Boxhorn is a village in the Éislek, the green north of Luxembourg, a few kilometres from Clervaux. I am currently offering a 285 m² building plot there, and buyers ask me the same questions every time: what is life like in Boxhorn, what does land cost in the North, and what must I check before I sign?
This guide answers them with official figures only: population data from the national register, land prices from the Observatoire de l’Habitat, and the buyer aids published on guichet.lu. Rules checked November 2026.
- Boxhorn and the commune of Wincrange in figures
- Getting around: bus, train and road
- What building land costs in the North compared with the rest of the country
- What to check before buying a plot: zoning, existing structures, connections, permit
- The buyer aids that apply to land: Bëllegen Akt, 3% VAT and the state grant
- The 285 m² plot I am offering in Boxhorn
Boxhorn and Wincrange at a Glance
Boxhorn (Boxer in Luxembourgish) belongs to the commune of Wincrange, in the canton of Clervaux. On 30 September 2026 the national register counted 455 residents in Boxhorn, which makes it the largest of the commune’s 27 localities, just ahead of Asselborn (453). The whole commune had 5,029 residents on the same date.
By area, Wincrange is the largest commune in the country: about 113 km² of villages, farmland and forest. The commune is a member of the Our Nature Park (Naturpark Our), so the landscape around Boxhorn is open countryside rather than suburbs.
The village has a long history. It was first mentioned in 1495, and its neo-Gothic church of Saint-Alphonse was built in 1896. In November 2025 the national heritage commission (COPAC) recommended protecting the church as national cultural heritage.
Getting Around: Bus, Train and Road
- Bus: RGTR line 162 (Clervaux – Boxhorn – Troisvierges) stops in Boxhorn at “Hauptstrooss” and “Schemer”. The 2026 timetable shows roughly one bus an hour on working days from Monday to Saturday; the ride from Clervaux station takes about 6 minutes.
- Train: the nearest stations are Clervaux and Troisvierges on CFL line 10, which runs south to Ettelbruck and Luxembourg City.
- Road: Clervaux station is about 4 km away, Wiltz about 18 km, Ettelbruck about 36 km and Kirchberg about 65 km. Bastogne, across the Belgian border, is about 25 km away.
Public transport in Luxembourg is free (except first class), so commuting to Luxembourg City by bus and train costs nothing in fares. Check the current timetables on mobiliteit.lu before you decide, especially if you work early or late.
Schools
The commune’s primary school (école fondamentale) is “Schoul Um Kiemel Wëntger” in Wincrange. For secondary school, Clervaux has the Lycée Edward Steichen, about 4 km from Boxhorn, and Wiltz has the Lycée du Nord. Before you buy, ask the commune which school and which school bus serve your address.
What Building Land Costs in the North
The Observatoire de l’Habitat publishes building-land prices per are (1 are = 100 m²) for groups of communes. Its latest analysis, published in October 2025, covers sales from 2022 to 2024. Wincrange belongs to the “Nord” group:
| Area (2022–2024) | Median price per are | Median plot size |
|---|---|---|
| North (incl. Wincrange) | €46,851 | 5.52 ares |
| Centre-North | €69,571 | 5.18 ares |
| Whole country | €93,514 | 4.95 ares |
In other words, a plot in the North cost about half the national median per are. Half of the sales in the North group were between €37,034 and €56,668 per are. The same report shows building-land prices fell by 14.9% nationally between 2022 and 2024.
These are medians for a whole group of communes, not the value of a particular plot. Shape, access, slope, the zoning rules and what is already on the land all change the price. For apartment prices by commune, see my property price page; Wincrange itself has too few apartment sales for an official figure.
What to Check Before You Buy a Plot
1. The zoning plan (PAG) and any PAP
What you may build depends on the commune’s general development plan (PAG, plan d’aménagement général) and, where one applies, a detailed plan (PAP). Together they set the zone, the footprint, the height, the number of homes and whether a house can be joined to the neighbouring building. Wincrange has been reworking its PAG. The commune publishes the plans by locality on its website, and you can view the zoning of a parcel on geoportail.lu. Ask the commune’s building department in writing which rules apply to the parcel.
2. What is already on the land
Many village plots still carry old walls or foundations. Find out whether they can be reused or must be demolished, who pays for it, and whether a soil or structural survey is advisable. Put these costs in your budget before you make an offer.
3. Connections and access
Check how water, sewage, electricity and telecoms reach the plot. Ask what connection fees the commune and the network operators charge, and how cars will get onto the plot from the street.
4. Building permit and timing
A house needs a building permit (autorisation de bâtir) from the mayor. Ask an architect to check your project against the PAG early. Think about timing too: some buyer aids require you to live in the new home within a set period (see below).
5. Make the compromis conditional
Once signed, a compromis de vente is binding. If financing or what you can build is not settled yet, ask your notary to include conditions, for example obtaining the mortgage. More on this in my guide to the compromis de vente.
With land, the price per are tells only half the story. Before you compare plots, get three things in writing: what the PAG allows on the parcel, what it would cost to remove or reuse any existing structure, and the connection fees. A compact plot in a village can be a good opportunity, but only if you know exactly what you are allowed to build on it.
Buyer Aids That Apply to Building Land
- Registration duties: buying building land costs 7% in duties (6% registration + 1% transcription), the same as an existing home. You can estimate the total with my notary fees calculator.
- Bëllegen Akt tax credit: up to €40,000 per buyer off those duties, if you will live in the property yourself. For building land, you must move in within 4 years of the notarial deed (2 years for an existing home) and live there for at least 2 years. An increase to €45,000 has been announced but is not law yet. Details in my Bëllegen Akt guide.
- 3% VAT on construction: building your main home can benefit from the super-reduced VAT rate of 3% instead of the normal rate. The advantage is capped at €50,000 per home. You need approval from the AED (the registration and VAT authority), and the home must be your main residence for at least 2 years.
- State home-ownership grant (prime d’accession à la propriété): between €500 and €10,000 depending on household income and composition; it also covers building a home.
The conditions are detailed on guichet.lu. Your notary and the Ministry of Housing’s housing-aid service (logement.public.lu) can confirm which aids apply to your situation.
The 285 m² Plot I Am Offering in Boxhorn
The plot measures 285 m² (2.85 ares) in two cadastral parcels — 180 m² plus a 105 m² garden parcel — and lies on a village street. The remains of the foundation walls of an earlier building are still on the land. The asking price is €197,500. Photos, the parcel details and the planning information are in the listing for the 285 m² plot in Boxhorn. For the parcel plan and what the commune allows on it, contact me directly: I will send you the documents I have and help you check the points above before you decide anything.
- Boxhorn (455 residents) is the largest village of Wincrange. It lies in the Our Nature Park, about 4 km from Clervaux station.
- Bus 162 links Boxhorn with Clervaux and Troisvierges, both on the train line to Luxembourg City.
- Building land in the North had a median price of €46,851 per are in 2022–2024, about half the national median of €93,514.
- Before buying, check the PAG, existing structures, connections and the permit, and make the compromis conditional where needed.
- Three aids can apply: the Bëllegen Akt (up to €40,000 per buyer; move in within 4 years for land), 3% VAT on construction (up to €50,000) and the state grant.
Frequently Asked Questions
Which commune is Boxhorn in?
Boxhorn is part of the commune of Wincrange, in the canton of Clervaux, in the north of Luxembourg.
How much does building land cost in the North of Luxembourg?
According to the Observatoire de l’Habitat, the median price in the North group of communes was €46,851 per are for sales in 2022–2024, against €93,514 for the whole country. Every plot is different, so ask for a valuation of the specific parcel.
Can I get the Bëllegen Akt when I buy a plot?
Yes, if you build your own home on it. The credit is up to €40,000 per buyer, and you must live in the new home within 4 years of the deed. Your notary applies for it at the signing.
How do I know what I can build on a plot?
Check the commune’s PAG (and PAP, if any) for the parcel on the commune’s website or on geoportail.lu, and ask the building department in writing. An architect can then check your project against those rules.
Is there public transport from Boxhorn?
Yes. RGTR bus 162 stops in Boxhorn and connects to Clervaux and Troisvierges stations, where trains run to Ettelbruck and Luxembourg City. Public transport is free in Luxembourg, except first class.
This article is general information, not legal, tax or planning advice. Rules and figures change; the official texts and the commune’s decisions prevail. For your own case, ask your notary, the commune of Wincrange and, for tax questions, a tax adviser.
Sources: RNPP population per locality (30 September 2026); Pacte Logement, Wincrange; Naturpark Our regulation, 2016; COPAC opinion on the church of Boxhorn; RGTR line 162 timetable; Wincrange primary school; Wincrange PAG; Observatoire de l’Habitat, analysis report no. 19 (October 2025); apartment prices by commune; guichet.lu — Bëllegen Akt, 3% VAT for housing, home-ownership grant.
Interested in the Boxhorn plot or land in the North?
Ask me for the plot details, or tell me what you are looking for. I will help you check zoning, costs and aids before you commit, in English, French or Italian.
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