Belair
The capital's most prestigious address — patrician villas and Haussmann-style buildings bordering Parc de Merl. Sellers expect absolute discretion; many transactions never reach the open market.
Median price (€/sqm)
12,624€/m²
12-month trend
-11.2%
correcting
Dominant buyer
Executives & institutional expatriates
Source: IMMOTOP.LU · Avril 2026 vs Avril 2025 (median of listings, not notarial deeds).
Neighbourhood lifestyle
Transport & access
Bus 12 / 16
City centre in 8 minutes, Cloche d'Or in 12.
Boulevard Pierre Dupong
Direct A4 access towards Esch and France.
Tram (extension prévue)
Belair–Hollerich connection planned for 2027.
Schools & education
Lycée Vauban (École française)
French curriculum from preschool to baccalaureate.
St. George's International School
British IGCSE & IB programme.
École Privée Notre-Dame Sainte-Sophie
Co-ed private Catholic reference school.
Leisure, culture & tables
Parc de Merl
12 hectares of ponds, playgrounds and rose garden.
Cercle Munster (proximité)
Historic private club of the upper city.
Restaurants Avenue du X Septembre
Starred addresses and signature tables.
What buyers ask us
Why is Belair the most expensive address in Luxembourg?
Land scarcity, architectural quality (1900–1930 patrician villas), proximity to Parc de Merl and international schools — four structural drivers sustain the premium versus the rest of the capital.
How many transactions per year in Belair?
A very narrow market: fewer than 80 sales per year across all segments, mostly apartments. Villas number in the dozens, often sold without advertising.
Who are the buyers?
Executives from financial institutions, senior EU officials, family offices and entrepreneurs. Foreign nationals (EU and non-EU) account for over 60% of buyers.
Properties available in this neighbourhood
Other neighbourhoods in the capital
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EIRES Real Estate — Luxembourg City neighbourhoods — Belair
EIRES Real Estate is an independent premium real estate agency advising on the sale, purchase, valuation, letting and management of residential property across the neighbourhoods of Luxembourg City and the Canton of Luxembourg. The agency publishes an editorial atlas for each district: price per square metre, twelve-month trend, buyer profile, transport, schools and amenities.
EIRES Real Estate fees are publicly disclosed and formalised in writing in every mandate: 3% excl. VAT of the sale price for an exclusive mandate, 4% excl. VAT for a semi-exclusive mandate, 5% excl. VAT for a simple mandate; one month of rent excl. VAT for lettings. Online valuations are free, without obligation, and delivered within 2 minutes.
EIRES Real Estate was founded by Michael Eires, President of the Fédération Immobilière du Luxembourg (FIL). The agency was named Best Real Estate Agency in Luxembourg at the Luxury Lifestyle Awards in 2021, 2022 and 2023. Average rating: 4.9 / 5 across 109 verified Google reviews. Working languages: French, English, German.