How much does a house or villa cost in Lebanon?
On this page
Short answer
It depends, and we found no published figure. No dated, sourced price exists for villas or standalone houses anywhere in Lebanon. Published figures cover apartments, or give a price per m² without a property type. The closest is JSK Real Estate's Q3 2025 Faqra range: USD 3,500-4,500 per m² inside Club Faqra; USD 2,500-3,000 outside[1]. For a specific house, ask local brokers and a sworn valuer[2].
Also asked as: “How much is a villa or standalone house in Lebanon?” · “Villa prices in Lebanon” · “How much is a house with land in Lebanon?” · “Cost of a mountain house in Lebanon”
Key facts
- Villa or house prices
- None published in any source we found (October 2026)
- Faqra, per m² (JSK, Q3 2025, property type not stated)
- USD 3,500-4,500 per m² inside Club Faqra; USD 2,500-3,000 outside[1]
- Recovery since 2019
- R.E.A.L says prime areas are close to pre-2019 levels; Assukna says Beirut, Jounieh, Byblos and Aley are still well below[5][6]
Why there is no villa price to quote
Every price source we read covers apartments, or gives a figure per m² without saying what kind of property it is. JSK Real Estate's Faqra figure is one example: it is per m², dated September 2025, and its method is not stated[1]. We found no figures at all for Faraya, Kfardebian or the Bekaa resorts.
Lebanon has no reliable, continuous national property price index[3,4]. The average registered deal from January to May 2026 was about USD 108,000 per transaction (2026)[4,7], according to Libnanews; LeBusiness gives about USD 108,400 for January to August. Libnanews points out that this average mixes apartments, land, shops and other property, so it is not the price of any one type. Land Registry statistics describe a whole district. They cannot capture one property's view, its condition or a deed shared between heirs[4].
What the published figures do say
The one figure that touches villa country comes from JSK Real Estate, a Lebanese agency. It put Faqra at USD 3,500-4,500 per m² inside Club Faqra; USD 2,500-3,000 outside[1] in Q3 2025. That is an agency's own estimate, over a year old by October 2026, and it does not say whether it covers chalets, villas or flats.
Brokers also disagree about how far prices have recovered. In January 2026, R.E.A.L's president told The Beiruter that prime areas with strong expatriate demand, including Faqra, Faraya, the Amchit coastline and Batroun, were back close to pre-crisis levels[5]. In April 2026, the founder of Assukna said prices in Beirut, Jounieh, Byblos and Aley were still well below 2018/2019 levels[6]. Both sides have an interest in the market, and neither shows a data series.
Be careful with apartment prices per m². A house comes with its own land, garden and access, so multiplying a flat's rate by a house's floor area gives you a number that means little. For context, see what apartments cost and what land costs per square metre. Advertised prices are often what owners hope to get, and actual sales can differ[3,4,8]. According to one advisory firm, Cedar Keys Estates, listings are often priced on what a neighbour claims to have been offered, and then sit on the market for six months[4].
How the house will be paid for
In 2025-26 the market was largely cash-driven. R.E.A.L's president and Libnanews both describe buying concentrated among expatriates, cash holders and buyers with fresh dollars[5,7]. As of autumn 2026, the trade and news press report that Lebanese commercial banks are still not writing home mortgages[7,9]. Plan as if you will pay cash, and check the fees and other costs on top of the price before you agree a number.
How to work out what a specific house is worth
- Get the property's identity on paper. Ask the seller or broker for the plot number and the real estate district, in writing. Here is how to find a property's number and zone.
- Get a recent Land Registry extract. It shows the owner, mortgages, charges and restrictions on the plot[10,11]. Get it yourself rather than accepting the seller's copy: how to get a Land Registry extract and what it costs.
- See the plot on a map and on the ground. Check that the house you were shown sits on the plot in the extract. See how to get a cadastral map or survey.
- Check what the zoning allows. Kallas Law Firm advises pairing the registry check with a review of the municipal master plan[12]. No source we read names the office that gives a plot's zoning, so ask the municipality and ask for the answer in writing.
- Collect prices from several local brokers. Ask each one what comparable houses in the same village actually sold for, and set aside what they were listed at. Write down every answer with the date you got it.
- Commission a valuation. According to JSK Real Estate (September 2023), an agency that sells valuations, a valuation involves a visit to the property and a review of its legal documents[2]. JSK says you can ask for a report from a sworn valuer accepted by the courts or from an agency, at different prices, but it publishes no fees. Ask for the fee in writing before you agree. More in how to get a property valued.
It depends on
- The area. R.E.A.L's president says prime resort and coastal areas are close to pre-crisis prices; Assukna says Beirut, Jounieh, Byblos and Aley are still well below[5][6]. Libnanews (October 2026) writes that property in war-affected areas such as the South does not follow Beirut or Mount Lebanon pricing[7]. Ask brokers who work in that village.
- The land under the house. How much can be built on a plot depends on exploitation factors set under the building decrees and fixed zone by zone in each area's planning rules[13]. Ask the municipality what applies to your plot.
- The title. A deed shared between heirs, or a registration likely to stall, changes what a property is worth, and area figures cannot show this[4]. Read the extract, and ask a lawyer if anything on it is unclear.
Common questions
Is there an average price for a villa in Lebanon?
Can I price a house from apartment prices per square metre?
Who can value a house in Lebanon?
According to JSK Real Estate (September 2023), an agency that sells valuations, you can ask for a report from a sworn valuer accepted by Lebanese courts or from an agency, priced differently[2]. We found no published fee schedule or list of sworn valuers, so ask for the fee and the valuer's credentials in writing.
Are prices in Faqra and Faraya back to pre-crisis levels?
Sources
Checked against these sources. The numbers in the text point here.
- 1.Real Estate Market Overview in Lebanon – Q3 2025: Tracking average residential property prices in key Lebanese cities
JSK Real Estate · 5 Sept 2025 · read 17 Oct 2026
- 2.JSK: Valuation of a property in Lebanon
JSK Real Estate · 15 Sept 2023 · read 17 Oct 2026
- 3.Real estate in Lebanon: the value that prices still refuse to admit
Libnanews · 12 Aug 2026 · read 17 Oct 2026
- 4.USD 3.7 billion in eight months: what Lebanon's property figures don't tell you
LeBusiness · 7 Oct 2026 · read 17 Oct 2026
- 5.When Lebanon's real estate mirror speaks
The Beiruter · 1 Jan 2026 · read 17 Oct 2026
- 6.Is It Safe to Buy Lebanese Real Estate in 2026?
Assukna · 27 Apr 2026 · read 17 Oct 2026
- 7.Real estate in Lebanon: sales dive, prices resist… the paradox of a market that has become inaccessible
Libnanews · 1 Oct 2026 · read 17 Oct 2026
- 8.The rebound is real but housing finance is still short in Beirut
An-Nahar · 23 Sept 2026 · read 17 Oct 2026
- 9.Lebanon's PCH eyes USD 100 mn to restart subsidized mortgages at rates below Gulf-funded lender
EnterpriseAM (MENA+ Edition) · 7 Sept 2026 · read 17 Oct 2026
- 10.The Land Registry in Lebanese Law — Part Six of the Practical Guide to the Code of Real Property
Kallas Law Firm · 25 May 2026 · read 16 Oct 2026
- 11.How to Buy Property in Lebanon: The Legal Steps from Verification to Inscription
Kallas Law Firm · 9 Jun 2026 · read 16 Oct 2026
- 12.Definition of Real Property and Types of Ownership in Lebanese Law (Part One of the Practical Guide to the Code of Real Property)
Kallas Law Firm · 25 May 2026 · read 17 Oct 2026
- 13.Lebanese building law between texts, application gaps and land scarcity
Journal of Planner and Development (JPD), Center of Urban and Regional Planning for Postgraduate Studies, University of Baghdad · 1 Feb 2023 · read 17 Oct 2026
Related questions
- How much does land cost per square metre in Lebanon?No reliable land price per m² is published in Lebanon. Why, what the registry figures show, how dunums convert, and how to value a plot yourself.
- How do I get a property valued in Lebanon, and what does it cost?We found no published valuation fee or valuer list. Who values property in Lebanon, sworn valuer or agency reports, the fee estimate and BDH's valuation.
- How much does an apartment cost in Lebanon?No single figure. DoorEast's Sept 2026 asking averages ran from about USD 842/m² to USD 6,402/m². Ranges by area, what 100 m² costs, fees on top.
- Why do advertised prices in Lebanon differ from Land Registry prices?Asking prices show what owners hope for; registry figures are district totals of registered deals. Why they differ, and how to check one property.
- What should I check before buying land in Lebanon?Get an official Land Registry extract for the exact plot first, then check shares, land type, survey status, zoning and fees. Steps for buyers abroad.
- Where should I buy a summer home in Lebanon?It depends on mountain or sea and budget. Agency prices for Faqra, Batroun and Metn, why BDH won't lend for it, and how to check a plot from abroad.
- How much can I negotiate off the asking price in Lebanon?No source publishes a typical discount on Lebanese property. What gives you room to negotiate, how to anchor an offer and how fees are set.
- What does it cost on top of the price to buy an apartment in Lebanon?About 4% of the value for Lebanese buyers and 6% for foreigners, by one law firm's count: transfer, stamp, notary, Bar and municipal fees, and who pays.
