Registry data · published 5 October 2026
Lebanon property sales by year, 2019–2026
Eight calendar years of Lebanese property sales as the Land Registry recorded them — and a straight account of the three years nobody ever published.
The record, year by year
| Year | Registered sale value | Sale transactions | Average per sale | Foreigners’ share | What was actually published |
|---|---|---|---|---|---|
| 2019 | $6.84bn | 50,352 | $135,844 | 1.97% | Full year, reported in US$ |
| 2020 | $3.72bn to May | 18,877 to May | — | 1.56% to May | No full year ever published |
| 2021 | $4.53bn to May | 30,014 to May | — | 1.42% to May | No full year ever published |
| 2022 | $5.82bn to July | 40,366 to July | — | 1.06% to July | No full year ever published |
| 2023 | LBP 89,560bn ≈ $1.00bn | 23,679 | $42,260 | 1.87% | Comparative quoted inside a 2024 report |
| 2024 | LBP 258,829bn ≈ $2.89bn | 36,382 | $79,488 | 2.36% | Full year, reported in LBP |
| 2025 | LBP 551,050bn ≈ $6.16bn | 70,981 | $86,741 | 2.09% | Full year, reported in LBP |
| 2026 | LBP 335,112bn ≈ $3.74bn | 34,549 | $108,376 | 1.50% | January to August only |
Greyed rows are not full years. LBP figures are converted at 89,500 LBP to the dollar, the rate fixed since 1 February 2024. Averages are calculated as value divided by count, not taken from the publisher’s own average figure, which reports the latest month rather than the period.
What the series actually shows
Fewer deals, each of them larger. That is the whole story of the last six years in one sentence.
In 2019 Lebanon registered 50,352 sales at an average of $135,844. By 2023, with the registries closed for most of the year, the market bottomed at 23,679 sales averaging $42,260 — under a third of the 2019 figure. The average has climbed every year since: $79,488 in 2024, $86,741 in 2025, and $108,376 through August 2026. That is 2.6 times the 2023 floor, and still about a fifth below where it stood in 2019.
Read alongside the transaction counts, it says something specific about who is still buying. A market that loses a quarter of its deal volume while holding its value is a market where the small buyer has left and the cash buyer has stayed.
The three years nobody published
2020, 2021 and 2022 have no full-year figure — not in this record, and not anywhere else we have been able to find. What exists for those years are part-year readings published at the time and never completed: $3.72bn across 18,877 sales to May 2020, $4.53bn across 30,014 sales to May 2021, and $5.82bn across 40,366 sales to July 2022.
They are shown above because a part-year figure honestly labelled is more useful than a blank, but they cannot be compared with the full years beside them and they are not annual totals. 2023 is a different kind of gap: no report was published for it at all, and the figure in the table survives only as a comparative quoted inside a 2024 report.
Why the two halves cannot be joined
Reports up to 2022 publish in US dollars. Reports from 2024 publish in Lebanese pounds. There is no overlapping year, and 2023 — the changeover — has no report of its own. Across the collapse the exchange rate moved from roughly 1,507 to 89,500 pounds to the dollar, a factor of about sixty.
So the chart above is deliberately drawn as two blocks with a break between them. Any single trend line running from 2019 to 2026 is an artefact of the conversion, not a measurement of the market, and we do not draw one.
Why 2025 is not the peak it looks like
2025 is the largest year in this record — LBP 551,050bn across 70,981 sales, more transactions than 2019. The research desk that publishes the data says plainly that it is not real growth:
“The bulk of the work of real estate registries nowadays, especially for those that remained most on strike, is geared towards the processing of backlogged real estate transactions. As such, the figures displayed do not reflect the real momentum of the real estate sector.”
Public-sector strikes closed the registries for most of 2023, and the 2024 war closed Saida and Nabatieh again. When they reopened, years of delayed deals were registered at once. A sale agreed in 2023 and registered in 2025 appears in the 2025 column. The consequence runs both ways: 2025 overstates the recovery, and every 2026 figure measured against it overstates the decline.
2026 so far
Through August, Lebanon registered $3.74 billion across 34,549 sales. Measured against the same point in 2025 the value gap has closed from 17.8% in May to 3.8% in August, while the transaction-count gap has narrowed more slowly, from 32.3% to 23.8%. We track this monthly and publish the read as it comes.
What these numbers are, and what they are not
- Sales, not registry activity. In the first seven months of 2026 the Land Registry handled 70,924 transactions in total but only 29,404 of them were sales. The rest are mortgages, liens, inheritance transfers and corrections. Every figure on this page counts sales only.
- Appraised, not paid. Registry values are appraised for fee assessment, not the price actually paid. Under-declaration to reduce fees is common in Lebanon, so treat these as a floor on real turnover rather than a measure of it.
- Registered, not all transacted. Sales concluded by notarised contract without registration do not appear at all. A material share of Lebanese property changes hands that way.
- Republished, not taken from the Registry directly. The Directorate’s own published reports carry nothing newer than June 2025. Everything after that date reaches the public through bank research desks, and we label it that way rather than calling it official Registry data.
Sources
Annual and year-to-date sale transaction figures: Credit Libanais Economic Research Unit, republishing General Directorate of Land Registry & Cadastre data — FY2019 (published January 2020), part-year 2020, 2021 and 2022, FY2024, FY2025 and the 2026 monthly series through August (published 14 September 2026). Total registry activity against sales, and the 2026 regional split: Bank Audi, Lebanon Real Estate Sector, August 2026 edition. Currency conversion at 89,500 LBP/USD throughout. Figures last verified against source on 5 October 2026.
Mustapha Fouladkar, REALTOR®
Founder & Managing Director, Cedar Keys Estates S.A.R.L. — Member of REAL, the Real Estate Syndicate of Lebanon
Published 5 October 2026. This page is updated as new annual figures are published.
REALTOR® is a federally registered collective membership mark that identifies a real estate professional who is a member of the National Association of REALTORS® and subscribes to its strict Code of Ethics.
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