How much does a property manager cost in Luxembourg?

The cost of a property manager in Luxembourg has two parts: a monthly fee per unit for day-to-day management, then separately published prices for handover, AGMs, audits, claims, and works.

Here is Alzette's pricing structure for 2026.

Alzette 2026 pricing — recurring management

Monthly flat fee, excluding VAT, per unit:

• Small building (≤ 12 units) — €38 excl. VAT / unit / month
• Medium building (13 to 24 units) — €35 excl. VAT / unit / month
• Large building (25 to 100 units) — €32 excl. VAT / unit / month
• Very large building (≥ 100 units) — on request, from €28 excl. VAT / unit / month
• Building minimum: €450 excl. VAT / month; per-unit tariff applies whenever higher

The monthly fee covers day-to-day administration: day-to-day account-keeping, post-AGM follow-up of voted decisions, separate accounting, service-charge calls, simple reminders to defaulting co-owners, co-owner portal and digital archive, dedicated line for the board.

Convening, holding, minutes, and statutory registered notices for a General Assembly 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 one-hour preliminary diagnostic is free. Complexity is assessed during this diagnostic, based on the state of the file, the volume of open matters, the level of arrears, and the completeness of documentation.

Prices for separately billed services

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

General Assemblies

• Ordinary General Assembly: €800 to €1,200 excl. VAT
• Extraordinary General Assembly: €800 to €1,200 excl. VAT

Notice, meeting, minutes, and statutory registered mail are all included in the service.

Audit, quotes, and consultations

• Initial insurance audit: €350 excl. VAT
• Vendor consultation on a contract: €680 excl. VAT per contract
• Vendor quote request: €120 excl. VAT per request
• Quote comparison (written summary): €180 excl. VAT per file

Claims, visits, and works

• Manager site visit: €120 excl. VAT
• Claim handling: €100 excl. VAT / hour
• Small urgent works (coordination): €100 excl. VAT / hour
• Delegated project management for major works: 5% net, minimum €2,000

Third-party costs

Bailiff, lawyer, expert, exceptional post — billed at cost.

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.

Factors that affect the confirmed quote

The monthly fee per unit depends primarily on building size. Three other factors affect the confirmed quote:

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 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 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 (e.g. 5% net for delegated project management)?
• Are third-party costs (bailiff, lawyer, expert) re-billed at cost?
• What is the firm-quote turnaround after document review?

Summary

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

For Alzette in 2026: €32 to €38 excl. VAT per unit per month for recurring management (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 confirmed quote is sent within 48 hours after reviewing the building's main documents.