How much does an apartment cost in Achrafieh, Hamra/Ras Beirut, Verdun or Downtown?
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Short answer
It depends on the building's age and the exact street, and we found no official price per neighbourhood. Advertised averages compiled by DoorEast and reported by An-Nahar: Achrafieh about USD 3,091/m²; Ras Beirut USD 4,415/m²; Downtown USD 6,402/m² (asking, Sept 2026)[1]. These are asking prices, and actual sales can differ[1,2,3]. We found no sourced figure for Verdun, or for Hamra separately from Ras Beirut.
Also asked as: “What are apartment prices in Achrafieh, Hamra, Verdun and Downtown Beirut?” · “Price per m² in Achrafieh” · “How much is a flat in Ras Beirut or Hamra?” · “Downtown Beirut apartment prices per square metre”
Key facts
- Achrafieh, asking (Sept 2026)
- About USD 3,091/m², and about USD 3,700 in the Carré d'Or, per DoorEast via An-Nahar[1]
- Achrafieh, by building age (Q3 2025)
- USD 2,800-4,000 per m² (new builds)[4]; less for older flats, per the agency JSK Real Estate
- Ras Beirut, asking (Sept 2026)
- USD 4,415/m², per DoorEast via An-Nahar[1]
- Ras Beirut (Hamra/AUB area), agency range (Q3 2025)
- USD 2,000-4,500 per m²; yield 3.5-5%[4], per JSK Real Estate
- Downtown, asking (Sept 2026)
- USD 6,402/m², per DoorEast via An-Nahar[1]
- Spread within Beirut (2025 market)
- above USD 6,800/m² (Zaituna Bay, Marina); below USD 1,700/m² (Karakol el-Druze, Mazraa)[5], per The Beiruter
- Verdun
- No sourced figure found
What the published figures say, area by area
Three kinds of source give neighbourhood prices. An-Nahar reported DoorEast's advertised averages in September 2026[1]. The Lebanese agency JSK Real Estate published ranges in September 2025[4], and an opinion piece in Libnanews in August 2026 quoted early-2025 prices[3]. None of them states its method in full, so treat every number as a rough guide.
| Area | Asking average, Sept 2026 (DoorEast) | Agency range, Q3 2025 (JSK) | Other reports |
|---|---|---|---|
| Achrafieh | About USD 3,091/m²; Carré d'Or about USD 3,700[1] | USD 2,800-4,000 new builds; USD 2,000-2,500 up to 25 years old; USD 1,000-1,500 in 1960s buildings[4] | None found |
| Ras Beirut (Hamra/AUB area per JSK) | USD 4,415/m²[1] | USD 2,000-4,500[4] | Nearly USD 3,500, early 2025 (Libnanews)[3] |
| Downtown | USD 6,402/m²[1] | No figure found | USD 5,000-6,000 in the city centre, early 2025 (Libnanews)[3] |
| Verdun | No figure found | No figure found | No figure found |
JSK is the only source that says Hamra is part of Ras Beirut, which it calls the Hamra/AUB area[4]. For Verdun, ask two or three brokers who work there for recent sale prices in comparable buildings, and have a valuer check them. The Beiruter (January 2026) reports prices above USD 6,800/m² in premium waterfront areas such as Zaituna Bay and the Marina, for the 2025 market, without saying whether these are asking or sale prices[5]. For the city as a whole, see the average price per m² in Beirut.
Older Beirut figures of USD 1,925-7,647/m² still turn up in search results with no date. They come from a 2014 Ramco study, reported at the time by Prian.ru, and describe the market before the crisis[6].
Why the numbers disagree
The sources measure different things at different dates. An-Nahar says the DoorEast figures are advertised prices, and that real sales can differ with negotiation, the building's age, condition, floor, view, finishing and exact location[1,2,3]. JSK, DoorEast and R.E.A.L mostly do not say whether their figures are asking or sale prices, and no source measures the gap between the two. There is more on this in why advertised prices differ from registry prices.
The official figures do not fill the gap. No reliable, continuous national price index exists[2,3]. LeBusiness noted in October 2026 that Land Registry statistics describe a whole district, so they cannot price a particular floor, a view or a deed shared between heirs[2]. The average registered deal was about USD 108,000 for January-May 2026 (Libnanews) and about USD 108,400 for January-August (LeBusiness)[2,7]. Libnanews stresses that this average mixes apartments, land and shops, so it is not an apartment price.
Are prime areas back to pre-2019 prices?
The sources disagree. R.E.A.L, the brokers' syndicate, told The Beiruter in January 2026 that Downtown and parts of Achrafieh and Ras Beirut are close to pre-crisis levels, with a gap of about 20% to other regions[5]. Assukna, a property seller, said in April 2026 that Beirut prices are still significantly below 2018/2019 levels[8]. Both have an interest in the market, and neither shows a data series.
R.E.A.L's data, reported by The Beiruter in January 2026, put Beirut residential prices up 32.83% between 2024 and 2025[5]. The syndicate does not publish its method or say whether these are asking or sale prices. Its president said the 2025 rise came from owners repricing their properties, not from more sales.
How to check the price of one flat yourself
- Get the property's identifiers from the seller. Ask for the details written on the title deed so you can look the flat up yourself. Here is how to find a property's number, zone and section.
- Compare like with like. Look at flats of the same age and size in the same streets, for example homes for sale in Achrafieh. These are asking prices, so expect sales to differ.
- Get an independent valuation. JSK Real Estate says two types of valuation report are requested in Lebanon, one by a sworn valuer accepted by the courts and one by an agency, priced differently, but it publishes no fees[11]. Here is how to get a property valued.
- Add the costs on top of the price. The Land Registry fee is 3% of the value for Lebanese buyers, 5% for non-Lebanese[12]. It is charged on the higher of the estimated value and the declared price[13,14]. The full list is in the total cost of buying.
It depends on
- The building's age. JSK's Achrafieh figures run from USD 1,000-1,500/m² in 1960s buildings to USD 2,800-4,000 for new builds[4]. Ask the broker for the building's year and check it against the building permit.
- How you pay. As of autumn 2026, the press reports that commercial banks are still not writing home mortgages[7,15]. Libnanews noted in August 2026 that the Banque de l'Habitat ceiling of about USD 100,000 finances only about a third of a USD 300,000 flat[3,5]. Ask the seller early whether they accept cash in Lebanon or a transfer abroad.
- Your nationality. The registration fee is 3% for Lebanese buyers and 5% for non-Lebanese buyers[12]. Ask the notary to confirm the fee for your case.
Common questions
What is the most expensive area of Beirut?
No source we found ranks every area. The Beiruter (January 2026) reports prices above USD 6,800/m² in premium waterfront areas such as Zaituna Bay and the Marina, for the 2025 market, without saying whether these are asking or sale prices[5]. DoorEast's advertised average for Downtown in September 2026 was USD 6,402/m²[1].
How much is an apartment in Verdun?
We found no sourced price for Verdun. Ask several brokers who work there for recent sale prices in comparable buildings, and have a valuer check the specific flat.
How much below the asking price do flats sell in Beirut?
No source measures a typical negotiation margin. An opinion piece in Libnanews (August 2026) suggests, as a scenario and not a measurement, that ordinary, legally sound housing can sell 20-40% below asking[3]. See how much you can negotiate.
Do Land Registry figures tell me what a flat is worth?
No. LeBusiness (October 2026) notes that registry statistics describe a district, not a particular floor, view or title problem[2]. Use the flat's own extract and a valuation instead.
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.USD 3.7 billion in eight months: what Lebanon's property figures don't tell you
LeBusiness · 7 Oct 2026 · 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.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
- 5.When Lebanon's real estate mirror speaks
The Beiruter · 1 Jan 2026 · read 17 Oct 2026
- 6.Lebanon's real estate market is weakening
Prian.ru · 30 Apr 2014 · 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.Is It Safe to Buy Lebanese Real Estate in 2026?
Assukna · 27 Apr 2026 · read 17 Oct 2026
- 9.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
- 10.How to Buy Property in Lebanon: The Legal Steps from Verification to Inscription
Kallas Law Firm · 9 Jun 2026 · read 16 Oct 2026
- 11.JSK: Valuation of a property in Lebanon
JSK Real Estate · 15 Sept 2023 · 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.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
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.
- 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.
- Achrafieh or Ras Beirut: which is better for living and for value?No neutral data picks a winner. Agency price ranges for Achrafieh and Ras Beirut, what each is like, the rental yield gap and how to check a flat.
- 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.
- 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.
- How do I check a title deed in Lebanon before buying?Get your own official Land Registry extract and read it before you pay. Where to get it, the cost, red-flag entries and what it does not show.
- What are the best neighbourhoods to live in in Beirut?We found no neutral ranking. What agencies say about Achrafieh, Ras Beirut and nearby suburbs, prices per m² and how to check a street yourself.
