Help
Frequently asked questions
This page explains how the site works. For advice on buying, selling or valuing a property in Luxembourg, see our guides instead.
Looking for a property
Is searching free?
Yes, entirely, and without an account. You can browse every listing, use every filter and contact an advertiser without ever signing up. We do not track your browsing and build no profile: the only cookie we set keeps you signed in if you hold an advertiser account.
What does the “market price check” mean?
It compares the listing's price per m² against a public reference for the same commune: the average price per m² of apartments sold, published by the Housing Observatory of the Ministry of Housing from notarised deeds. That reference is then adjusted for the property's energy rating — an A-rated home is inherently worth more than a G-rated one for the same surface — and we allow a 10% margin either side before calling a price above or below the market.
Be clear about its limits: the reference series covers apartments only — no equivalent is published for houses. The check therefore appears on apartments alone. A house, a commercial unit or a property whose type was not specified gets none, rather than a comparison computed from prices that do not apply to it. Even for an apartment, it is in no way a valuation of the property, and it replaces neither an expert opinion nor a negotiation.
Why do some listings show no market price check?
For two reasons. The Observatory only publishes prices for communes with at least ten transactions over the period; elsewhere we prefer to show “reference unavailable” rather than invent a figure. And we show no check on rentals: the only available series covers asking rents rather than agreed ones, dominated by small units, which would produce misleading comparisons for a normally sized home.
How does searching around a town work?
You pick a starting town from the border towns on offer and a maximum travel time in minutes, and we show only properties estimated to be reachable within that time. Note that this is an estimate, based on straight-line distance and an average speed, not a real road travel time — terrain, traffic and time of day are not factored in, so the real time may differ noticeably depending on the route. The filter only works from one of these border towns; it does not yet cover a purely internal journey within Luxembourg.
How do alerts work, and what happens to my email address?
You leave your email under the results, we send you a confirmation link, and the alert only becomes active once you click it — without that click you will never receive anything. Each morning you receive the newly published listings matching that search, and only those; on days with nothing new, no email is sent. The criteria are fixed at sign-up: to change them, unsubscribe and create a new alert. Every email carries an unsubscribe link that immediately and permanently deletes your address. An alert expires on its own after six months.
How are listings ranked?
With the default sort, “Relevance”, listings whose advertiser has paid for promotion (the “Boost” option, for a period they choose) come first while that option is active: they then carry the “Promoted” label. All other listings follow. Within each of these two groups, listings are ranked by a completeness score: up to 50 points for photos (10 points per photo, five photos at most) and up to 50 points for the description (the maximum is reached at 280 characters). This score judges neither the accuracy nor the appeal of a listing, only how complete it is. When scores are equal, the order is fixed but arbitrary, so that result pages stay stable.
If you choose another sort, promotion plays no part: “Price: low to high” and “Price: high to low” rank by price alone (life annuity sales, which have no comparable price, come last); “Best deals” ranks by market price check (below the market, within the range, above it, then no reference), then by the same completeness score. The “Promoted” label stays visible whatever the sort. The “Featured” selection on the home page shows the first listings of the default sort, separately for professionals and private sellers, so promoted listings appear there first. Your filters apply in the same way to every listing, promoted or not.
Listing a property
What does listing a property cost?
A private seller pays €49 incl. VAT for a listing published for 30 days, with no subscription. The Individual (multi-listing) plan, at €89 incl. VAT per month, keeps three listings online at once. The Professional plan, at €199 excl. VAT per month or €1,990 excl. VAT per year (VAT added on top, 17% in Luxembourg), does not cap the number of listings. The amounts and their tax treatment are set out on the Pricing page.
What are the three ways to list a property?
The manual form: you fill in every field yourself, with no automated step. Photos + AI: you upload your photos and a description is proposed from them — you review and correct it before publishing. Email: you send photos and a description to a dedicated address with your personal code in the subject line (without an account, a confirmation link is sent to you), and the listing is prepared as a draft. In all three cases, nothing is published without your approval.
Can I list a property by email?
Yes, in two ways. With your account: write to annonces@immoklar.eu from your account email address, with your personal deposit code in the subject line (you will find it on the listing page and in My account), and attach your photos (JPEG or PNG, 10 at most). Without a code or an account: write anyway, and you will receive an email with a link to confirm your address, which creates your account. In both cases the listing is first a draft to review: nothing is published without your approval. Each draft carries a reference (ANN-…) to quote when you contact us. Publication prices are on the Our pricing page.
What happens to my email after I send it?
Your message is read automatically (an AI extracts the listing details from it) and a draft appears in your account within about 5 minutes; an email with a link to review it is sent to you. Without an account, nothing is created until you click the confirmation link, which is valid for 24 hours: after that, the message and photos we received are deleted. Once the draft is created, the text and photos kept while waiting are deleted straight away. Please do not write sensitive data in your email (ID documents, bank details, health information): only what the listing needs is required.
Why do you need to verify my phone number?
Because it is what makes a fraudulent listing expensive to publish. An email address takes seconds to create; a reachable phone number, far less easily. Verification uses a six-digit code sent by SMS, once, and your number is never shown on your listings.
How long does my listing stay online?
A single paid listing stays published for 30 days. With a subscription, your listings stay online as long as the subscription is active, up to the number of listings your plan allows. You can unpublish a listing at any time from your account.
How can I tell a professional advertiser?
A professional advertiser (agency, developer, property manager) declares this status when creating their account, and their listings are marked “Professional”. With an active Pro subscription, their trade name and logo appear on their listings. immoKlar does not systematically verify this status: before committing, ask the agency for its business permit, as you would on any portal.
Does immoKlar take part in the transaction?
No. We connect people; we neither sell nor let any property, and we are not a party to the contract you enter into. We do not systematically check listing content: its accuracy is the advertiser’s responsibility. A listing that is plainly misleading or unlawful is taken down without notice.
Something wrong, or missing?
I found an error on the site, what should I do?
Tell us: describe what happened and, if possible, which page. We look at every report.
I'm missing a feature, how do I ask for it?
Use the same form: describe what would help you day to day. Every request is reviewed.