What are apartments selling for in Lebanon now, and how do I price mine?

Also asked as: “How much is my apartment worth in Lebanon?” · “Lebanon property prices” · “Average apartment price in Lebanon” · “How to price an apartment for sale in Lebanon”

What the published figures tell you, and what they don't#

BLOMINVEST Bank, citing the Land Registry, counted 6,469 transactions, USD 498.6 million (to May 2025)^[1]. The number of deals was up 80.25% on the year. These totals are converted at USD/LBP 89,500 (from 1 February 2024). The recorded values follow the registry's estimated values, so they do not tell you what buyers actually paid. That is why advertised prices and registry prices differ.

The same report gives Beirut and Metn the largest shares of transaction value: Beirut 26.49%; Metn 23.3%^[1]. That shows where deals are happening. It says nothing about what a square metre costs there. For price levels, the only figure we found comes from JSK Real Estate, a Lebanese agency. In January 2023 it put the fall across Lebanon at roughly 30% to 50% from 2019 prices, and 30% to 40% in Achrafieh^[6]. That is a 2023 broker view with no stated method, and it does not describe 2026. Our page on the price per m² in Beirut sets out what is and is not known, and Ahla Beit keeps its own 2026 price pages.

Who is buying, and how they pay#

In a January 2026 interview, the president of the brokers' syndicate REAL said 2025 buying was concentrated among Lebanese expatriates, some local investors and people holding cash. In October 2026, Libnanews reported that buyers with fresh dollars can still buy, while those tied to old bank deposits cannot^[2,3]. Read fresh dollars or lollars before you accept anything other than fresh money.

According to JSK Real Estate, with no loans available, purchases in 2025 are paid in full in cash or by a single bank transfer, mostly in USD^[9,10]. In 2023 the same agency said some sellers want payment abroad while buyers hold cash in Lebanon, or the reverse, and that a seller who accepts either method is much more likely to close^[6]. Keep in mind that both are views of a broker with a commercial interest.

Setting a price you can defend#

Your best evidence is what similar flats in your own building and street sold for. Advertised prices are a weaker guide. We found no public source of individual sale prices, so ask neighbours, your building's owners' committee and brokers who have closed deals nearby what was paid, when, and in what currency. Brokers must record every transaction they conclude and give a certified copy to a party who asks^[11]. Nothing obliges them to share other people's deals with you.

The registry may also look at your building. In a 2015 interview, REAL's president said the Land Registry can set a higher value for a buyer by pointing to what another buyer in the same building paid per m²^[12]. That is an old opinion, and the registry has not confirmed it as practice. For an independent figure, get the property valued by a sworn appraiser. We found no published fee for this, so ask two or three for a written quote first.

What you keep from the price#

Price with your net in mind. Under Law 330/2024, gains on property are taxed at 15%, cut to 1% until 31 December 2026 (as of October 2026)^[4,5]. The law text cuts the whole item to 1%; PwC reads the cut as covering only non-residential property, so confirm with the Ministry of Finance or a tax lawyer before you count on 1% for an apartment. Each full year you held the property removes 8% of the gain, and after 12 full years the gain is exempt. The law adds a condition, that the difference is paid in the year of transfer, which no source explains; ask the regional finance office.

Gains on a person's primary residences are excluded, up to two dwellings^[4,5]. The rental value statement needed to register the sale is issued only after built-property tax and this gains tax are paid^[5,7].

Brokers' commission comes from custom, and no law sets it. JSK Real Estate (2018) and REAL's president (2015) both describe 2.5% of the final price from each side^[12,13]. The fee is whatever you agree, and a judge may reduce one that is out of proportion to the work^[11]. The full list is in what selling costs the seller. The Land Registry fee on a sale is 3% of the value for Lebanese buyers, 5% for non-Lebanese^[8]. Our sources do not say which side pays it, so settle that in the contract and ask the notary. On built property the fee is charged on the rental value × 30, if higher than the declared price^[5,7], so writing a lower price in the deed does not lower the fee below the estimate.