Building land becomes housing.

Every project starts with a plot. We check the hard facts first: classification in the commune’s PAG, any existing or required PAP procedure, shape, topography, servicing, access, neighbouring buildings and the charges entered in the land register.

Then comes the market side: which apartment sizes sell in this commune, at what price per square metre, to which type of buyer? This is where it pays off that our sister brand iMMOSOLUTIONS has been selling in those same communes since 2006.

Only when both sides add up do we make an offer. We do not buy land we have no solid plan for — and we do not tie it up with an option either.

The feasibility study translates the building rules into cubic metres. The decisive figures come from the PAG: CUS (land use ratio), COS (site coverage), CSS (sealed surface) and the density of dwellings per hectare. Add building height, number of full storeys, roof form, setbacks, building lines and the required parking spaces.

Our architect then puts forward two or three variants: maximum use, best economic case and — often the most realistic — the one that will actually pass the municipal council. For the owner, that means clarity: the offer rests on a verified calculation, not on a gut feeling.

If the plot is subject to a PAP requirement, a plan d’aménagement particulier must be drawn up and approved before the building permit — as a PAP “quartier existant” (QE) within established fabric, or a PAP “nouveau quartier” (NQ) for land yet to be urbanised.

A PAP NQ passes through the municipal council, public consultation with a period for objections, opinions from the relevant authorities and approval by the Ministry of the Interior. Then follow the convention d’exécution with the commune, where applicable the subdivision permit (autorisation de morcellement), and finally the building permit issued by the mayor.

Realistic horizon: twelve to thirty months, depending on the commune and complexity. That time — and the upfront costs for architect, engineers, surveys and fees — is carried by the developer. The seller was paid long before.

We build to the current energy performance requirements; new residential buildings generally reach classes AA to AAA. Standard today: heat pump, mechanical ventilation with heat recovery, triple glazing, prepared EV charging points and photovoltaics on suitable roofs.

Trades are awarded package by package to firms we have already built with. Site management, health and safety coordination and construction insurance are mandatory — and part of our calculation from the outset, not added later as a variation.

New-build apartments in Luxembourg are sold as vente en état futur d’achèvement: the buyer acquires the share of land immediately and the building as construction progresses, under a payment schedule set by law.

This comes with the garantie d’achèvement (a bank completion guarantee), the garantie de parfait achèvement for the first year, the two-year garantie biennale on technical equipment and the ten-year garantie décennale on structure and weather-tightness.

Marketing runs through iMMOSOLUTIONS — with a seller portal, digital signature and a team that knows the demand side. For a former landowner who took units in exchange, that means the same channel is available to resell or let them.

Honesty matters more than marketing here. The developer carries: the land price, design costs with no guarantee of consent, construction time and material price risk, financing costs and sales risk. After the notarial deed, the seller carries none of it.

With the exchange model (land for apartments) the picture shifts: you benefit from the value of the finished product but share the timing risk until completion. That is why we secure this route contractually — identified units, agreed specification, completion date and penalties for delay.