Based on 6 comparable Dlebta land listings (JSK Real Estate), Lebanese construction unit rates (Green Titles), and replacement cost methodology. All sources linked below.
Dlebta is a mountain village in Keserwan District, Mount Lebanon. Elevation ~670m, 26km north of Beirut. The village sits above Jounieh Bay with open mountain and partial sea views.
Six current listings from JSK Real Estate, all located in Dlebta, Keserwan. Each reference links to the individual listing page.[1]
| Ref | Features | Size | Price | $/sqm | Zoning |
|---|---|---|---|---|---|
| L13705 | Mountain view, road access | 652 sqm | $150,000 | $230 | 30/90 |
| L11336 | Sea view, road access | 4,680 sqm | $1,100,000 | $235 | 20/40 |
| L06570 | Sea view, road access | 3,300 sqm | $660,000 | $200 | 20/40 |
| L06568 | Sea view, road access | 5,500 sqm | $1,100,000 | $200 | 20/40 |
| L19531 | Sea view | 910 sqm | $180,000 | $198 | 20/40 |
| L17221 | Sea view, road access | 10,000 sqm | $1,000,000 | $100 | 15/30 |
All listings from JSK Real Estate. Click any reference number to view the full listing. These are asking prices (pre-negotiation).
The data shows a clear pattern:
The subject property (2,200 sqm) falls between the small and mid-size brackets. This is raw land pricing. These listings do not include slope work, retaining walls, road construction, or landscaping.
Excluding the 10,000 sqm outlier (different zoning class), the Dlebta range for plots with view and access is $198-235/sqm. For a 2,200 sqm plot, larger plots command slight discounts. Conservative raw land estimate:
For reference, Q3 2025 residential property prices in Keserwan[2]:
| Area | Residential $/sqm | Note |
|---|---|---|
| Jounieh | $1,000 - $1,500 | Standard apartments |
| Adma | $1,300 - $2,000 | Premium coastal |
| Faqra (outside club) | $2,500 - $3,000 | Mountain resort |
| Broumana / Baabdat | $1,300 - $2,000 | Nearby mountain |
These are finished apartment prices, not land prices. Included for context only. Land typically represents ~30-40% of finished property value.[6]
The building is a 3-floor bare concrete structure (3 floors x 250 sqm = 750 sqm total). Skeleton only: concrete columns, slabs, stairs, and load-bearing walls. No electrical, plumbing, windows, doors, plastering, flooring, or waterproofing.
Using published Lebanese construction unit rates from Green Titles[3], we estimate the cost of each structural element.
3 floors x 250 sqm = 750 sqm total slab area
Using hourdi slab 200mm at $115-120/sqm[3] (standard Lebanese residential construction, includes concrete, block infill, steel, and formwork):
Estimated ~40 columns per floor, 3 floors = 120 columns. Average column: 0.30m x 0.30m x 3.0m = 0.27 m3. Total volume: ~32 m3.
Reinforced concrete columns at $210/m3[3]:
Structural walls (stairwell, elevator shaft, shear walls). Estimated ~60 m3 total.
RC walls 250mm at $265/m3[3]:
3 stair flights connecting the floors. Estimated ~9 m3 total.
Stair flights at $220/m3[3]:
Building footprint ~250 sqm. Raft foundation estimated at 0.5m thick = 125 m3.
Raft foundation at $140/m3 (35MPa SRC)[3]:
100mm plain concrete under foundation: 250 sqm x 0.10m = 25 m3 at $125/m3[3]:
| Element | Cost | $/sqm |
|---|---|---|
| Slabs (hourdi 200mm, 750 sqm) | $86,250 - $90,000 | $115 - $120 |
| Columns (32 m3) | $6,720 | $9 |
| Walls (60 m3) | $15,900 | $21 |
| Stairs (9 m3) | $1,980 | $3 |
| Raft foundation (125 m3) | $17,500 | $23 |
| Blinding (25 m3) | $3,125 | $4 |
| Total Structure | $131,475 - $135,225 | $175 - $180 |
Multiple sources cite turnkey residential construction in Lebanon at $400-700/sqm.[7] The gros oeuvre (structural skeleton) is widely estimated at 40-50% of total construction cost.
Our bottom-up figure ($175-180/sqm) sits within the top-down range, which is expected for a mountain village where labor is cheaper than Beirut. The top-down method gives $160-210/sqm for a mountain context. Adding contingency for transport and miscellaneous costs to the bottom-up figure pushes the high end toward $210/sqm.
The low end ($175/sqm) reflects the bottom-up calculation at minimum unit rates. The high end ($210/sqm) includes mountain transport premium and contingency, validated by the top-down cross-check ($160-210/sqm for mountain village context). At 750 sqm, the high end = 750 x $210 = $157,500, rounded to $158,000.
The subject property's land is NOT raw. Significant work was done: slope terracing, retaining walls, private road, garden landscaping. These improvements are reflected in the land valuation above. This section quantifies the replacement cost of that work for reference.
| Improvement | Scope | Low | High | Source |
|---|---|---|---|---|
| Terracing & Earthwork | ~2,000 m3 cut-and-fill on sloped terrain | $26,000 | $50,000 | Excavation at $13-16/m3[4][8] + equipment mobilization |
| Retaining Walls | ~100 lm hybrid walls, avg 2m high | $27,000 | $49,000 | Concrete at $255-275/m3[3], stone facing, drainage |
| Private Road | ~75m x 3.5m asphalted road | $14,000 | $24,000 | Subgrade $1 + base $3 + asphalt $4.50/sqm[5] + curbing + drainage |
| Garden & Landscaping | ~1,000 sqm active garden, herb garden, mature plantings | $33,000 | $74,000 | Irrigation, soil prep, planting, hardscaping (regional benchmarks) |
| Site Preparation | Drainage, utilities, engineering, permits | $18,000 | $43,000 | Well/water, electricity, septic, survey, OEA fees |
| Total Improvement Replacement Cost | $118,000 | $240,000 |
The improvement replacement cost ($118K-$240K, midpoint ~$180K) divided by 2,200 sqm = $54-109/sqm premium over raw land. This is consistent with the ~$40-100/sqm difference observed between the 10,000 sqm raw plot ($100/sqm) and the improved mid-size plots ($200-235/sqm) in the comparables table.
| Component | Low | Mid | High |
|---|---|---|---|
| Land (2,200 sqm, improved, with view) | $308,000 | $374,000 | $440,000 |
| Structure (750 sqm bare skeleton, 3 floors) | $131,000 | $145,000 | $158,000 |
| Total Property Value | $439,000 | $519,000 | $598,000 |
Two factors push the actual transaction price below the replacement cost sum:
Applying a combined 20-30% discount from the component valuation: