Will Lebanese property prices rise further by the end of 2026 or in 2027?

Also asked as: “Will property prices in Lebanon go up in 2027?” · “Lebanon property price forecast” · “Are Lebanese real estate prices going to rise?” · “Will apartment prices in Beirut keep rising?”

Why no one can forecast Lebanese prices#

A forecast needs a reliable price series, and Lebanon does not have one. Libnanews (August 2026) says no national index is reliable and continuous enough to say by what single percentage Lebanese property is overvalued. LeBusiness (October 2026) says only four years between 2019 and 2026 have fully published registry figures, and that pound-era and dollar-era figures cannot honestly be joined into one trend^[1,2].

The older figures are distorted too. Many sales between 2019 and 2022 were paid with bank cheques drawn on blocked deposits (lollars), so recorded prices could be several times their cash value, and recorded sales came close to USD 15 billion in 2021^[1]. Listing prices do not fill the gap either. Several sources say asking prices and recorded sale prices are not the same number, and none measures the difference^[1,2,5]. More in why advertised prices differ from registry prices.

The rises reported for 2025 are hard to project forward. Data from the brokers' syndicate R.E.A.L, reported by The Beiruter in January 2026, put residential rises at from +10.06% (Keserwan) to +32.83% (Beirut), 2024-2025^[6]. The method, the sample, and whether these were asking or sale prices are not published. R.E.A.L's president said the rise came from owners repricing closer to pre-2019 levels, not from more sales.

What the people quoted actually expect#

Libnanews (October 2026) reports an estimate by R.E.A.L president Walid Moussa of up to +30% by end 2026 (estimate, not observed)^[3]. Libnanews calls it a professional anticipation, not an increase already seen across the country, and says it does not mean every flat will gain 30%. No method is given, so read it as one broker's expectation.

Assukna, a property venture whose founder wrote the piece in April 2026, says the buying window will not stay open indefinitely and that prime-area prices will move if Lebanon stabilises even partly. The same piece warns that the market is illiquid, so a quick exit is risky^[4]. Libnanews, in an August 2026 opinion piece, offers a scenario pointing the other way: ordinary, legally sound housing can sell 20% to 40% below its asking price when a sale actually closes^[1].

Sources do not even agree on where prices stand now. R.E.A.L, via The Beiruter, says prime areas with strong expatriate demand are close to pre-crisis levels. Assukna says Beirut, Jounieh, Byblos and Aley are still significantly below 2018/2019. Neither shows a data series^[6][4]. We found no published forecast for 2027 at all.

What the Land Registry shows for 2026#

The registry shows fewer sales holding their value. Credit Libanais figures reported by An-Nahar give 29,404 transactions, about USD 3.25 billion (Jan-Jul 2026)^[2,5]. That was 25.54% fewer sales than in the same months of 2025, while value fell only 5.36%. For January to August, BLOMInvest Bank counts 34,083 sales and the advisory firm Cedar Keys Estates counts 34,549. Both put the value at about USD 3.7 billion, and LeBusiness notes the number of sales was still about 25% below 2025^[2].

After the mid-April 2026 ceasefire, monthly sales recovered, to 5,308 in July^[5]. The January to September figure from the LeBusiness teaser is in Lebanese pounds, so it cannot be set directly beside the USD totals above, and its source bank and method were not checked^[2]. The month-by-month picture is in how many sales were registered in 2026, and the war's effect is in prices after the war that began on 28 February 2026.

Who can buy shapes the market. Libnanews (October 2026) describes two speeds: buyers with fresh dollars can still buy, while households tied to old bank deposits largely cannot^[3]. As of autumn 2026, commercial banks were reported to be still not writing home mortgages^[3,7]. Libnanews (August 2026) notes that the Banque de l'Habitat ceiling of about USD 100,000 covers only a third of a USD 300,000 flat^[1,6].

None of this prices a specific flat. LeBusiness notes that registry statistics describe a district. They miss a floor, a view, a broken lift or a deed shared between heirs^[2].