How much does it cost to renovate a flat in Luxembourg, and what does the co-ownership allow?
By Yacine Sahnoune, founder of renov.lu
Renovating a flat in Luxembourg costs €250 to €750/m² excl. VAT for a refresh, €750 to €1,250/m² excl. VAT of treated area for a partial renovation and €1,200 to €1,800/m² excl. VAT for a full renovation, i.e. €84,000 to €126,000 excl. VAT for 70 m². Anything affecting the facade, windows or shared risers requires a vote of the co-owners’ general meeting.
- 70 m² flat: €17,500–52,500 (refresh), €84,000–126,000 (full), excl. VAT; partial: €750–1,250 per treated m²
- Studio: 15 to 25% more per m² than an 80 to 100 m² flat
- Value benchmark: existing flats sold for €7,795/m² on average in Q2 2026 (Observatoire de l’Habitat)
- 3% VAT on private works: home at least 10 years old, main residence of the owner or tenant
- General meeting: majority of all co-owners’ votes for private works affecting common parts or the exterior
- EPC: issued for the whole building, not for your unit
- Works fund: mandatory in every co-ownership since 1 August 2023
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How much does it cost to renovate a flat in Luxembourg?
A flat is priced with the per-m² ranges on our renovation cost per m² page, capped at €1,800/m² for a full renovation: neither the roof nor the facade is directly your cost, they go through the co-ownership. Above that, you are into high-end finishes.
| Level | Cost per m² excl. VAT | 50 m² | 70 m² | 100 m² |
|---|---|---|---|---|
| Refresh (painting, floors, lighting) | €250 – 750 | €12,500 – 37,500 | €17,500 – 52,500 | €25,000 – 75,000 |
| Partial (kitchen or bathroom + finishes) | €750 – 1,250 per treated m² | 20 m² treated: €15,000 – 25,000 | 30 m² treated: €22,500 – 37,500 | 40 m² treated: €30,000 – 50,000 |
| Full (all trades) | €1,200 – 1,800 | €60,000 – 90,000 | €84,000 – 126,000 | €120,000 – 180,000 |
To put it in perspective: in Q2 2026 an existing flat sold for €7,795/m² on average according to the Observatoire de l’Habitat, about €545,000 for 70 m²; a full renovation therefore represents 15 to 23% of that value. What moves the bill: the floor and lift (deliveries, rubble), access and parking, the state of private networks and the municipality (Luxembourg City is generally 10 to 20% more expensive). Benchmarks by item: bathroom €8,000 to €45,000, kitchen €10,000 to €50,000, floors per our flooring comparison.
Renovating a studio or small flat in Luxembourg
A studio or small flat (20 to 50 m²) costs 15 to 25% more per m² than an 80 to 100 m² flat: fixed site costs, the bathroom and the kitchen weigh on a small area.
| Level | Cost per m² | 25 m² studio | 40 m² flat |
|---|---|---|---|
| Refresh | €300 – 950 | €7,500 – 23,750 | €12,000 – 38,000 |
| Partial | €850 – 1,550 per treated m² | 10 m² treated: €8,500 – 15,500 | 15 m² treated: €12,750 – 23,250 |
| Full | €1,400 – 2,250 | €35,000 – 56,250 | €56,000 – 90,000 |
Rented studio: the renovation is still invoiced at 3% if the tenant has their main residence there, and the Klimabonus does not require the owner to live there. A valid energy performance certificate must be handed to every new tenant and the energy class shown in the advert. Splitting a flat into two studios for rent, however, creates a dwelling: it is invoiced at 17% and needs a permit.
What can you do alone, and what goes to the general meeting?
Inside your private unit you are free, within the co-ownership rules. As soon as works done at your expense affect the common parts or the building’s exterior, you need the general meeting’s authorisation, voted by a majority of all co-owners’ votes (amended law of 16 May 1975, article 16 b).
| Works | Who decides | Majority |
|---|---|---|
| Painting, floors, kitchen, bathroom on private networks, non-load-bearing partitions | You alone | — |
| Windows, shutters, blinds visible from outside | General meeting if the rules class them as common parts or if the appearance changes | Votes of all co-owners (art. 16 b) |
| Air-conditioning or heat pump outdoor unit, facade solar panel, charger on a shared space | General meeting | Votes of all co-owners (art. 16 b) |
| Risers, ducts, load-bearing walls | General meeting | Votes of all co-owners (art. 16 b) |
| Energy renovation of common parts, renewable energy production or storage | General meeting | Votes of all co-owners (art. 16 e to g, since 1 October 2022) |
| Other conversions, additions or improvements | General meeting | 3/4 of the votes (art. 17 c) |
Works on common parts carried out without authorisation expose you to reinstatement at your own cost. Have the managing agent put the project on the agenda, with quotes, and allow for the wait until the next meeting in your schedule. The procedure is detailed in our guide to co-ownership renovation.
Insulation, windows, heating: what depends on the building
In a flat, insulating the facade and roof and replacing windows collectively are building matters: the energy performance certificate is issued for the whole building (a per-unit EPC only exists as a supplement), and the co-ownership’s Klimabonus applications use dedicated forms (COLL-2026 and PROC-2026).
- Energy advice for a building: €2,000 + €60 per dwelling beyond two, at most €3,000 (€2,500 + €75, at most €3,750 if the approval in principle is requested before 30 June 2027)
- Air-to-water heat pump in a building: €8,000 per dwelling (€10,000 if ordered before 30 June 2027); set-ups detailed on our heat pump in a co-ownership page
- MVHR: subsidised area limited to 80 m² per flat
- Works fund: mandatory since 1 August 2023, with a higher minimum contribution when the building’s energy class is poor (roughly €3 to €6/m² depending on the class, amounts to be confirmed with the managing agent)
A project limited to your unit (interior wall insulation, windows authorised by the meeting) may follow other rules: call Klima-Agence (8002 11 90, free advice) before concluding it is not supported. For air conditioning, see our air conditioning in a co-ownership page.
3% VAT: the support that applies to all your private works
3% VAT applies to all eligible private works in your flat, without going through the co-ownership, if the home is at least 10 years old when works start and is your or your tenant’s main residence. The benefit is capped at €50,000 per dwelling over its lifetime; the remaining balance can be checked on MyGuichet.lu.
| Works excl. VAT | VAT at 17% | VAT at 3% | Saving |
|---|---|---|---|
| €30,000 | €5,100 | €900 | €4,200 |
| €60,000 | €10,200 | €1,800 | €8,400 |
| €100,000 | €17,000 | €3,000 | €14,000 |
For any quote of at least €3,000 excluding VAT, the company requests approval from the AED before the works and you countersign; below that, you apply for a refund (invoices over €1,250 excl. VAT each, at least €3,000 excl. VAT in total over a period of at least 6 months). Note: a fitted kitchen (units) stays at 17%; only fitting, plumbing, electrical and tiling work goes to 3%. Details: 3% VAT page.
Works in a building: noise, rubble, leaks
Works in a flat are prepared with the managing agent and the neighbours: hours set by the co-ownership rules and the municipal police regulation, protection of common areas and the lift, rubble removal, and two risks specific to buildings, impact noise and leaks into the flat below.
- Acoustics: an underlay beneath the new floor covering (€15 to €40/m²) limits impact noise; check whether the co-ownership rules require a minimum performance
- Wet rooms: waterproofing under tiles is invisible but decisive; ask for the company’s insurance certificate
- Water cuts and risers: to be organised by the managing agent, with notice to neighbours
- Rubble: a skip on the public road needs the municipality’s consent; see skip hire
Which steps and what timeline for renovating a flat?
A full flat renovation takes 2 to 5 months on site, preceded by 2 to 4 months of preparation, especially if the general meeting has to vote; a refresh takes 2 to 6 weeks, a kitchen or bathroom 3 to 8 weeks. The full path, from quotes to handover, is set out in our guide to the steps of a renovation in Luxembourg.
| Step | Indicative time |
|---|---|
| 1. Reread the co-ownership rules, inform the managing agent | 1 week |
| 2. Request at least 3 quotes on the same scope | 2 to 4 weeks |
| 3. Get the general meeting’s vote if common parts are affected | Until the next meeting |
| 4. 3% VAT approval requested by the company | Before the works |
| 5. Works | 2 to 6 weeks (refresh) to 2 to 5 months (full) |
| 6. Written handover with a list of snags | End of works |
To compare quotes and vet companies, follow our guide to choosing a renovation company; for an overview of steps, budget and grants, our guide to home renovation in Luxembourg.
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Frequently asked questions about renovating a flat
Can you replace your flat’s windows without the co-ownership’s consent?
Usually not. Windows are part of the building’s exterior and are often classed as common parts by the co-ownership rules; replacing them at your own cost then requires the general meeting’s authorisation, voted by a majority of all co-owners’ votes. The rules may allow like-for-like replacement: check with the managing agent before ordering.
Can a co-owner get the Klimabonus for their flat?
For insulating the facade or roof or a collective window replacement, the application goes through the co-ownership, with dedicated forms and an energy performance certificate issued for the whole building. For a project limited to your unit, the rules depend on the measure: call Klima-Agence on 8002 11 90 before signing a quote, the advice is free.
How much does it cost to renovate a studio in Luxembourg?
For a 25 m² studio, allow €7,500 to €23,750 excl. VAT for a refresh and €35,000 to €56,250 excl. VAT for a full renovation; a partial renovation costs €850 to €1,550 per treated m². The cost per m² is 15 to 25% higher than in a large flat, because fixed costs, the kitchen and the bathroom weigh on a small area.
Who pays for the risers when a bathroom is renovated?
Risers are in principle common parts: replacing them is decided by the general meeting and shared between co-owners according to the rules. The connection from the riser to your fittings is generally your cost. Have the managing agent confirm where the boundary lies before requesting plumbing quotes.
Do you need a new energy performance certificate after renovating your flat?
Not for interior works: in a flat, the energy performance certificate is issued for the whole building and remains valid for 10 years. It must, however, be handed to the buyer or new tenant, and the energy class must appear in every sale or rental advert.
Can you turn a large flat into two studios?
It is possible, but it is no longer a renovation: dividing a dwelling creates a new one. You need a permit from the municipality, the co-ownership’s consent depending on the rules, and VAT is 17% if the studios are intended for rent, because creating a rental dwelling has been excluded from the 3% rate since 2015.
Do you need to tell the managing agent before works in your flat?
Yes, even for private works: the managing agent confirms what the co-ownership rules class as common parts, organises water cuts and lift protection, and puts works that need a vote on the general meeting’s agenda. Tell them before signing the quotes, so that a scheduled job is not blocked.