Executive Summary
Asking Price$350,000 + 2.5% commission
Total Buyer Cost (Lebanese)~$382,000
Total Buyer Cost (Foreign)~$417,000
Price per sqm$3,500/sqm
Market PositionUpper-mid Achrafieh — market rate, not a bargain
vs. Pre-Crisis (2019)20-30% below pre-crisis peaks
Price NegotiabilityStated as non-negotiable
AgentRbeiz Real Estate (boutique, limited track record)
Listing Details
Size100 sqm
Bedrooms2
ConditionRecently renovated
Renovation IncludesA/C, carrelage, painting, electrical (per comments)
Location"Prime prime" Achrafieh
AgentFadi @ Rbeiz Real Estate
Contact+961-3-050569
Listed18 February 2026
Limited info available. The listing is a video reel — no floor plan, no exact address, no floor number, no building age, no parking details. These are all critical unknowns that need to be confirmed before any visit.
The "Non-Negotiable" Price — What It Signals
The agent explicitly states the price is non-negotiable. In the current Beirut context, this means:
- Seller is not under financial pressure — they don't need to sell urgently, possibly sitting on it until a "right buyer" comes along
- Seller optimism is high — new government (Jan 2025), ceasefire (Nov 2024) have boosted confidence. Sellers are pricing in expected future appreciation
- The price MAY be at the ceiling — the fact they preemptively say "non-negotiable" suggests buyers have tried, which means the price is being pushed back on
- In Lebanese culture, "non-negotiable" is often an opening position. Terms (payment schedule, parking, storage, handover timing) may still be negotiable even if the headline number isn't
Market reality check: Average transaction values in H1-2025 are down 31% from 2019. Most buyers are cash-only with limited budgets. Transaction volumes are still 34% below pre-crisis levels. The seller has confidence, but the market doesn't fully support premium pricing yet.
Total Acquisition Cost Breakdown
Foreign buyer surcharge is massive. The 10% reconstruction fee adds $35,000, pushing total cost to $417K for what's listed at $350K. If you qualify as Lebanese buyer, this saves 8.4% of total cost.
Achrafieh Price Comparables (Feb 2026)
Positioning: At $3,500/sqm this is market rate for upper-mid to premium Achrafieh. It's the same $/sqm as a recent near-ABC transaction. You could save $50-100K by accepting Sodeco or an older building in Achrafieh. The Monnot comp at $4,000/sqm is more expensive.
Achrafieh Price Map ($/sqm)
1960s building
$1,000-$1,500
Sodeco mid-range
$2,500-$3,500
Near ABC, high-standard
$3,500
20/30 Building (ultra-premium)
$5,250
Solidere Downtown
$5,000-$6,000
Fair Price Assessment
Verdict: Market Rate — Not a Bargain, Not Overpriced
$3,500/sqm is the current clearing price for quality, renovated apartments in prime Achrafieh. It matches the near-ABC 2024 transaction almost exactly. However:
- You're paying full market rate — no post-crisis discount baked in at this price point
- Fair range for this category: $3,000-$3,500/sqm ($300K-$350K). This is at the top of the range
- If you could negotiate 10% you'd be at $315K ($3,150/sqm) — much more comfortable mid-range pricing
- The renovation premium is unclear — a comment asks what the price would have been pre-renovation. If the unit was $200-250K before renovation and $50-80K was spent on renovation, the seller is pricing at or above replacement cost
What Bothers Me About "Non-Negotiable"
In a market where volumes are 34% below 2019 and there's no bank financing, a seller refusing to negotiate signals either genuine scarcity (the unit really is uniquely located) or irrational seller confidence. Without knowing the exact address, floor, view, and building quality, there's no way to tell which. Get the address first, then decide if the premium is justified.
1. Electricity — The #1 Infrastructure Concern
EDL provides ~6-8 hours/day in Beirut. Every apartment runs on a layered system: EDL + generator + inverter/battery.
- !EDL meter — Confirm active subscription, check ampere allocation (need 10-15A for 100sqm), get last 12 months of bills
- !Generator subscription — Building must have a moteur with active subscription. Check ampere allocation (need 10A for AC). Current cost: ~$0.35/kWh variable + fixed monthly. Ask if metered or flat-fee
- !Generator quality — Listen to it running. Check brand, age, fuel supply reliability. Ask how often it fails. Generator noise from own building + neighbors
- !Inverter/battery system — Does the apartment have one? If not, budget $2,000-$10,000 depending on lithium vs lead-acid. Bridges the EDL-generator gap
- !Electrical panel — Open the breaker panel. Must be modern MCB with labeled circuits and RCCB safety device. Check for proper EDL/generator/inverter separation
- !Solar option — Rooftop space available? Syndicate allows it? Budget $6,000-$10,000 installed. 3-5 year payback
2. Water Supply
Municipal water comes every 2-3 days, sometimes less. Every building needs storage + pump + filtration.
- !Rooftop tank — Must exist. Check capacity (need 1,000-2,000L for 2BR), material condition (plastic degrades in sun), cleanliness
- !Building reservoir + pump — Underground tank fills from municipal, pump sends to roof. Verify pump works and is maintained
- !Water quality — Run taps, check for discoloration. Ask about filter system. Budget $200-500 for filtration if none exists
- !Water pressure — Run all taps + flush toilet simultaneously. Pressure drop = pump issue
- !Private tanker frequency — Ask neighbors how often they need tanker delivery. Factor as recurring cost
3. Plumbing & Drainage
- !Pipe material — Galvanized steel (pre-1990s) = corroded, replace. Modern = PPR or PEX supply, PVC drainage. If renovation claims "new plumbing," verify: supply lines only (easy) or also drainage (hard)?
- !Building risers — Even if apartment pipes are new, the building's shared vertical pipes may be original galvanized. Old risers feeding new internal pipes = problems coming
- !Drainage test — Run water in every sink, shower, toilet simultaneously. Slow = blockage or undersized pipes
- !Sewage connection — Municipal sewage system or cesspool? Cesspool is a dealbreaker for a "prime" apartment
- !Water heater — Type, capacity (need 80-100L for 2BR), age. Electric heaters are heavy on generator power
4. Building Structure & Seismic Safety
Lebanon sits on the Dead Sea Transform fault system. AUB research found Beirut's building stock has a high probability of collapse exceeding FEMA limits. 16,000+ buildings in Lebanon are estimated at risk in a magnitude 6-7 earthquake. Pre-2005 buildings have NO seismic design code.
- !Building age — This is the single most important structural data point. Pre-1975 = no code. 1975-1990 (war era) = highest risk. Post-2005 = seismic code enforced. Ask for building permit
- !Blast damage (Aug 2020) — If anywhere near Achrafieh east / port side, ask explicitly about port explosion damage and repairs. Request documentation
- !Concrete inspection — Check parking level/ground floor for exposed rebar, cracks, honeycombing, efflorescence. These indicate structural degradation
- !Structural engineer — For any pre-2005 building, strongly consider hiring one ($500-1,500). Non-negotiable if pre-1990
- !Balcony/facade — Check soffits (undersides) for water damage. Check facade cladding for loose pieces
5. Renovation Quality — Is It Real or Cosmetic?
The listing is described as renovated (A/C, carrelage, painting, electrical). Here's how to tell if it's quality work or a flip job:
Red flags for cosmetic-only renovation: Thick fresh paint everywhere (concealing moisture), tiles over old tiles (tap floor — hollow = layered), furniture hiding wall damage, strong paint/air freshener smell (masking mold), no documentation/receipts/warranty.
- !Electrical panel — Open it. Modern MCB panel with labeled circuits? Or old fuse box with new facade? Each area needs its own breaker. Must have RCCB safety device
- !Tile test — Tap tiles everywhere. Hollow sound = tiles laid over old floor = will crack. Check grout lines, edge cuts near walls
- !Moisture meter — Bring one ($20-30). Test walls in bathrooms, kitchen, and behind any wall adjacent to plumbing. Above 20% = hidden moisture problem behind fresh paint
- !AC units — Brand (LG, Samsung, Daikin = good), inverter technology?, BTU rating per room, outdoor condenser condition. Need 12K BTU/bedroom, 18-24K for living area
- !Windows — Double glazing? Single-pane = corners cut. Check rubber seals, open/close every window
- !Bathroom waterproofing — Check ceiling of room below bathroom for discoloration. Check silicone/caulk around shower
- !Floor level — Put a ball/bottle on floor. Significant rolling = unlevel substrate, poor work
6. Building Common Areas
- !Syndicate — Active building committee? Get last 12 months of minutes. What are monthly fees? Is there a reserve fund for major repairs?
- !Elevator — Brand, age, maintenance contract. Ride it, listen for noise. In a country with 16-18h/day power cuts, elevator reliability matters
- !Parking — Included? Deeded (owned) or assigned (revocable)? Deeded parking adds significant value in Achrafieh
- !Lobby/stairwell condition — Best indicator of overall building management quality
- !Concierge (natour) — Building caretaker adds security and convenience
Property Registration Types — Know What You're Buying
MUST verify: is this mafrouz or masha3? If it's masha3, walk away — the legal headaches for resale, renovation, and inheritance are not worth it at any price.
Title Verification Checklist
- !Fresh tabu extract (ikhraj qaid) — Get this from the DLRC. Shows current ownership, boundaries, area, and any liens/mortgages. Any citizen can request it
- !Seller matches owner — Name on tabu must match the seller. If different: power of attorney? Inheritance? Investigate
- !No liens or mortgages — Check the tabu for hajer (liens), rahn (mortgages), or seizures. Property must be clean
- !Surface area matches — Tabu area must match what seller claims (100 sqm). Discrepancies are common
- !Inheritance chain — If inherited, ALL heirs must sign off. Check the inheritance ruling (hukm irsi). Watch for minors, absentees, or deceased heirs creating sub-chains
- !Building permit + occupancy permit — Verify the building has both. Check if apartment layout matches approved plans — unauthorized modifications are common and technically illegal
- !Municipality clearance — No outstanding municipal fees (bara'at dhimma baladiyya)
- !Utility clearances — No outstanding EDL, water, or phone bills on the property
Foreign Buyer Considerations
- !Ownership limit — Foreigners can own up to 3,000 sqm without Council of Ministers approval
- !Ownership clearance letter — Must obtain from DLRC before notary drafts the sale contract
- !10% reconstruction surcharge — Adds $35,000 to cost. Confirm whether you qualify as Lebanese buyer (dual nationality, residency) to avoid this
- !Reciprocity — Lebanon checks if your home country allows Lebanese to buy property there. France: yes (reciprocity exists)
Hire a Lawyer — Non-Negotiable
Lebanon has no functioning judiciary. Courts are severely backlogged. Property disputes take years or decades to resolve. The ONLY protection is doing proper due diligence upfront with an independent lawyer (not the agent's lawyer, not the seller's lawyer — YOUR lawyer). Budget $1,000-2,000 for comprehensive title review and contract drafting.
Risk Assessment
Title / Legal
Paper-based records, possible inheritance disputes, slow courts. If the property is masha3 (shared), resale and legal clarity are nightmare scenarios. Mandatory: independent lawyer + fresh tabu extract.
Structural / Seismic
Beirut sits on active fault. Pre-2005 buildings have no seismic code. AUB research shows collapse probability above FEMA limits for many buildings. If building is pre-1990, structural engineer is mandatory.
Renovation Quality Unknown
"Renovated" can mean quality gut renovation or cosmetic paint-and-tile flip. No documentation = unknown. Fresh paint can hide moisture, mold, cracks. A/C and carrelage are visible; pipes and wiring are invisible.
No Bank Financing (Liquidity Risk)
All-cash market. No functioning bank lending since 2019. At $350K, your buyer pool is limited to people with $350K+ cash. Harder to exit than a $200K property. Market freeze during political crises (happened Nov 2024).
Electricity / Infrastructure
EDL provides 6-8h/day. Generator subscription is mandatory ($100-200/month variable). If building generator is old/oversubscribed, the apartment is uninhabitable during 16-18h/day without power.
Political / Country Risk
New government is most stable since 2019, but Lebanon's track record is poor. Another crisis could freeze the market. Israel-Hezbollah ceasefire holds but region remains volatile. Currency risk if any contract clause references LBP.
Foreign Buyer Surcharge
10% reconstruction fee ($35K) applies to non-Lebanese buyers. Confirm nationality treatment — French-Lebanese dual nationals may qualify as Lebanese for property purchase purposes.
Agent Track Record
Rbeiz Real Estate is a boutique agency with limited public track record. Not among established Beirut agencies (JSK, ICAR Wakim, Ramco). Doesn't make them bad, but means less to verify. Standard due diligence applies.
5 Walk-Away Triggers
1. Property is masha3 (shared/undivided). Legal headaches for resale, renovation, and inheritance make this a non-starter at any price.
2. Building is pre-1990 with no structural assessment. Seismic risk too high without professional verification. War-era construction (1975-1990) is the riskiest category.
3. No generator subscription or generator is unreliable. Without backup power, the apartment is uninhabitable for 16-18 hours per day. Not fixable by the buyer.
4. Liens, mortgages, or unresolved inheritance on the tabu. In Lebanon's dysfunctional courts, resolving these can take years or decades. Not your problem to solve.
5. Renovation hides moisture problems. If moisture meter reads >20% behind fresh paint, the renovation is covering up damage that will resurface within months.
Negotiation Strategy (Despite "Non-Negotiable")
Even if the price number doesn't move, here's what to negotiate:
- Payment schedule — Can you split payment (e.g., 80% at signing, 20% at handover)? This gives you leverage if issues emerge
- Inclusions — Parking spot, storage room, furniture, appliances. These have real value and are easier for sellers to concede than headline price
- Commission — The 2.5% buyer commission ($8,750) is paid to the agent. You can try to negotiate this down, especially if you approach the seller directly
- Handover timing — Flexible handover date may benefit the seller; use it as a concession to extract value elsewhere
- Condition guarantee — Request a defect warranty period (e.g., 6 months) given the renovation. If the seller refuses, they may not trust the renovation quality either