How much does a property manager cost in Luxembourg?

The cost of a property manager in Luxembourg has three parts: a monthly fee per main unit for day-to-day management and one ordinary annual AGM, a one-off takeover fee, and separately published prices for additional or extraordinary AGMs, audits, claims, and works.

Here is Alzette's pricing structure for 2026.

Alzette 2026 pricing — recurring management

Monthly flat fee, excluding VAT, per main unit:

• Small building (≤ 12 units) — €38 excl. VAT / main unit / month
• Medium building (13 to 24 units) — €35 excl. VAT / main unit / month
• Large building (25 to 100 units) — €32 excl. VAT / main unit / month
• Very large building (> 100 units) — on request, from €28 excl. VAT / main unit / month
• Secondary units (garage, parking space, cellar) — not billed when they belong to a co-owner who also owns a main unit in the building; otherwise €10 excl. VAT / secondary unit / month
• Building minimum: €450 excl. VAT / month on the total fee; per-unit tariff applies whenever higher

The monthly fee covers day-to-day administration: current-account keeping, documents and owners register, ordinary written exchanges, routine follow-up of existing contracts, administrative execution of AGM decisions, general and individual accounting, budget, accounts, service-charge calls, payments and treasury, two simple reminders per unpaid instalment, triage of simple incidents, routine administrative follow-up of approved contracts, maintenance and decided works, declaration of claims to the insurer and transmission of the available documents, co-owner portal and digital archive. Formal notices and debt-recovery follow-up are billed as management outside the monthly fee (€125 excl. VAT / hour); court proceedings are quoted separately.

One ordinary General Assembly each year is included: normal preparation, notice, usual documents, a meeting with one staff member of up to 2 hours, and minutes. Meeting time beyond that duration and extraordinary AGMs follow the public schedule.

Takeover fees

Taking over a new building is charged once, with the price based on the complexity of the file:

• Simple takeover: €1,200 excl. VAT
• Medium takeover: €1,600 excl. VAT
• Complex takeover: €2,200 excl. VAT

The takeover fee is invoiced in full on the mandate's effective date. The takeover level (simple, medium or complex) is stated in the written proposal based on your answers, then confirmed after document review.

Prices for separately billed services

Every service outside day-to-day management has a published price.

General Assemblies

• Extraordinary General Assembly: €800 to €1,200 excl. VAT, amount confirmed by complexity and duration
• Meeting time beyond the included duration: €125 excl. VAT per started hour

Notice, meeting, and minutes are included in the extraordinary AGM service; third-party costs and disbursements are billed at actual cost plus 10%.

Audit, quotes, and consultations

• Initial insurance audit: €350 excl. VAT
• Competitive tender for a contract (consultation, collection and comparison of offers, written summary): €680 excl. VAT per contract, including that contract's quote requests and comparison
• Vendor quote request: €120 excl. VAT per request
• Quote comparison (written summary): €180 excl. VAT per file

Claims, visits, and works

• Administrative site visit: €150 excl. VAT, up to one hour
• Claim follow-up after the declaration (expert visits, chasing the insurer, repair coordination, indemnity follow-up): €125 excl. VAT / hour; the declaration itself is included in the monthly fee
• Urgent works and small urgent works (administrative coordination outside a works follow-up mission): €125 excl. VAT / hour
• Administrative works follow-up: 5% of the first €25,000, 4% from €25,000 to €100,000, 3% above; €750 excl. VAT minimum per project. Base: works amount excl. VAT, excluding architects', engineers', and experts' fees

Time outside the monthly fee

• Management outside the monthly fee (including formal notices and debt-recovery follow-up): €125 excl. VAT / hour, in 15-minute steps, 30-minute minimum
• Accepted exceptional intervention outside business hours: hourly rates +50% after 18:00 on working days, +100% on Saturdays, Sundays, and public holidays

Third-party costs and disbursements

Postage, bank charges, copies, bailiff, lawyer, expert… — billed at actual cost plus 10%.

Invoicing terms

• Monthly fee invoiced every month; additional services invoiced after completion or per the approved quote's schedule
• Invoices payable within 15 calendar days
• Late payment: interest at the Luxembourg legal rate plus 5 points, and a €40 fixed indemnity per invoice unpaid after 30 days
• The property manager may request a provision
• Fees indexed yearly on the mandate anniversary to the STATEC consumer price index (series A1, part C2)

The regulatory framework

Guichet.lu defines the activity of property administrator — co-ownership manager (syndic) as a management activity exercised on the basis of a mandate, on behalf of one or more owners. To carry out this activity professionally in Luxembourg, the manager must hold a business permit, meet certain integrity requirements, and notably hold specific professional liability insurance.

A property manager is therefore not a simple administrative intermediary. They take on a regulated mission with responsibilities, deadlines, follow-through obligations, and the capacity to represent the co-ownership in certain acts.

What changes the total cost

The monthly fee follows the grid above: the number of main units and, where applicable, billed secondary units. Three factors do change the total cost:

1. Technical complexity

A building without a lift, without complex parking, without a shared boiler and without major works does not require the same level of follow-up as a residence with technical equipment, recurring claims, multiple contracts, or significant works ahead.

2. The state of the file at takeover

A building with clean accounts, few arrears, up-to-date documents, and clear supplier contracts falls into the lower handover bracket (€1,200 excl. VAT). A building with incomplete records, accumulating arrears, and undocumented open matters belongs in the complex bracket (€2,200 excl. VAT).

3. Expected volume of additional services

A building with two AGMs a year, several claims, approved works, and regular supplier consultations will use more separately billed services than average. The published prices help estimate that cost before signing the mandate.

Note: the works fund is not the manager's fee

Since 1 August 2023, the works fund has been mandatory for co-ownerships of built buildings in Luxembourg. This fund is meant to build savings for future works: maintenance, repair, improvement, transformation, or renovation.

It must not be confused with the property manager's fee. The works fund is a co-ownership charge dedicated to future works. The fee remunerates the manager's mission.

When a co-ownership compares several offers, it should distinguish between:

• recurring management fees (monthly flat fee per main unit);
• handover fees, charged once;
• separately billed services;
• recurring building charges;
• contribution to the works fund;
• voted or expected works budget.

How to read a property manager offer

A clear offer presents three things:

1. A clear monthly flat fee, expressed per main unit per month excl. VAT, for day-to-day administration.
2. Takeover fees announced separately, before the mandate is signed.
3. Published prices for each one-off service: AGM, audit, quote, claim, works, and third-party costs.

Worth asking before choosing:

• Is the fee expressed per unit or per building?
• How many General Assemblies are included in the fee, and which are billed separately?
• Are takeover fees quoted before the signature?
• Do site visits, claims, and emergencies have published rates?
• Are works billed under specific terms, and under which progressive schedule?
• Are third-party costs (bailiff, lawyer, expert) re-billed at cost or with a mark-up, and which one?
• What is the firm-quote turnaround after document review?

Summary

The cost of a property manager in Luxembourg has three parts: monthly fee per main unit, handover fee, and additional services.

For Alzette in 2026: €32 to €38 excl. VAT per main unit per month for recurring management up to 100 units, on request from €28 excl. VAT above that (building minimum €450 excl. VAT / month; per-unit tariff applies whenever higher), €1,200 to €2,200 excl. VAT for handover depending on complexity, and published prices for additional services. The written proposal is sent by 18:00 on the next Luxembourg business day. A final quote may be confirmed after document review if needed.