Can Palestinians buy property in Lebanon?

Also asked as: “Can Palestinians own land in Lebanon?” · “Law 296 and Palestinian refugees” · “Can a Palestinian register property in his name in Lebanon?” · “Can Palestinians inherit property in Lebanon?”

What the law says#

Foreign ownership in Lebanon is governed by Legislative Decree 11614 of 1969, as amended by Law 296/2001^[2,3]. Article 1(2) of the 2001 amendment bars any real right in property for a person who does not hold the citizenship of a recognised state. It is widely read as aimed at Palestinian refugees^[1,2].

Before that law, according to the Norwegian Refugee Council (NRC), Palestinian refugees could acquire property under the same conditions as other non-Lebanese^[1]. NRC also reports that the Constitutional Council, in decision 2/2001 of 21 May 2001, held that barring certain groups of foreigners from acquiring property does not breach the Constitution. We have read only NRC's summary of that decision, not its text.

For the rules that apply to foreigners outside Article 1(2), see what foreigners can buy in Lebanon.

The two readings#

The common reading is that Article 1(2) bars Palestinian refugees from owning property^[1,2]. A 2024 UN-Habitat/GLTN report is reported to say they are barred from acquiring property by inheritance or by sale, but we could not check that passage ourselves. In April 2018 Interior Minister Nohad Machnouk said a law prevents Palestinians from owning property. He said it as a politician, and it is not a statement of law^[4,5].

NRC argues the other way. Lebanon recognised Palestine as a state in November 2008^[1], so in NRC's view a Palestinian arguably no longer counts as a person without the citizenship of a recognised state. NRC itself adds that Article 1(2) also has a separate anti-settlement (tawteen) condition that may still apply and needs more research. We found no court, Land Registry office or ministry that has adopted this argument.

Inheriting is a separate question#

NRC reads Article 3(4) of Law 296/2001 as expressly exempting inheritance from the ban^[1]. In an NRC-supported Beirut case, a Palestinian refugee whose mother was Lebanese registered his inherited share. The Real Estate Registry issued him a separate deed on 13 February 2015, recording his nationality as Palestinian.

NRC says the case took about a year because of strikes, and that the result applied to Beirut, a Sunni Sharia court and a Lebanese deceased. Practice may differ in other districts, for amiri land or for Christian heirs^[1]. It is one case, and it does not make the point settled law. The full steps are in can a Palestinian inherit and register property.

Putting property in someone else's name#

Some people are told to buy through a Lebanese friend, relative or company. Ownership passes to whoever is inscribed at the Land Registry^[6], so the registered person owns the property in law. A contract that is never registered gives only a personal claim against the seller, not ownership^[2,6]. Read buying through a Lebanese company or friend before you agree to anything like this.