How much does renovation cost per m² in Luxembourg in 2026?
By Yacine Sahnoune, founder of renov.lu
In Luxembourg, renovation costs, excluding VAT, €250 to €750/m² for a refresh (painting, flooring), €750 to €1,250 per treated m² for a partial renovation (kitchen, bathroom, electrics) and €1,150 to €2,500/m² for a full renovation (renov.lu survey, September 2026). For a 150 m² house, a full renovation therefore comes to roughly €172,500 to €375,000 excluding VAT, before grants and contingencies.
- Refresh (painting, floors, lighting): €250 to €750/m²
- Partial renovation (kitchen, bathroom, electrics, windows): €750 to €1,250/m² of area treated
- Full renovation (all trades, services, energy): €1,150 to €2,500/m²
- Major rehabilitation (structure, very run-down property): from €1,800/m²
- Contingency: 10% for a recent property, 20 to 30% for a house built before 1980
- VAT: 3% instead of 17% on a main residence at least 10 years old, benefit capped at €50,000 per dwelling
Turn the price range into a quote
Describe your home and your works: businesses established in Luxembourg send you quotes detailed item by item, to compare with the ranges on this page.
Renovation cost per m² by level of works
The cost per m² depends first on the level of renovation: from €250/m² to redo paint and floors up to €2,500/m² for a high-end full renovation. The amounts below include supply and fitting, exclude VAT and reflect the Luxembourg market in 2026; they refer to the living area, except for partial renovation, which is calculated on the area actually treated.
| Level | Cost per m² (excl. VAT) | What it includes | 70 m² flat | 150 m² house | Duration |
|---|---|---|---|---|---|
| Refresh | €250 – 750/m² | Painting, floors, lighting, interior doors; services and structure kept | €17,500 – 52,500 | €37,500 – 112,500 | 1 to 3 weeks |
| Partial renovation | €750 – 1,250/m² treated | Kitchen and/or bathroom, partial rewiring, windows or heating; load-bearing walls untouched | 30 m² treated: €22,500 – 37,500 | 60 m² treated: €45,000 – 75,000 | 2 to 8 weeks |
| Full renovation | €1,150 – 2,500/m² | All trades: new electrics and plumbing, partitions, insulation, heating, windows and doors, kitchen, bathrooms, finishes | €80,500 – 175,000 | €172,500 – 375,000 | 3 to 6 months |
| Major rehabilitation | €1,800 – 2,500/m² and more | Structural repairs, roof, very run-down property or former farmhouse | €126,000 – 175,000 and more | €270,000 – 375,000 and more | 6 months or more |
The ranges overlap because the quality of finishes matters as much as the scope of works: a full renovation with standard finishes sits around €1,150 to €1,400/m², while the same project with solid parquet, a bespoke kitchen and home automation approaches €2,000 to €2,500/m².
Renov.lu survey of businesses established in Luxembourg, September 2026. The STATEC construction price index rose by 2.6% year on year in April 2026 (roofing +3.3%); the ranges will be re-indexed after the publication of 14 January 2027. Only a quote issued after a site visit binds the contractor.
House or flat: what changes per m²
For the same level of works, a house costs more than a flat because it adds the building envelope to the interior: roof, façades, windows and heating are yours to pay. In a flat, these items belong to the co-ownership and are voted at the general meeting; a full renovation of the private interior usually costs €1,200 to €1,800/m².
| Flat | House | |
|---|---|---|
| Items you pay for | Private interior; façade, roof and shared heating voted by the co-ownership | Everything, including roof, façades, windows and heating |
| Full renovation | Usually €1,200 – 1,800/m² | Top of the €1,150 – 2,500/m² range once the envelope is included |
| Small areas | Studio: higher cost per m² (kitchen and bathroom concentrated on few m²) | Economies of scale above 150 m² |
| Site constraints | Working hours, lift, protection of common parts | Skip, scaffolding, street access |
Guides by property type: renovating a flat, renovating a house and, in a building, works in a co-ownership.
Benchmarks by room and item
To price one room or item rather than a whole home, add up the items you are actually redoing: painting €15 – 50/m², fitted floors €30 – 160/m², rewiring €100 – 180/m², excluding VAT. The item-by-item breakdown, the budget for a bedroom or living room and the order of works are on our page interior renovation cost, room by room; bathrooms (€8,000 – 45,000) and kitchens (€10,000 – 50,000) have their own pages: bathroom renovation cost and kitchen renovation cost. All other trades are in the index of works prices by trade, and insulation, windows and heating on the energy renovation cost page.
Estimating your renovation budget in 5 steps
A reliable budget is more than « area × cost per m² »: it is built room by room and then checked against quotes. The method project managers use comes down to five steps.
Write down the scope, room by room
For each room: walls (demolition, partitions), floors, ceilings, fittings (sockets, radiators, taps), doors and windows. This list becomes the brief you give contractors: without it, quotes cannot be compared.
Measure what will actually be treated
Floor area for coverings, wall areas (perimeter × height, minus openings) for painting, number of water points and electrical circuits. Accurate measurements avoid the safety margins built into quotes.
Apply the right level to each area
A house is rarely renovated to the same level throughout: bathroom and kitchen as a partial renovation, bedrooms as a refresh. Gross budget = sum of each area × the cost per m² of its level, plus 10 to 20% in Luxembourg City.
Add ancillary costs and the margin
Rubble removal, fees, temporary housing if needed, then the contingency margin based on the age of the property (next sections).
Check with three quotes, then deduct grants
Three quotes on the same brief, labour and supplies separated, VAT rate stated. Only deduct 3% VAT and the Klimabonus once eligibility is confirmed: build the budget without grants first.
What drives the cost per m²
For the same floor area, six factors explain most of the gap between two quotes or two homes.
| Factor | Effect on the budget |
|---|---|
| Age and condition | Before 1980: services to redo, damp, possible asbestos; preparatory works account for 15 to 30% of the budget |
| Location | Luxembourg City: 10 to 20% more expensive than municipalities in the north and south (parking, deliveries, access) |
| Quality of materials | Finishes can double in price: tiles at €15/m² or stone at €80 – 150/m² |
| Site access | Upper floor with no lift, narrow street, no room for a skip: +5 to 15% |
| Area treated | Below 50 m², fixed costs (site set-up, travel, protection) push up the cost per m² |
| Organisation | General contractor: 10 to 15% coordination margin, but a single party responsible for scheduling and defects |
Costs people forget in a renovation budget
Most overruns come not from the planned works but from items missing from the estimate. The eight to include from the start:
- Asbestos: a survey before demolishing anything in an older house; a one-off removal costs €1,000 to €4,000, far more for a whole roof or floor (asbestos: survey and prices).
- Unplanned electrical upgrade: €5,500 to €12,000 for a house, often required once walls are opened.
- Damp: €3,000 to €5,000 to treat rising damp, over €10,000 if the façade or roof has to be redone.
- Floor levelling: €15 to €30/m² under new tiles or parquet, i.e. €1,500 to €3,000 for 100 m².
- Rubble: a skip costs €250 to €800 and more, with a road-use permit from the municipality if it stands on the street (skip hire).
- Fees: architect 8 to 15% of the cost of works, invoiced at 17% VAT; plans and file if a building permit is needed.
- Temporary housing during a full renovation: €2,000 to €3,000 a month.
- End of works: cleaning (€300 to €800) and forgotten small finishes (€1,500 to €4,000 on a large project).
How much contingency to allow?
Budget a contingency line in proportion to the age of the property: 10% for a refresh in a recent home, up to 25 to 30% for rehabilitating a pre-1960 building. This reserve covers what the works uncover, never improvements added along the way.
| Project | Margin | Why |
|---|---|---|
| Refresh, property built after 1995 | 10% | Surface works, few surprises |
| Partial renovation, property from 1980 to 1995 | 15% | Electrics and plumbing to check, asbestos possible |
| Full renovation, property from 1960 to 1980 | 20% | Asbestos likely, damp, original services |
| Rehabilitation of a pre-1960 property | 25 – 30% | Structure and foundations to uncover, possible lead pipes |
Two budgets worked out per m²
70 m² flat built in 1995 in Esch-sur-Alzette, refresh before moving in:
| Item | Excl. VAT |
|---|---|
| Painting walls and ceilings (about 230 m² of surfaces) | €4,500 – 8,000 |
| Laminate or vinyl floors, 55 m², levelling included | €4,000 – 6,500 |
| Interior doors (5) and skirting | €2,500 – 4,500 |
| Electrics: sockets, switches, light fittings | €1,500 – 3,500 |
| Shower room refreshed (sanitary ware, partial tiling) | €5,000 – 8,000 |
| Total | €17,500 – 30,500, i.e. €250 to €435/m² |
A home over 10 years old used as a main residence: 3% VAT adds €525 to €915, against €2,975 to €5,185 at 17%. With a 10% margin, plan for about €19,800 to €34,600 including VAT.
150 m² house built in 1975, full renovation (oil boiler replaced by a heat pump):
| Item | Excl. VAT |
|---|---|
| Demolition, removal, one-off asbestos removal | €10,000 – 15,000 |
| Partitions and plastering | €10,000 – 20,000 |
| Full rewiring (€100 to €180/m²) | €15,000 – 27,000 |
| Plumbing and water supply | €10,000 – 20,000 |
| Air-to-water heat pump installed | €12,000 – 24,000 |
| 12 triple-glazed windows | €9,000 – 18,000 |
| Roof insulation (about 110 m²) | €9,000 – 18,000 |
| External wall insulation (about 160 m²) | €24,000 – 48,000 |
| Kitchen | €15,000 – 30,000 |
| Bathroom and shower room | €23,000 – 39,000 |
| Floors and painting | €20,500 – 32,000 |
| Architect and coordination | €15,000 – 24,000 |
| Total | €172,500 – 315,000, i.e. €1,150 to €2,100/m² |
With 20% contingency, plan for €207,000 to €378,000 excluding VAT. Grants to deduct once confirmed: 3% VAT on eligible items (excluding the fitted kitchen and fees, a saving of about €20,000 to €36,500 compared with 17%); a Klimabonus of €12,000 for the heat pump ordered before 30 June 2027, +€1,500 if the oil tank is removed; the flat-rate insulation and window grants, calculated per m² with an energy advisor, who is compulsory as soon as the renovation covers more than one element.
VAT, permits and grants: what changes the budget
VAT. In a main residence at least 10 years old, most items are invoiced at 3% instead of 17%, up to €50,000 of benefit per dwelling; the fitted kitchen, fees and outdoor works stay at 17%. Conditions and form: 3% VAT on renovation.
Permits. Interior renovation that does not touch the structure is generally exempt from formalities; façade, roof, new openings, extensions and demolition require a declaration or a building permit depending on your municipality’s building regulations: building permits and works declarations. The sequence of formalities (permit, Klimabonus approval in principle, VAT approval) is summarised in our guide to renovating your home in Luxembourg.
Energy grants. Insulation, windows, ventilation and heat pumps qualify for the Klimabonus, paid as flat amounts: windows €70/m², or €80/m² if the approval in principle is requested before 30 June 2027. For insulation, windows and MVHR, the approval in principle is required before the works: Klimabonus grants.
From estimate to quote
Once your budget is worked out, test it against real offers: describe your project on our renovation quote page. Businesses established in Luxembourg, with a verified business permit, reply with comparable quotes, free of charge and without obligation. For a first online estimate, the renovation simulator calculates a range for your home. For the rest of the project, from quotes to handover, follow our guide to home renovation in Luxembourg.
Frequently asked questions about renovation cost per m²
How much does a full renovation of a 150 m² house cost in Luxembourg?
Between €172,500 and €375,000 excluding VAT, i.e. €1,150 to €2,500/m² depending on the condition of the house and the quality of finishes. For a 1970s house, add 20% for contingencies. 3% VAT and the Klimabonus then reduce the bill on eligible items.
What budget should I plan to renovate a 70 m² flat?
About €17,500 to €52,500 excluding VAT for a refresh (painting, floors, lighting) and €80,500 to €175,000 for a full renovation (€1,150 to €2,500/m², see the table), most often €84,000 to €126,000 for the private interior alone (€1,200 to €1,800/m²). Façade, roof and shared heating are the co-ownership’s responsibility.
Renovate or demolish and rebuild: at what cost per m² should I ask the question?
When the quote for a major rehabilitation approaches €2,500/m². A new build generally costs €2,500 to €4,000/m² excluding land and VAT, plus demolition, and requires a building permit and compliance with new-build energy requirements. Renovation often remains cheaper when the structure is sound.
How long does it take from estimate to start of works?
Allow 6 months for a partial renovation and 12 months for a full one: one to two months for the brief and quotes, the municipality’s time if a permit is needed (with no reply after 3 months, the application may be considered refused), the VAT and Klimabonus procedures, then contractor availability, often booked 3 to 6 months ahead.
Will renovation prices keep rising?
The increase has slowed: the STATEC construction price index rose by 2.6% year on year in April 2026, including 3.3% for roofing and 1.3% for technical installations. The next publication is due on 14 January 2027; renov.lu re-indexes its ranges at each publication.
Is there a subsidised loan to finance a renovation?
For energy works, the Klimaprêt: the State pays 1.5% interest a year on a bank loan of up to €100,000 over up to 15 years, capped at 10% of the capital, with no income condition, once the Klimabonus has been granted. The rest of a renovation is financed with a home improvement loan or a works envelope in the mortgage.
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