How much does an apartment cost in Lebanon?
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Short answer
It depends on where and how big. No source publishes a typical apartment price. Asking prices compiled by DoorEast for September 2026 ran from about USD 842 per m² in Doha Aramoun to USD 6,402 in Downtown Beirut[1]. The average registered deal was about USD 108,000 per transaction (2026)[2,3], but it mixes land, shops and flats.
Also asked as: “How much does it cost to buy an apartment in Lebanon?” · “Apartment prices in Lebanon 2026” · “Price per square metre for a flat in Lebanon” · “Average apartment price in Lebanon”
Lebanon has no official apartment price and no reliable national price index[3,4]. Almost every per-m² figure here comes from a broker, a listings compiler or the press, and most are asking prices, which can differ from what flats actually sell for[1,3,4]. This page covers what was published up to 17 October 2026.
Key facts
- Average registered deal, 2026
- about USD 108,000 per transaction (2026)[2,3], all property types mixed
- Beirut asking prices
- Achrafieh about USD 3,091/m²; Ras Beirut USD 4,415/m²; Downtown USD 6,402/m² (asking, Sept 2026)[1], compiled by DoorEast
- Asking prices outside Beirut
- Doha Aramoun USD 842/m²; Jbeil USD 972/m²; Dekwaneh USD 1,378/m²; Jounieh USD 1,744/m² (asking, Sept 2026)[1], compiled by DoorEast
- Spread within Beirut
- above USD 6,800/m² (Zaituna Bay, Marina); below USD 1,700/m² (Karakol el-Druze, Mazraa)[5] (The Beiruter, January 2026, describing 2025; asking or sale not stated)
- Charges on top of the price
- about 4% (Lebanese), about 6% (non-Lebanese)[6] of the value, according to Kallas Law Firm
Why there is no single apartment price
The figure quoted most often is the average registered deal: about USD 108,000 per transaction (2026)[2,3], or about USD 108,400 for January to August. Libnanews stresses that this average mixes apartments, land, shops and other property, so it does not tell you what a flat costs. Libnanews puts the 2025 average at about USD 86,741, and that figure mixes property types in the same way[4,10].
Land Registry statistics describe a district. They say nothing about a particular floor, a view, a broken lift or a deed shared between heirs, so they cannot price one specific flat[3]. To get a number for your flat, multiply a per-m² price for its area by its size, then check that flat on paper. There is more on this in why advertised prices differ from registry prices.
Price per square metre by area
DoorEast's averages, reported by An-Nahar, are advertised prices. An-Nahar notes that real sales can differ with negotiation, age, condition, floor, view, finishing and exact location[1,3,4]. The method and sample size behind them are not published[1]. The right-hand column is our own arithmetic: the asking average multiplied by 100 m².
| Area | Asking price per m², September 2026 (DoorEast) | 100 m² at that price |
|---|---|---|
| Downtown Beirut | USD 6,402[1] | about USD 640,200 |
| Ras Beirut | USD 4,415[1] | about USD 441,500 |
| Carré d'Or | about USD 3,700[1] | about USD 370,000 |
| Achrafieh | about USD 3,091[1] | about USD 309,100 |
| Jounieh | USD 1,744[1] | about USD 174,400 |
| Dekwaneh | USD 1,378[1] | about USD 137,800 |
| Jbeil | USD 972[1] | about USD 97,200 |
| Doha Aramoun | USD 842[1] | about USD 84,200 |
The Lebanese agency JSK Real Estate published ranges in September 2025 without stating its method. They are over a year old, and they may be asking prices.
| Area | Price per m², Q3 2025 (JSK Real Estate) |
|---|---|
| Achrafieh | USD 2,800-4,000 new builds; 2,000-2,500 up to 25 years old; 1,000-1,500 in 1960s buildings[11] |
| Ras Beirut (Hamra, AUB area) | USD 2,000-4,500[11] |
| Monteverde, Baabda | USD 2,000-2,500[11] |
| Broumana, Baabdat | USD 1,300-2,000[11] |
| Mansourieh | USD 1,000-1,700[11] |
| Adma | USD 1,300-2,000[11] |
| Jounieh | USD 1,000-1,500; 700-1,200 for older flats[11] |
| Jbeil | USD 1,000-1,200[11] |
| Batroun | USD 1,200-1,500 newer; 700-1,000 older[11] |
| Faqra | USD 3,500-4,500 inside Club Faqra; 2,500-3,000 outside[11] |
The two sources do not always agree. DoorEast's Jbeil figure is below JSK's range, and its Jounieh figure is above it[1]. Use every figure here as a rough starting range for your own checks (see Where are the cheapest areas to buy an apartment in Lebanon?).
What changes the number for your flat
Age makes a big difference. In Achrafieh, JSK Real Estate's September 2025 range for 1960s buildings was less than half its range for new builds[11]. In an opinion piece, Libnanews says old flats in Beirut needing major work could be negotiated at around USD 1,000-1,500 per m² in early 2025[4].
No source measures how far sale prices fall below asking prices[1,3,4]. Libnanews offers a scenario, which it does not present as a measurement, in which ordinary, legally sound housing sells 20-40% below its asking price[4]. Before you compare listings, ask each seller how the advertised area was measured, so that you compare like with like.
What you pay on top, and how you pay
Kallas Law Firm puts total buying charges at about 4% (Lebanese), about 6% (non-Lebanese)[6] of the value. That leaves out broker commission, lawyer fees and the Land Registry extract. The Land Registry fee alone is 3% of the value for Lebanese buyers, 5% for non-Lebanese[12]. For built property, fees are charged on the higher of the Ministry of Finance's estimated value and the declared price[13,14]. The full breakdown is in the total cost of buying an apartment.
The market runs largely on cash[2,5]. R.E.A.L's president told The Beiruter that buying in 2025 was concentrated among Lebanese expatriates, some local investors and cash holders. Banque de l'Habitat (BDH) lends up to USD 100,000 (minimum USD 20,000)[7,8], and Libnanews notes that this ceiling covers about one third of a USD 300,000 flat[4,5]. Under BDH's February 2026 terms, the down payment must be at least 20% of the value set by BDH's own valuation, which may differ from the agreed price. See the BDH loan conditions.
How to price a specific flat from abroad
- Pick the area and the size. Take the per-m² range for that area from the tables above and multiply it by the flat's area. Write down the source and month of each figure you use.
- Get the property's identifiers from the seller. Ask for the property number, the real estate zone and, for a flat, the section number. Here is how to find a property's number, zone and section.
- Get a recent Land Registry extract yourself. It shows the owner, charges, mortgages and restrictions[15,16]. District price figures cannot show a deed shared between heirs or a registration that will stall, so the extract is where you check shares, charges and pending entries[3]. See how to get a Land Registry extract.
- Get an independent valuation if the sum is large. According to JSK Real Estate, the two kinds of report requested in Lebanon are one by a sworn valuer accepted by the courts and one by an agency, priced differently. JSK sells valuations itself, published this in 2023 and gives no fees[17]. We found no official list of sworn valuers and no fee schedule, so ask a lawyer or the notary to recommend a court-accepted valuer. Here is how to get a property valued.
- Add the charges before you agree a price. Budget about 4% (Lebanese), about 6% (non-Lebanese)[6] on top of the value, plus broker commission, lawyer fees and the Land Registry extract. Ask the notary (kateb adel) to confirm the total for your case.
It depends on
- The building's age and condition. In Achrafieh, JSK Real Estate's September 2025 range for 1960s buildings was less than half its range for new builds[11]. Ask a structural engineer or a valuer to look at the flat itself.
- Your nationality. The Land Registry fee is 3% of the value for Lebanese buyers, 5% for non-Lebanese[12], so the same flat costs a non-Lebanese buyer more on top. Ask the notary to confirm which rate applies to you.
- War-affected areas. Libnanews wrote in October 2026 that property in areas such as the South does not follow Beirut or Mount Lebanon price logic, because value there is tied to reconstruction, return, compensation and security[2]. No price data is published for those areas.
Common questions
What is the average property price in Lebanon in 2026?
How much is a 100 m² apartment in Beirut?
Are apartment prices back to 2019 levels?
The sources disagree. The brokers' syndicate R.E.A.L told The Beiruter in January 2026 that prime areas with expatriate demand are close to pre-crisis levels[5]. The property seller Assukna said in April 2026 that Beirut, Jounieh, Byblos and Aley are still significantly below 2018/2019 levels[18]. Neither publishes a data series.
Sources
Checked against these sources. The numbers in the text point here.
- 1.The rebound is real but housing finance is still short in Beirut
An-Nahar · 23 Sept 2026 · read 17 Oct 2026
- 2.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
- 3.USD 3.7 billion in eight months: what Lebanon's property figures don't tell you
LeBusiness · 7 Oct 2026 · read 17 Oct 2026
- 4.Real estate in Lebanon: the value that prices still refuse to admit
Libnanews · 12 Aug 2026 · read 17 Oct 2026
- 5.When Lebanon's real estate mirror speaks
The Beiruter · 1 Jan 2026 · read 17 Oct 2026
- 6.Real estate fees calculator
Kallas Law Firm · 24 May 2026 · read 17 Oct 2026
- 7.Banque de l'Habitat - Purchase loan details
Banque de l'Habitat S.A.L. (BDH) · undated · read 17 Oct 2026
- 8.BDH USD Purchase Loan Key Fact Statement (BDH - CPU - KFS - Feb 26)
Banque de l'Habitat (BDH) · February 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.Repo note: market figures H1-H7 (research of 2026-10-16)
docs · 16 Oct 2026 · read 17 Oct 2026
- 11.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
- 12.قانون الموازنة العامة لعام 2022 (القانون 10/2022) المنشور في الجريدة الرسمية
Lebanese Ministry of Finance · 15 Nov 2022 · read 17 Oct 2026
- 13.Real Estate Transactions in Lebanon
Obeid & Medawar Law Firm · 12 Dec 2023 · read 17 Oct 2026
- 14.How to Register Property in Lebanon: Steps and Cost
LeBusiness · 31 May 2026 · read 17 Oct 2026
- 15.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
- 16.How to Buy Property in Lebanon: The Legal Steps from Verification to Inscription
Kallas Law Firm · 9 Jun 2026 · read 16 Oct 2026
- 17.JSK: Valuation of a property in Lebanon
JSK Real Estate · 15 Sept 2023 · read 17 Oct 2026
- 18.Is It Safe to Buy Lebanese Real Estate in 2026?
Assukna · 27 Apr 2026 · read 17 Oct 2026
Related questions
- What is the average price per square metre in Beirut in 2026?No single average exists: 2025-26 reported prices ran from under USD 1,700 to over USD 6,800 per m² by area. Sources, gaps and how to check a flat.
- How much does an apartment cost in Achrafieh, Hamra/Ras Beirut, Verdun or Downtown?Published asking averages run from about USD 3,091/m² in Achrafieh to USD 6,402 in Downtown. What each source measures, and how to check a flat.
- 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 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.
- Where are the cheapest areas to buy an apartment in Lebanon?No ranking exists. Published figures put the lowest prices in Doha Aramoun and older flats in Batroun and Jounieh. Sources, gaps and risks.
- What do apartments cost in Jounieh, Metn and Keserwan?One agency put Jounieh at USD 1,000-1,500 per m² (2025); listings averaged USD 1,744 (Sept 2026). Metn and Keserwan figures, gaps, how to check.
- 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.
- 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.
