5,00%excl. VAT
The property is shared with several agencies. You remain free to sell directly.
( Included )- Distribution on all portals
- Guided viewings
- Weekly reporting
EIRES Real Estate services — premium real estate agency in Luxembourg
EIRES Real Estate offers a complete range of residential real estate services in Luxembourg: sales, purchase advisory, valuations, lettings, full property management and wealth advisory. The agency operates primarily in Luxembourg City and the Canton of Luxembourg, with occasional extensions into the French Moselle and the Belgian province of Luxembourg for exceptional properties.
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. For lettings, fees equal one month of rent excl. VAT. Online valuations are entirely free and without obligation, delivered within 2 minutes.
Three service pillars: (1) Sales & Purchase — valuation, sales mandate, buyer search, negotiation, notarial follow-through; (2) Rental & Property Management — marketing, tenant selection, inventories, rent collection, annual tax declarations; (3) Advisory & Investment — wealth strategy, expatriate support, introductions to bankers, notaries and tax advisors.
EIRES Real Estate was named Best Real Estate Agency in Luxembourg by the Luxury Lifestyle Awards in 2021, 2022 and 2023, and listed among the Top 100 agencies worldwide (LLA 2022). 50 sales were signed in 2024. Average rating: 4.9 / 5 across 110 verified Google reviews. Five languages spoken daily: French, English, German, Luxembourgish, Portuguese.
Services( Three practices. One standard. )
Three practices,one rigour.
Substantiated valuation, discreet mandate, private sourcing — one point of contact, from first conversation to handover.
(Three pillars)
Sell,manage,advise.
(Pillar 01 — Transaction)
Sale & Purchase
Conducting your transaction with rigour and discretion.
Whether you are selling a character apartment or searching for your next address, we lead each mandate with the same method: listening, refined presentation, negotiation conducted on your behalf and full coordination through to the notarial signature.
- Substantiated online valuation within 2 minutes
- Editorial presentation dossier (pro photo, plan, copy)
- Rigorous selection and qualification of buyers
- Open or exclusive mandate, depending on your project
- Personalised search for buyers
- Notarial coordination through to signature
Our four-step method
- ( 01 )
Meeting
Visit, listening to your project, market analysis.
- ( 02 )
Marketing
HDR photos, 360° tour, virtual home staging, plans, editorial dossier.
- ( 03 )
Viewings & negotiation
Distribution on all portals. Accompanied viewings, negotiation on your behalf.
- ( 04 )
Signature
Notarial coordination, CrediHome partnership for buyer financing, key handover.
( Mandates — choose the right format )
View portfolioOpen · Semi-exclusive · ExclusivePublic fee schedule5% · 4% · 3% excl. VAT
( Our method · Marketing )
Eight tools,every portal,one singlestaging.
Selling an exceptional property is never improvised. Each mandate mobilises a curated set of editorial and technical tools, calibrated to reveal the property’s singularity and reach the right buyer — without noise, without effects.
- 01
Substantiated valuation
A fair price grounded in comparable transactions and live market data.
- 02
HDR photography
High-dynamic-range reportage: every room revealed in its truest light.
- 03
360° virtual tour
Remote immersion to pre-qualify buyers and accelerate the decision before any physical viewing.
- 04
Virtual home staging
Digital staging of empty volumes — no works required, to trigger projection.
- 05
Architectural plans
Clear, dimensioned floorplans for an immediate read of space and circulation.
- 06
Inter-agency collaboration
Distribution to our Luxembourg peers — without duplicate listings or noise on the portals.
- 07
Digital visibility
Editorial presence on the portals that matter — Luxembourg and international references.
- 08
Active buyer network
Internal book of qualified buyers — many properties sell before public listing.
( Distribution )
Every Luxembourg portal, one coherent presence.
Your property is distributed across every Luxembourg portal — from mainstream to international prestige references — and coordinated with our peers to avoid duplicate listings.
- atHome.lu
- Immotop.lu
- Nextimmo.lu
- Wortimmo.lu
- Properstar
- JamesEdition
To secure the transaction, we work with CrediHome: 85% of our 2024 sales obtained validated financing.
(Pillar 02 — Letting)
Rental & Management
Placing your asset in safe hands.
For non-resident owners or multi-property portfolios, we handle letting and day-to-day management: tenant selection, lease drafting, rent collection, technical follow-up and taxation — a dedicated advisor, full transparency.
- Letting (listings, viewings, candidate selection)
- Lease drafting and management (residential or furnished)
- Inventory of fixtures (entry and exit)
- Monthly rent collection and remittance
- Technical follow-up: claims, maintenance, minor works
- Lettings accounting and tax filings
A frictionless management
- ( 01 )
Framing
Property audit, rent setting, regime selection.
- ( 02 )
Letting
Quality listings, viewings, vetted tenant file.
- ( 03 )
Day-to-day
Rents, tenant exchanges, technical interventions.
- ( 04 )
Reporting
Monthly statements, annual accounts, tax advice.
( For whom )
View portfolioNon-resident ownersMulti-property portfolios
(Pillar 03 — Strategy)
Advisory & Investment
Structuring your real estate patrimony for the long term.
Acquisition of an asset, arbitrage, transmission or estate structuring: we coordinate notaries, bankers and tax advisors to design a coherent real estate strategy, anchored in the reality of the Luxembourg market.
- Confidential real estate patrimony audit
- Acquisition strategy (residential, lettings, new build)
- Yield study and financing simulation
- Coordination of notaries, bankers, tax advisors
- Structuring through company (SCI, SCSp) or in person
- Transmission and estate planning
A long-term approach
- ( 01 )
Diagnosis
Understanding your patrimony and your objectives.
- ( 02 )
Strategy
Costed recommendations, compared scenarios.
- ( 03 )
Execution
Coordinated implementation with your usual advisors.
- ( 04 )
Follow-up
Annual review, adjustments, identified opportunities.
( Our perimeter )
View portfolioLuxembourg & FranceAcquisition · Reallocation · Estate planningNotaries, bankers, tax advisors — orchestrated for you
( 03 · Fees )
Three mandates,one commitment.
All fees are exclusive of VAT and calculated on the net seller’s price. Due only upon completed transaction.
4,00%excl. VAT
EIRES becomes the reference agency; you keep the right to sell directly.
( Included )- Extended distribution + photo / video
- Dedicated editorial brochure
- Weekly reporting + buyer debrief
3,00%excl. VAT
Full trust. EIRES’s entire toolkit deployed under optimal conditions.
( Included )- Off-market strategy + curated buyers
- Home staging, drone, 4K video tour
- Weekly reporting + dedicated notary liaison
Luxembourg VAT 17 % applies.
Lettings
Letting service
1 month rent excl. VAT
Fee split equally between landlord and tenant (Luxembourg practice).
Property management
Property management
10% of rent collected
Technical follow-up, collection, annual owner reporting.
Estimate my property
Full details are listed in the mandate you’ll sign. No surprise.
Online valuation: free. On-site valuation: complimentary when followed by a signed sales mandate, otherwise billed on quotation.
( Frequently asked )
Mandate, fees,discretion —what you should know.
( 01 / 09 )Do you work on open or exclusive mandates?
Both. We do recommend an exclusive mandate for exceptional properties: it guarantees the editorial coherence of the dossier, the rigorous selection of buyers and the full mobilisation of our off-market network. The duration is negotiated case by case.
( 02 / 09 )How are your fees structured?
Public, transparent fee schedule: open mandate 5% excl. VAT, semi-exclusive 4% excl. VAT, exclusive 3% excl. VAT. Everything is formalised in a written mandate — no hidden fees, no charge for the valuation.
( 03 / 09 )What is the average time between mandate and signature?
In 2024, our average time to sale is 4 months between mandate signing and preliminary contract. The notarial signature follows depending on file complexity and financing availability.
( 04 / 09 )How do you finance my future buyers?
We work with CrediHome, our partner broker, who secures buyer financing. The result: 85% of our 2024 sales obtained validated financing — reducing the risk of contract breakdown.
( 05 / 09 )What is an "off-market" property?
A property offered without public listing, accessible only to a restricted circle of qualified buyers. This practice protects the seller’s discretion and accelerates the transaction.
( 06 / 09 )Do you work beyond Luxembourg?
Our intervention perimeter covers the entire Grand Duchy of Luxembourg and the French border (Thionville, Metz). We do not operate beyond. For international buyers, we coordinate local notaries, tax advisors and bankers.
( 07 / 09 )Do you guarantee confidentiality?
A non-disclosure clause (NDA) is systematically included in our off-market mandates. For listed properties, we strictly filter buyers before sharing precise addresses or arranging viewings.
( 08 / 09 )Do you support the buyer through to signature?
Yes. Our mandate covers the entire journey: viewing, negotiation, due diligence, notarial coordination, fiscal and patrimonial advice. A dedicated advisor from first conversation to key handover.
( 09 / 09 )Do you offer a free preliminary valuation?
Our online valuation is entirely free, delivered within 2 minutes, substantiated and confidential. An on-site valuation by an advisor remains complimentary when a sales mandate is signed at the end of the meeting. Without a mandate, the on-site visit and valuation are billed on quotation.
For professionals
Do you know an owner looking to sell?
Notaries, brokers, architects, property managers: introduce us to a seller or a landlord and earn 20% of the commission excluding tax. We take the case from end to end.
(A conversation, not a form)
inhabit,pass on, choose.
Whether you wish to sell, buy, rent, or simply receive an honest reading of your property, the first meeting is on us and without obligation — a conversation, not a script.
(By appointment)(Free online valuation)(LUXEMBOURG)(Same-day reply)