What is the average price per square metre in Beirut in 2026?

Also asked as: “What is the price per m2 in Beirut in 2026?” · “How much is a square metre in Beirut?” · “Beirut apartment price per square metre” · “Price per m2 in Achrafieh and Ras Beirut”

What the published figures say, area by area#

These figures come from different sources, dates and methods, so they do not line up exactly. None of them is a measured sale price from the Land Registry.

DoorEast's figures are the most recent. An-Nahar says they are advertised prices, and neither the method nor the sample size is published^[1]. For more detail by district, see prices in Achrafieh, Ras Beirut and Downtown.

Why nobody can give you one 2026 average#

Lebanon has no reliable, continuous national property price index, as Libnanews (August 2026) and LeBusiness (October 2026) both point out^[3,4]. Land Registry statistics describe a district. They cannot tell you about a particular floor, a view, a broken lift or a deed shared between heirs^[3].

Dividing the registry's published totals by the number of sales gives about USD 108,000 per transaction (2026)^[3,7] (Libnanews for January-May, LeBusiness for January-August). Libnanews stresses that this mixes apartments, land, shops and other property, so it tells you nothing about the price of a flat.

Read the 2025 rise with care too. R.E.A.L's president told The Beiruter that sales volumes did not drive it: owners repriced their properties closer to pre-2019 levels^[2]. Sources disagree on how close prices now are to pre-crisis levels. R.E.A.L says prime areas such as Downtown and parts of Achrafieh and Ras Beirut are close to them. Assukna, an agency that sells property, said in April 2026 that Beirut prices are still significantly below 2018/2019 levels^[8]. Neither side shows a data series.

Asking price versus what a flat sells for#

LeBusiness, An-Nahar and Libnanews all say asking prices and recorded sale prices are different numbers, and none of them measures the gap^[1,3,4]. Cedar Keys Estates, an advisory firm quoted by LeBusiness in October 2026, says properties are often priced on what a neighbour claims to have been offered, and then sit unsold for six months^[3].

In an opinion piece, Libnanews (August 2026) suggests that ordinary, legally sound housing can sell 20-40% below its asking price. It presents this as a scenario, not a measured margin^[4]. There is more in why advertised prices differ from registry prices and how much you can negotiate.

The building's age matters as much as the street. For Achrafieh in Q3 2025, JSK Real Estate gave USD 2,800-4,000 per m² for new developments, USD 2,000-2,500 for flats up to 25 years old and USD 1,000-1,500 in 1960s buildings^[5]. According to Libnanews, old Beirut flats needing major work could be negotiated to around USD 1,000-1,500 per m² in early 2025^[4].