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Real Estate Prices in Beirut 2026: Price per m² by Neighborhood
  • 11 Nov-2026

Real Estate Prices in Beirut 2026: Price per m² by Neighborhood

If you are thinking of buying an apartment in Beirut this year, the first question is always the same: what does a square meter actually cost? The honest answer is that it depends heavily on the street, the building's age and the view, and that Lebanon still has no official price index. What we do have are dated asking-price averages from listing portals, ranges published by agencies, and Land Registry totals. This guide brings those numbers together for 2026, explains what is driving them, and walks you through the costs and legal steps of buying, whether you live in Lebanon, in the diaspora, or hold a foreign passport.

All figures below are estimates in US dollars, mostly asking prices, and each one is dated and linked to its source at the end of the article. Final sale prices are often lower after negotiation.

Beirut Real Estate Market Overview 2026

Beirut's property market has been through two very different years in a row.

2025: a rebound. After the cease-fire that took effect on 27 November 2024, the election of a new president and the formation of a new government, demand for Beirut apartments picked up quickly in early 2025, with many buyers who had paused during the war closing deals within weeks, according to L'Orient Today. Data from the Real Estate Brokers and Consultants Syndicate (R.E.A.L), reported by The Beiruter, put the rise in Beirut residential prices between 2024 and 2025 at 32.83%. The syndicate's president was careful to add that this rise came mainly from owners repricing their properties closer to pre-2019 levels, not from a surge in the number of sales.

2026: fewer deals, firm prices. The war resumed on 2 March 2026, with strikes on Beirut's southern suburbs and parts of the capital, before a framework agreement between Lebanon and Israel was announced in June 2026 (L'Orient Today, October 2026). Activity slowed but did not stop. Land Registry figures read by BLOMInvest Bank and reported by LeBusiness show 34,083 property sales worth about $3.70 billion nationwide between January and August 2026. The number of sales through July was still about 25% lower than a year earlier, yet the value gap had narrowed to 5.36%. In other words, fewer properties are changing hands, but the deals that close are larger.

In prime Beirut areas, prices have held up. L'Orient Today reports that in Achrafieh, prices in new developments rose by more than 10% in 2026, driven by higher construction costs and property values. Local brokers describe Beirut real estate as a "safe haven" for people who distrust the banking system.

One caution before the numbers: sources disagree on how close Beirut is to its pre-crisis peak. R.E.A.L told The Beiruter that Downtown and parts of Achrafieh and Ras Beirut are close to pre-crisis levels, while other market participants say Beirut prices are still significantly below 2018/2019 levels (as summarised by Ahla Beit). Neither side publishes a data series, so treat both claims as opinions.

Price per m² in Beirut by Neighborhood (2026)

The list below gathers the most recent published figures we could find for each area. Where two sources give different numbers, both are shown. "Asking" means advertised listing prices, not registered sales.

  • Downtown / Solidere: $6,402 (Sept 2026) to $6,653 (Oct 2026). Other figures: $5,000–6,000 (early 2025, city centre). Waterfront around Zaitunay Bay and the Marina above $6,800 (2025).
  • Ain el Mreisseh: $4,443 (Oct 2026). Sea-view towers along the corniche.
  • Ras Beirut / Hamra: $4,415 (Sept 2026) to $4,622 (Oct 2026). Other figures: $2,000–4,500 (Q3 2025, agency range). Wide range: old Hamra stock vs. new sea-view projects.
  • Raouche / Manara: About $4,210 for Raouche (Sept 2026). Other figures: No separate published figure found for Manara. Sea-view floors command a premium.
  • Gemmayzeh / Mar Mikhael: $4,127 for Gemmayzeh (Oct 2026). Other figures: $3,400–4,300 for Mar Mikhael (early 2025). Heritage streets, limited new supply.
  • Ramlet el Baida: $3,846 (Oct 2026). Seafront, larger floor plans.
  • Achrafieh – Carré d'Or: About $3,700 (Sept 2026). Sursock, Sioufi and the most sought-after streets.
  • Achrafieh (overall): $3,091 (Sept 2026) to $3,201 (Oct 2026). Other figures: New builds $2,800–4,000; up to 25 years old $2,000–2,500; 1960s buildings $1,000–1,500 (Q3 2025). Largest number of listings in the city.
  • Verdun: About $3,102 to $3,128 (Sept–Oct 2026). Upscale towers, good parking.
  • Ras al-Nabeh / Kaskas: —. Other figures: About $2,500 and $2,250, off-plan (May 2025). More affordable central options.
  • Badaro, Jnah: No published per-m² figure found. Ask brokers for recent comparable sales.
  • Karakol el-Druze / Mazraa: —. Other figures: Below $1,700 (2025). Bottom of the Beirut range.

Sources: DoorEast Market Insights (Oct 2026), DoorEast figures reported by An-Nahar via Ahla Beit (Sept 2026), Waradana (Sept 2026), JSK Real Estate (Q3 2025), The Beiruter (Jan 2026), L'Orient Today (May 2025), Libnanews via Ahla Beit. Full links at the end.

What these numbers mean in practice

A per-m² average can hide a lot. On 13 October 2026, DoorEast found five two-bedroom, 120 m² apartments for sale in Achrafieh asking $270,000, $300,000, $340,000, $350,000 and $470,000. Same neighborhood, same size, and a spread of $200,000, explained by floor, view, condition, parking and building age.

As a rough illustration only: at Achrafieh's asking average of around $3,100–3,200 per m², a 120 m² apartment would be listed at roughly $370,000–385,000, while the same size in Downtown at around $6,400–6,650 per m² would be listed above $760,000. Your actual price will depend on the specific unit.

New projects and off-plan prices

Construction has restarted across the capital. In May 2025, L'Orient Today reported pre-construction prices for lower floors of $3,000–3,800 per m² in Koraytem, Hamra, Monnot and Geitawi, with developers focusing on smaller units. Studios and one-bedroom apartments were advertised at $300,000–315,000 for 75–90 m². Because banks are not lending, many families looking for three bedrooms have turned to older apartments that need renovation instead.

Rent Prices in Beirut 2026

The rental market has moved more slowly than sale prices. R.E.A.L's president told The Beiruter that rents remain capped by the limited purchasing power of resident households, even though demand for small and medium apartments stays active.

DoorEast sampled asking rents for two-bedroom apartments on 13 October 2026:

  • Achrafieh: median $1,200 a month (range $700–2,500)
  • Badaro: median $1,300 a month (range $650–2,000)
  • Verdun and the coast (Ain el Mreisseh, Ramlet el Baida, Manara, Raouche): median $1,500 a month (range $750–3,500)
  • Hamra / Ras Beirut: median $1,700 a month (range $800–3,000)

For investors, the same DoorEast sample gives a gross rental yield of about 4.1% for a two-bedroom apartment in Achrafieh (median rent $14,400 a year against a median asking price of $350,000). JSK Real Estate estimated yields of 3.5–5% in Ras Beirut in Q3 2025. These are gross figures; building fees, generator subscriptions, maintenance and empty months reduce the net return.

If you want to compare what is currently available, browse our apartments for rent in Beirut.

What Drives Beirut Property Prices in 2026

A cash market. Since the 2019 banking crisis, most sales are paid in "fresh dollars" rather than by bank transfer from a local account. As The Beiruter puts it, this restricts buying power to people with available cash or remittances from abroad, and largely excludes resident salaried buyers.

Very limited mortgages. Commercial banks are still not writing home loans, according to EnterpriseAM (September 2026). Banque de l'Habitat reopened applications in June 2024, cut its housing-loan rate to 5.75% on 1 July 2026, and had granted 1,059 loans worth $74 million by early July, with a cap of $100,000 per loan. The Public Corporation for Housing has asked for $100 million in the draft 2027 budget to restart subsidised loans at 3.5%, but this still needs Cabinet and parliamentary approval. The president of the brokers' syndicate R.E.A.L ties any real recovery to banking reform and the return of housing loans (The Beiruter).

Diaspora and expatriate demand. Purchasing in 2025 was concentrated among Lebanese expatriates, some local investors and people holding cash who wanted to protect their savings from inflation (The Beiruter). JSK Real Estate also reports interest from foreign passport holders in Achrafieh seeking long-term assets.

Security and politics. The market reacts quickly to the security situation. Early 2025 confidence was interrupted by regional conflict, and 2026 brought renewed war followed by a framework agreement. Prime, secure neighborhoods have proven the most resilient.

Construction costs and scarce supply. Rising building costs and limited new supply in central districts are pushing new-development prices up, especially in Achrafieh (L'Orient Today, 2026).

Buying Costs in Lebanon: Fees, Taxes and Commission

Budget carefully for costs on top of the price.

  • Land Registry transfer fee: 3% of the value for Lebanese buyers and 5% for non-Lebanese buyers, under Article 92 of Budget Law 10/2022. Kallas Law Firm says the 2024 and 2026 budget laws left this unchanged. For built property, the fee is charged on the higher of the declared price and the official estimated value.
  • Other charges: notary fees, a Bar Association levy, stamp duty and a municipal fee. With these, Kallas Law Firm estimates total charges at about 4% for Lebanese buyers and about 6% for non-Lebanese buyers, excluding broker and lawyer fees.
  • Older figures: you will still see 5.8% or a combined 6.45% quoted online (for example from IDAL's legal framework, which DoorEast cites). Ahla Beit notes those figures predate Law 10/2022 or bundle several charges together. Ask your notary for a written, itemised quote.
  • Broker commission: no law fixes the rate. The customary practice described by JSK Real Estate and R.E.A.L is 2.5% of the final price paid by each side to its own agent. Agree the rate, who pays it and when it is due in writing.

Legal Steps to Buy Property in Beirut

Whatever your nationality, the core rule is the same: in Lebanon, ownership passes only when the sale is registered at the Land Registry (Kallas Law Firm). The usual sequence is:

  • Land Registry extract. Get a recent extract to confirm the owner, the area and any mortgages, seizures or easements.
  • Promise of sale (optional). A preliminary agreement, which can be provisionally registered to protect the buyer.
  • Sale deed before a notary. A power of attorney or an unregistered private contract does not transfer ownership.
  • Registration at the Land Registry. This is the moment you legally become the owner.
  • Payment of fees. Transfer fee, notary, Bar levy and stamp duty.

For Lebanese and diaspora buyers

Lebanese citizens, including those living abroad, pay the 3% transfer fee. If you cannot travel, the process can be completed through a representative holding a power of attorney, but remember that the power of attorney itself is not ownership: insist on full registration. Dual nationals should ask the notary which rate applies before signing, as published sources do not address this case clearly.

For foreign buyers

Foreign ownership is governed by Legislative Decree 11614 of 1969 and Law 296/2001, as summarised by IDAL:

  • A foreigner can own up to 3,000 m² in total without prior authorisation; spouses and minor children count as one person.
  • Larger acquisitions require a Council of Ministers decree.
  • Foreign ownership is capped at 3% of Lebanon's land, 3% of any district and 10% of Beirut.
  • A foreign buyer has one year to purchase and register after the licence is granted.

Non-Lebanese buyers pay the 5% transfer fee, plus a Land Registry statement fee on the acquisition request. Foreign demand is concentrated in the capital: registry analysis cited by LeBusiness counts non-Lebanese owners holding 6.22% of Beirut's land.

SmoothMove also advises on citizenship through real estate investment and our other real estate services for international clients.

Tips for Buyers in Beirut

  • Compare price per m², not total price. And compare within the same street and building age.
  • Treat asking prices as a starting point. No source measures the typical negotiation margin, but every source agrees that final sale prices often differ from listings.
  • Check the building, not just the apartment. Generator supply, elevator, water, parking and the building's age all affect value and resale.
  • Get the Land Registry extract before paying a deposit. Shared inheritance deeds and mortgages are common and can stall a sale.
  • Clarify payment terms early. Most sellers want fresh dollars; ask whether cash in Lebanon or a transfer abroad is accepted.
  • Get fees quoted in writing. Transfer fee, notary, commission and who pays each.
  • Work with a local agency. An agent who knows recent sales on your street can save you more than the commission costs.

Outlook for Beirut Property Prices

No reliable forecast exists, and anyone promising a specific figure is guessing. What the sources do suggest:

  • Prime areas such as Downtown, Achrafieh and Ras Beirut have held their value through a difficult 2026, and new-development prices in Achrafieh have risen.
  • Transaction volumes remain well below 2025, so liquidity is thinner, especially outside prime districts.
  • The main upside catalysts named by brokers are lasting security, banking reform and the return of mortgages, including the proposed state-subsidised loans in the 2027 budget.
  • The main risk remains renewed conflict.

For buyers with cash and a long horizon, well-located, well-maintained apartments in central Beirut have historically been the most resilient part of the market. For everyone else, careful due diligence matters more than timing.

Frequently Asked Questions

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

There is no single official average. Published asking-price averages for autumn 2026 range from about $3,100–3,200 per m² in Achrafieh and Verdun, to $4,400–4,600 in Ras Beirut and Ain el Mreisseh, and $6,400–6,650 in Downtown. Some areas such as Mazraa were below $1,700 in 2025.

How much does an apartment in Achrafieh cost?

Asking prices averaged about $3,091–3,201 per m² in September–October 2026, and about $3,700 in the Carré d'Or. In DoorEast's October 2026 sample, two-bedroom apartments asked a median of $350,000. Older buildings can be far cheaper: JSK Real Estate quoted $1,000–1,500 per m² for 1960s buildings in Q3 2025.

Are Beirut property prices rising in 2026?

In prime areas, yes, modestly. New developments in Achrafieh rose by more than 10% in 2026, according to L'Orient Today, while national sales volumes fell. Beirut residential prices rose 32.83% between 2024 and 2025, according to R.E.A.L.

Can foreigners buy property in Beirut?

Yes. Foreigners can own up to 3,000 m² without prior approval, subject to caps (10% of Beirut's land), and pay a 5% transfer fee instead of 3%. A licence and registration within one year are required.

What are the fees for buying property in Lebanon?

The transfer fee is 3% for Lebanese and 5% for non-Lebanese buyers. With notary, stamp duty and other charges, Kallas Law Firm estimates the total at about 4% and 6%. Broker commission is customarily 2.5% per side.

Can I get a mortgage to buy in Beirut?

Options are limited. Commercial banks are still not offering home loans. Banque de l'Habitat lends up to $100,000 at 5.75% (from July 2026), and a state-subsidised programme at 3.5% has been proposed for the 2027 budget.

Find Your Home in Beirut with SmoothMove

Prices in Beirut can vary by hundreds of thousands of dollars within the same neighborhood, which is why local knowledge matters. SmoothMove Real Estate has helped clients buy, sell and rent property in Beirut since 2017, from our office in Downtown Beirut. Whether you live in Lebanon or abroad, we can help you compare real options, check the paperwork and negotiate a fair price.

Call: +961 70 000 796 | Email: info@smoothmovelb.com Office: 4th floor, Kanaan Building, Abdul Malek St., Allenby-Foch, Downtown Beirut

This article is general market information, not legal, tax or investment advice. Figures are published estimates and mostly asking prices; confirm fees with a notary or lawyer before you sign.

Sources

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