Documents Needed to Sell Property in Luxembourg

The Energy Performance Certificate — the Certificat de Performance Énergétique (CPE), also called the Passeport Énergétique — is the one document Luxembourg law requires before you publish a listing. It grades the building's energy and thermal-insulation performance on a scale from A to I, and the energy class must appear in the advertisement itself.

Key facts

• It is valid for 10 years, so an existing certificate may still be usable.
• It must be drawn up by an approved expert, not by the seller.
• As a rough guide, a CPE typically costs in the region of €300 to €800 depending on the property's size and complexity. Treat this as an estimate only and request a firm quote.

Because the CPE is the legal gate to advertising, it is the first document to secure. You don't, however, need every other document in hand to begin understanding what your property is worth. You can request a real estate valuation in Luxembourg with just the basics — address, property type and approximate area — and add documents later to sharpen the follow-up. The more detail you provide afterwards, the more precise the guidance becomes.

Two documents establish who owns what, and the notary will insist on both before the final deed.

Title deed (acte de propriété) This is the notarised deed from when you acquired the property. It proves your ownership and sets out any easements, rights of way or restrictions attached to the land. The original is held at the notary's office, and your acquiring notary can supply a certified copy if you don't have one to hand. The buyer's notary needs it to verify the chain of ownership.

Cadastral extract (extrait cadastral) A recent extract from the Administration du Cadastre et de la Topographie (ACT) identifies the parcel(s) by number, their surface area and boundaries. It confirms that the property described in the listing and the compromis matches the official land registry. An out-of-date extract — or a mismatch between the deed and the cadastre — is a common cause of last-minute delays, so order a fresh one early.

When it's needed: Both are mainly required at the compromis and notary stages, but having them ready early lets you answer serious buyers' and their lender's questions without scrambling. Keep valid ID or passports for all registered owners with the file too, as the notary will require them.

Buyers want to picture the home, and lenders and valuers want numbers they can trust. Floor plans and accurate area figures do both.

Floor plans (plans) Architectural or as-built plans show the layout, room arrangement and dimensions. They are not always legally mandatory for a private sale, but they make a listing far more credible and reduce later disputes about what was sold. If you carried out an extension or conversion, the corresponding plans should match what is physically there.

Living and usable area Luxembourg listings typically distinguish between living area (surface habitable) and usable/gross area (which can include cellars, garages or attic space). Be precise and consistent: a figure that contradicts the cadastre or the plans undermines buyer trust and can stall a mortgage valuation. Where a property has a terrace, balcony or garden, note those separately rather than folding them into the living area.

When it's needed: Plans and area details strengthen the listing and reassure the buyer's bank during the financing stage. They are also exactly the kind of detail that improves an instant valuation: address and rough size get you a first figure, but verified living area, room count and condition refine it considerably.

Recent work adds value — but only if you can prove it was done properly and lawfully.

Renovation invoices Keep invoices for major works: a new roof, heating system, windows, insulation, kitchen or bathroom refit. They demonstrate the quality and recency of the work to buyers, and they matter financially: when an investment property is sold, the cost of significant renovations can typically be deducted when calculating the taxable capital gain (plus-value). Without invoices, that deduction is hard to justify.

Building permits (autorisation de bâtir / de construire) Any structural change — an extension, a converted attic or cellar, a veranda, a change of use — should be backed by the relevant commune permit and, where applicable, the conformity sign-off. Unpermitted works are a serious red flag for buyers and their notary: they can complicate the sale, reduce the price or, in some cases, require regularisation before completion.

When it's needed: Buyers and their lender may ask during the listing and compromis stages, and the notary will want clarity on permitted works before the final deed. Gathering this file early prevents an awkward discovery late in the process. If a permit is missing, speak to your commune's technical service or an architect about regularising the situation before you market the property.

If you are selling an apartment, the building's collective paperwork matters as much as your own. Buyers and their notary expect full transparency on the financial and legal health of the copropriété.

The core file

• Règlement de copropriété: the co-ownership regulations defining each lot, the shared parts, and each owner's share (quotes-parts) and obligations.
• General assembly minutes (procès-verbaux): the minutes of recent annual general meetings, typically the last few years, revealing planned works, disputes and major decisions.
• Statement of charges (décompte de charges): what the unit pays in monthly and annual charges, plus any reserve-fund contributions, so the buyer can budget accurately.
• Syndic certificate: a statement from the building manager (syndic) confirming you have no outstanding charges and flagging any approved-but-unpaid works.

Why it matters A pending façade renovation or a depleted reserve fund directly affects what a buyer should pay — and what they can borrow. Surfacing these documents early builds trust and avoids a renegotiation after the compromis.

When it's needed: Serious buyers may ask during the listing stage; the full set is required by the notary and is usually referenced in the compromis. Houses (non-co-ownership) skip this section, but check for any shared driveway or party-wall agreements.

Two situations need their own documents because they change what the buyer is actually acquiring.

If the property is rented A buyer purchasing a tenanted property steps into your shoes as landlord, so the rental lease (bail) must be on file. Provide the signed lease, the inventory (état des lieux), proof of the deposit (garantie locative) held, and a record of the current rent and any indexation. The buyer needs to know the tenant's rights, the notice terms and whether the unit is sold occupied or vacant. This materially affects price and financing, so disclose it from the listing onward.

If there is a mortgage or charge on the property An outstanding mortgage (hypothèque) registered against the property must be cleared at sale via a mainlevée. You'll need your current loan statement showing the outstanding balance, and the notary will arrange the release with your bank out of the sale proceeds. Note that removing the bank's claim usually carries a notary fee for the mainlevée. Other charges — a pre-emption right, an easement or a registered servitude — should also be disclosed up front.

When it's needed: Lease and loan details belong with the compromis and are settled at the notary, but flagging them early prevents surprises that derail a deal late.

It helps to map the documents to the three stages of a Luxembourg sale, so you only chase what you actually need next.

At listing Only the CPE is legally mandatory to publish. In practice, having floor plans, accurate area figures and good photos makes the listing far stronger and filters in serious buyers.

At the compromis de vente Once a buyer is committed, the file thickens: title deed, cadastral extract, co-ownership documents for apartments, renovation invoices and permits, and any rental lease. The compromis references these and protects both parties; in Luxembourg, compromis vaut vente, so accuracy here is binding.

At the notary (acte authentique) The notary verifies ownership, clears any mortgage via mainlevée, confirms the cadastre and identities, and transfers ownership. Every document above feeds this final check.

A practical sequencing tip Secure the CPE first, request a fresh cadastral extract early, and assemble the co-ownership and renovation files in parallel. You don't need all of this to begin: you can get an indicative real estate valuation in Luxembourg with just address, type and rough size, then enrich it with verified area, condition and renovation details as your file comes together.

Continue through the Luxembourg valuation cluster:

• How property valuation works in Luxembourg
• Online estimate vs agency vs certified valuation
• Luxembourg real estate market report