The average Lebanese property deal now runs $108,400
Something shifted in Lebanon's property market this year, and the headline totals hide it. The General Directorate of Land Registry and Cadastre logged 34,549 sale transactions in the first eight months of 2026, worth roughly $3.74 billion at the LBP 89,500 rate. Divide one figure by the other and the average deal comes to about $108,400, up 26.23% from the $85,900 average over the same months of 2025.
Volume tells the opposite story. Sales fell 23.75% from the 45,313 transactions registered between January and August last year, while total value slipped just 3.76%. Close to 11,000 buyers left the market and the money on the table barely noticed. With housing loans still absent at any real scale since the 2019 banking collapse, nearly every one of these deals is settled in cash, which naturally favours buyers with larger balances.
August gave back most of July's gains
July was the strongest month of the year so far, with 5,308 registered sales worth around $628.3 million. August brought 5,145 sales, a modest 3.07% dip in count, but the value attached to them dropped 20.93% to about $496.8 million.
Average ticket size moved with it, falling 18.42% to roughly $96,570 from $118,370 in July. Because the deal count held steady, the swing is a question of composition: fewer large transactions cleared the registry in August, not fewer transactions overall.
Foreign buyers are not what is holding prices up
Non-Lebanese buyers accounted for 1.50% of all sale transactions through August. That is down from 2.09% across the whole of 2025 and 2.36% in 2024, the strongest year for foreign participation since the crisis, and close to the 1.04% floor recorded in 2022. Whatever is keeping average values elevated is coming from inside the country and from the diaspora, not from a wave of foreign investors.
Where 2026 sits against the past five years
Transaction counts are the cleaner measure here, since the lira's collapse makes year on year value comparisons unreliable. By that measure, 2021 saw 110,094 registered sales as depositors raced to turn trapped bank balances into apartments and land. The count fell to 79,990 in 2022, bottomed at 23,679 in 2023, then recovered to 36,382 in 2024 and 70,981 in 2025.
Eight months into 2026, the tally stands at 34,549, running below last year's pace and just under a third of what the registry processed in 2021. The buyers still in the market are writing bigger cheques. There are simply far fewer of them.
