Architect prices in Luxembourg in 2026: fees, hourly rates and what the law requires
By Yacine Sahnoune, founder of renov.lu
In Luxembourg, architect fees range from 8% to 15% of construction costs (excluding VAT) for a complete project scope, or about €40,000 to €60,000 for a new house costing €500,000 (8% to 12% at that budget). For renovation projects, an uplift of 25% to 50% applies depending on complexity. For hourly billing, the OAI orientation rates (grid of 1 June 2026) range from €118 to €186/hour (excluding 17% VAT) for an experienced architect. Three key points to understand before budgeting: (1) an architect is mandatory to draw up the plans for a building permit (new build, extension, structural works); renovating a roof or façade may, depending on the municipal building regulation, be exempt or need only a declaration; (2) architect fees remain subject to 17% VAT: only the works qualify for the 3% VAT rate, with no age condition to build your main residence, in a home at least 10 years old to renovate it, and with a benefit capped at €50,000 per dwelling; (3) since Luxembourg’s Competition Council decision of 2014, architect fees are freely negotiable in the private sector — no mandatory fee schedule applies.
- Fees: for a full assignment, an architect in Luxembourg charges 8% to 15% of the construction cost excluding VAT, i.e. about €40,000 to €60,000 excluding VAT for a new house costing €500,000.
- Renovation: fees are increased by 25% to 50% compared with new builds: a €200,000 renovation project (excluding VAT) generates €28,000 to €39,000 in fees excluding VAT.
- OAI hourly rates: the guideline scale of 1 June 2026 ranges from €118 to €186 per hour excluding VAT for an experienced architect.
- Limited assignment: plans and the building permit application alone cost €2,500 to €8,000 excluding VAT; a partial assignment without site supervision costs 5% to 8% of the estimated construction cost.
- VAT: architect fees remain at 17%; only the works can qualify for 3% (for a renovation, a home at least 10 years old), with the benefit capped at €50,000 per dwelling.
- Engineers on top: structural, HVAC and energy engineers add 30% to 50% to the architect’s fees on a complete residential project.
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Architect fees as a percentage of construction costs
In Luxembourg, architect compensation is most commonly calculated as a percentage of the net construction cost (excluding land, taxes, and ancillary expenses). This percentage is not fixed by a mandatory official fee schedule in the private sector: following the Competition Council’s decision of 5 February 2014, the OAI no longer publishes a recommended fee schedule. Fees are freely negotiated on the basis of the architect’s proposal, depending on the project scope and the extent of the mission.
| Construction cost (excluding VAT) | Indicative rate (complete mission) | Example fees (excluding VAT) |
|---|---|---|
| Up to €100,000 | 13 – 15% | €13,000 – €15,000 |
| €100,000 – €250,000 | 11 – 13% | €11,000 – €32,500 |
| €250,000 – €500,000 | 9 – 12% | €22,500 – €60,000 |
| €500,000 and above | 8 – 10% | €40,000+ depending on project |
Ranges observed on the Luxembourg market, consistent with OAI data and estimates published by local architecture firms (September 2026).
For renovations and transformations, the OAI standard contract (CTA Private, Annex 3, 2014) explicitly provides for a fee uplift of 25% to 50% compared to new construction rates, due to renovation constraints and risks. A €200,000 renovation project may therefore incur architect fees of €28,000 to €39,000 excluding VAT, whereas equivalent new construction would be charged €22,000 to €26,000.
For a partial mission (design + building permit only, without site supervision), the rate drops to 5 – 8% of the estimated construction cost.
Official OAI hourly rates — public sector (grid of 1 June 2026)
For cost-plus work and public procurement, the guichet.public.lu portal publishes an OAI reference table updated regularly. These rates excluding VAT (17%) constitute the market benchmark; in the private sector, hourly rates are freely set but directly inspired by them.
| Position | Required qualification/experience | Hourly rate (excluding 17% VAT) |
|---|---|---|
| F1 — Senior architect/engineer | University + 10 years experience | €185.56/h |
| F2 — Senior project architect | University + 5 years / BIM Manager 10 years | €152.13/h |
| F3 — Architect/engineer, Master’s level | University under 5 years / vocational school + 5 years | €118.14/h |
| F4 — Architect FH/engineer Bachelor | Vocational school + 5 years | €100.06/h |
| F5 — Senior technician/BTS | Tech school + 5 years / BIM Modeler < 5 years | €85.46/h |
| F6 — Technician/draughtsman diploma + 10 years | Tech + 5 years / Diploma + 10 years | €70.91/h |
| F7 — Design draughtsman | Diploma + 5 years | €56.78/h |
| F8 — Execution draughtsman | Diploma + 5 years (junior) | €39.91/h |
Source: guichet.public.lu — Orientation hourly rates for architecture and engineering work on a cost-plus basis (public sector), grid of 1 June 2026 (index 992.24).
These rates are excluding 17% VAT and include office overhead. Miscellaneous fees apply on top: travel (€0.40/km), plan printing (€3.22/m² black & white, €21.07/m² colour). The OAI standard contract also provides for a flat fee of 5% of total fees for administrative and office expenses (article 30 CTA Private).
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Prices by mission type: what you’ll actually be charged
| Type of service | Scope | Fee range (excluding VAT) |
|---|---|---|
| Plans + building permit only | Preliminary project, plans, municipal filing | €2,500 – €8,000 |
| Partial mission (design + permit + supplier consultation) | Without site supervision | 5 – 8% of estimated cost |
| Complete renovation mission (€100,000 – €200,000 works) | From preliminary project to handover, renovation uplift included | €14,000 – €39,000 |
| Complete new construction mission (120 m² house, ~€500,000) | Design, execution plans, site supervision, handover | €40,000 – €60,000 |
| Extension/enlargement (€50,000 – €150,000) | Complete mission, intermediate complexity | €7,000 – €25,000 |
| Feasibility study / preliminary advice | Site analysis, local plan review, technical feasibility | €500 – €2,000 |
| Architectural inspection / diagnosis | Technical report on existing building | €800 – €3,000 |
Estimates from Luxembourg market 2026. Amounts vary depending on project scope, firm experience, and technical complexity.
Additional services: consulting engineers to budget separately
- Structural engineer: €2,000 – €8,000 excluding VAT (mandatory for any load-bearing structure)
- HVAC/sanitary engineer: €1,500 – €5,000 excluding VAT
- Energy study bureau / energy passport: €800 – €2,500 excluding VAT
- Surveyor (boundary marking, levelling): €1,000 – €3,500 excluding VAT
These engineering fees typically represent 30% to 50% of architect fees on a complete residential project.
When is an architect mandatory in Luxembourg?
The legal rule in Luxembourg is clear: only an architect is qualified to prepare plans relating to a building permit (guichet.public.lu). However, the law provides for specific exceptions.
Mandatory: the plans of any project that needs a building permit
As soon as works require a building permit from the mayor, its plans must be drawn up by an architect: new construction, enlargement, change of use, demolition, work on load-bearing elements and, depending on the municipal building regulation, façade changes or new openings. Renovating a roof or façade without a significant change of appearance, by contrast, is often exempt or subject to a simple declaration (model regulation recommended to municipalities in 2023): check with your municipality.
Not mandatory: interior transformation with no structural or external impact
An architect is not mandatory if works target only the interior of a residential property, without affecting load-bearing walls, roof or facade. Example: bathroom refurbishment, interior repainting, floor covering replacement, non-load-bearing partitions.
Exception for minor works: €6,197.34 threshold (excluding VAT)
If construction costs do not exceed €6,197.34 (excluding VAT) and works are on land you control, architect involvement is not mandatory even if a permit is required. This threshold mainly applies to lightweight structures (small garage, garden shed).
Listed building or protected area: enhanced constraints
For any project involving a national monument or situated in a protected sector, authorisation from the Ministry of Culture is required in addition to municipal approval. The architect must demonstrate expertise in architectural heritage.
A building permit expires if works do not commence substantially within 2 years of its issue. A one-year extension maximum may be granted on written request to the mayor. Works begun without authorisation may be subject to an immediate work stoppage order issued by the mayor.
VAT on architect fees in Luxembourg: 17%, and 3% on the works
Architect fees remain subject to the standard 17% rate: the official housing-VAT list excludes architect, notary and engineer fees. The super-reduced VAT rate of 3% (instead of the normal 17%) applies to the works themselves: with no age condition for building your main residence and, for a home renovation, under three cumulative conditions, up to a benefit of €50,000 per dwelling:
Residential building at least 10 years old
The dwelling must be at least 10 years old when work starts (threshold lowered from 20 to 10 years on 1 January 2021) and be used as a main residence, by the owner or by a tenant. Secondary homes remain at the standard 17% rate.
Services directly related to renovation work
The reduced rate covers renovation, transformation or improvement works on the property, supplied and installed by a company. Design, expertise or site-supervision fees do not benefit from it.
AED approval of the company
The company carrying out the works must obtain AED (Registration Duties, Estates and VAT Authority) approval before they start to invoice at the reduced rate of 3%: it fills in the request and you countersign it. Without accreditation, 17% VAT applies and the owner can request reimbursement of the difference from the AED.
Worked example: architect fees of €20,000 excluding VAT: 17% VAT → €3,400, with no reduction. On €200,000 of works excluding VAT: 3% VAT → €6,000 instead of €34,000 at 17%. Savings: €28,000.
The 3% VAT rate applies neither to architect fees nor to consulting engineer fees (structural, HVAC, energy): the official list excludes them, and they are invoiced at 17%. It does apply to the works carried out by companies — check their AED approval before signing your contract.
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Choosing an architect in Luxembourg: 4 critical points
Verify OAI registration
In Luxembourg, only members registered with the Order of Architects and Consulting Engineers (OAI) are authorised to practise as architects and to sign building permit applications (Law of 13 December 1989). The member list is available on oai.lu. The OAI comprises over 714 design practices and 5,000 professionals.
Require OAI standard contract and detailed quote
The OAI standard contract (CTA Private) is the reference for architect/client relationships in the private sector. It precisely defines the mission, fees, payment terms and ten-year liability. Refuse any purely oral agreement. Fees are free, but must be agreed in writing before any study begins.
Decennial liability: 10-year guarantee
The architect is subject to decennial liability from project handover. This guarantee runs for 10 years from handover. In case of the architect’s serious fault, fees are only due for services already provided (article 23 CTA Private OAI). Ensure the architect holds valid professional liability insurance.
Compare at least 2–3 fee proposals
Since the 2014 Competition Council decision, architect fees are freely negotiable in the private sector. Always request a breakdown by phase and clarify what is included (travel, printing, site meetings).
Request your architect quotes
Describe your project: we pass it to three OAI-registered architects established in Luxembourg — renovation, extension, building permit or site supervision, reply within 48 working hours, free and without obligation.
FAQ — Frequently asked questions about architect prices in Luxembourg
How much does an architect cost for a new house in Luxembourg?
For a new house of approximately 120 m² costing €500,000 (excluding VAT), architect fees for a complete mission typically represent 8% to 12% of construction costs at that budget (8% to 15% depending on project size), or between €40,000 and €60,000 (excluding VAT). Add consulting engineer fees (structural, HVAC, energy), which represent 30% to 50% of architect fees on top.
Is an architect mandatory for renovation in Luxembourg?
Not always. An architect is mandatory when works require a building permit and involve load-bearing structures, roof or facade. For interior renovation not affecting these elements (bathroom, painting, floor coverings), architect involvement is not legally required.
Can I negotiate an architect’s fees in Luxembourg?
Yes. Since the Competition Council’s decision of 5 February 2014, the OAI no longer imposes a recommended fee schedule in the private sector. Architect fees are freely negotiable. Compare multiple offers.
What is the VAT rate on architect fees in Luxembourg?
Architect fees are subject to the standard 17% rate, even for a renovation: the official housing-VAT list excludes architect, notary and engineer fees. The super-reduced VAT rate of 3% applies to the works: building your main residence, or renovating a main residence at least 10 years old (benefit capped at €50,000 per dwelling). On €20,000 in architect fees, VAT therefore amounts to €3,400.
What is the difference between complete and partial mission?
A complete mission covers all phases at 8–15% of construction costs. A partial mission (design + permit only, without site supervision) is charged at 5–8% of estimated construction costs.
How much does just the plan and building permit cost?
For plans and building permit filing only, architect fees typically range from €2,500 to €8,000 (excluding VAT) depending on project complexity and building size.
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