. That leaves notary and inscription: roughly €16,000 to €19,000 depending on the loan. Without the tax credit it would be close to €68,000.
Our partner
Why credihome
financesolutions.lu is your point of contact and belongs to iSOLUTIONS S.à r.l., the company behind the estate agency iMMOSOLUTIONS. That partnership is what gives us access to credihome – a Foyer Group brand operated by Nexfin S.A., licensed as an “intermédiaire de crédit immobilier” by the Luxembourg Ministry of Finance under no. 25/19. The brokerage itself is carried out by credihome.
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Access to seven lenders
Banks and home savings institutions on the Luxembourg market – one appointment instead of seven.
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Negotiated conditions
Not only the rate: term, amortisation structure, early repayment, interim interest, insurance requirements.
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Free for you
The fee is paid by the financing bank. You pay nothing to credihome or to us.
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Seven languages in the team
French, German, English, Luxembourgish, Portuguese, Italian, Montenegrin.
One appointment at credihome opens access to seven lenders and their differing conditions.
Why through us
One contact for financing and cover
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We stay on it
One person who knows where the file stands and chases when it stalls – including when three parties are involved.
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The side contracts too
Outstanding balance, buildings and liability cover are part of buying. We tell you what to watch for – for instance that the outstanding balance policy need not be taken out with the financing bank.
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Plain answers, not a brochure
If your project is not financeable as it stands, we say so – and what would have to change.
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Three languages
German, French and English, in writing and in conversation.
Frequently asked
Short answers
What does the service cost me?
Nothing. The broker is paid by the bank that ultimately provides the financing. You pay no fee to financesolutions.lu or to credihome, and you can stop at any point at no cost.
How much deposit do I need in Luxembourg?
Rule of thumb: the purchase costs should come from your own funds, plus part of the price. For an owner-occupied main residence many banks will finance up to 100% of the price if income and profile support it; for rental property they usually want 20% or more. The Bëllegen Akt substantially reduces the cost side.
How high can my monthly payment be?
A ceiling of roughly one third of net household income is customary, counting all other running loans. On higher incomes the calculation is more flexible, because enough remains to live on after the payment. It is a banking convention, not a legal rule.
I am a cross-border commuter living in France, Belgium or Germany. Does that work?
Yes, if the property being financed is in Luxembourg. The bank assesses income and creditworthiness regardless of where you live. The reverse – property abroad, income in Luxembourg – is harder depending on the bank and is worth a targeted enquiry.
Fixed or variable?
Fixed buys predictability and usually costs a premium for it. Variable often starts lower but moves the risk to you. Many files are structured as a mix: one tranche fixed over the long term, one variable to keep flexibility for early repayments. The right split depends on your horizon and your tolerance for risk.
I have already spoken to my bank. Is it too late?
For that bank and that specific property, yes – once a client has approached a bank themselves for an identified project, the broker may no longer negotiate there. The other lenders remain open. So it is better to come to us before the first bank meeting.
What happens to my data?
With your explicit consent, your details go to credihome (Nexfin S.A.) so that feasibility can be assessed; hello@financesolutions.lu receives a copy. Nothing goes to a bank without your separate approval. Details in the privacy policy.
How long until I have a decision?
With a complete file, bank offers typically arrive within about four working days. From there, a few weeks to the notary appointment depending on the property and the bank.
Contact
Tell us about your project
The more specific your details, the sharper the first response. We reply within one working day.