Who pays the real estate broker in Lebanon, the buyer or the seller?
On this page
Short answer
No law says who pays the broker in Lebanon[1]. Under the Commercial Code, a broker's fee is set by agreement; a judge may reduce an excessive fee. According to a Lebanese agency, JSK Real Estate (2018), and the brokers' syndicate REAL (2015), the custom is 2.5% of the final price from each side[2,3], with each side paying its own broker. Agree the rate and who pays in writing before the first viewing.
Also asked as: “Does the buyer or seller pay the agent in Lebanon?” · “Who pays real estate commission in Lebanon?” · “Do both buyer and seller pay the broker in Lebanon?” · “Broker fee Lebanon who pays”
Key facts
- Who pays, by law
- No law names a payer or fixes a rate[1]
- The legal rule
- set by agreement; a judge may reduce an excessive fee[1]
- Customary sale rate
- 2.5% of the final price from each side[2,3], according to JSK Real Estate (2018) and REAL (2015)
- Customary rental rate
- one month's rent from each side[2], for leases up to three years, according to JSK Real Estate (2018)
- When the fee is earned
- when the broker's work leads to the contract[1]
- When the broker loses the fee
- If he acts for the other party against his duties, or gets a fee promise from them in bad faith[1]
What the law says
Lebanese law treats brokerage as a contract. For a fee, the broker points you to a deal or acts as go-between in the negotiation, and the general rules of agency apply[1]. Article 292 of the Commercial Code says the fee is set by agreement or by an official tariff. Failing those, custom or the judge's estimate sets it.
No law names which party pays, and we found no official tariff for real estate brokerage[1]. So the answer to "buyer or seller?" is whatever you and the broker agree. A judge may also cut an agreed fee that is out of proportion to the deal and the work done. More on that in whether a court can reduce a broker's fee.
What brokers say the custom is
For sales, JSK Real Estate wrote in October 2018 that the buyer pays 2.5% of the final price to the buyer's agent and the seller pays 2.5% to the seller's agent. The president of REAL gave the same 2.5% in a December 2015 interview[2,3]. Both sources are brokers, so both have an interest in the figure. We found no source after 2019 on whether the rate has changed or is now quoted in US dollars. See what commission brokers charge on a sale.
For rentals, JSK Real Estate says each side pays its own agent one month's rent, for leases of up to three years[2]. Details are in who pays the commission on a rental.
One broker for both sides, and new projects
According to JSK Real Estate, one agent acting for both buyer and seller is accepted in Lebanon[1]. The law draws one line. A broker loses all right to the fee and to his expenses if he works for the other party in breach of his obligations, or induces that party to promise him a fee in bad faith. If one broker serves both of you, ask him to say so in writing and to state what each side pays. More in one broker acting for both sides.
We found no confirmed source on who pays when you buy in a new project, for example whether the developer pays the broker (see buying directly from a developer). Ask the developer and the broker, and get the answer in writing before you pay a deposit.
When it is due and what it adds to your costs
The broker earns the fee when his information or negotiation leads to the contract. If the contract depends on a suspensive condition, the fee is due only once the condition is met[1]. The law does not say whether "the contract" means the promise of sale, the notarial deed or registration, so your written agreement can fix the moment. See when the commission becomes due.
The commission comes on top of the state charges. One law firm, Kallas, puts total buying charges at about 4% of the value for a Lebanese buyer and about 6% for a non-Lebanese buyer, and that figure leaves out the broker's commission[6]. The full picture is in the total cost of buying a property.
How to settle the commission before you start
- Ask the broker whose agent he is. Before any viewing, ask him in writing whether he acts for you, for the other side or for both, and who pays him.
- Put the rate, the payer and the moment in writing. The fee is set by agreement, so the written terms are what count[1]. Write down when it is due: at the promise of sale, the notarial deed or registration.
- Pay against a receipt. Pay only at the agreed moment, and keep the agreement and the receipt. If you are abroad, have both sent to you before any money moves.
It depends on
- One broker or two. With one broker for both sides, agree in writing what each side pays. He loses the fee if he acts against his duties to you[1].
- New project or resale. Who pays in a developer's project is not confirmed. Ask the developer and the broker, in writing.
- What you signed. A written agreement decides the rate and the payer, though a judge may reduce an excessive fee[1]. A lawyer can tell you whether a fee you already agreed to is open to challenge.
Common questions
Does the buyer or the seller pay the broker in Lebanon?
How much commission does a tenant pay a broker in Lebanon?
According to JSK Real Estate (2018), the customary fee is one month's rent from each side[2], for leases of up to three years. It is custom, not law, so agree it in writing.
Do I still owe the fee if the broker also worked for the other side?
According to JSK Real Estate, one broker acting for both sides is accepted in Lebanon[1]. Under Article 294 of the Commercial Code, a broker loses his fee and expenses if he acts for the other party against his duties or gets a fee promise from them in bad faith.
Sources
Checked against these sources. The numbers in the text point here.
- 1.Commercial Code (Legislative Decree 304/1942), Arts 291-297 on brokerage
Lebanese University Legal Informatics Centre (legallaw.ul.edu.lb) · 24 Dec 1942 · read 17 Oct 2026
- 2.What Are Buyer Vs. Seller Agent Roles & Responsibilities?
JSK Real Estate · 1 Oct 2018 · read 17 Oct 2026
- 3.Pushing for reform
Executive Magazine · 16 Dec 2015 · read 17 Oct 2026
- 4.Lebanon: Individual – Other taxes
PwC Worldwide Tax Summaries · 1 Jul 2026 · read 17 Oct 2026
- 5.PwC Worldwide Tax Summaries: Lebanon corporate, other taxes
PwC Worldwide Tax Summaries · 1 Jul 2026 · read 17 Oct 2026
- 6.Real estate fees calculator
Kallas Law Firm · 24 May 2026 · read 17 Oct 2026
Related questions
- What commission do real estate brokers charge in Lebanon when a property is sold?No law sets the rate: brokers cite 2.5% from each side by custom, but the fee is agreed and a judge can cut it. When it is due, VAT, what to ask.
- When is a broker's commission due in Lebanon: at signing, at registration or when the buyer pays?By law, when the broker's work leads to the contract; the law does not say if that is the promise, deed or registration. What to put in writing.
- Can I challenge or reduce a broker's commission in Lebanon if I think it is too high?Yes: under Art. 292 of the Commercial Code a judge may cut an agreed broker fee that is out of proportion to the work. Evidence, grounds and whom to ask.
- Can one broker act for both buyer and seller in Lebanon, and is that a conflict of interest?No law we found bans one broker acting for both sides, but one who acts for the other side in breach of duty loses his fee (Art. 294). Risks and safeguards.
- Who pays the broker's commission on a rental in Lebanon, and is it refundable?No law fixes it; commercial sources cite about one month's rent, split differently, and one report says it is not refunded. What the law says.
- Is VAT charged on a real estate broker's commission in Lebanon?Lebanon's standard VAT is 11%, but no source confirms it on broker commissions; it depends on the broker's registration. What to ask and put in writing.
- 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 that a real-estate broker in Lebanon is legitimate and licensed?No law we found requires a broker licence in Lebanon, so check the owner and property instead: Land Registry extract, REAL, written fees, reporting fraud.
