r/lebanon • u/voidestruction • 22d ago
Help / Question Architecture/Construction experts in Lebanon: What's a realistic 2026 cost for this build (Core/Shell/Glass/MEP only)?
Hey everyone,
Ajnabi 😂 newly married to a lebanese, looking to possibly do this project in the mountains, let us skip the cost of the land . I'm looking for a sanity check on current market rates for this specific architectural style.
The design is a modern, single-story pavilion.
I want to price out only the structure, glazing, and MEP/Solar. (Excluding the pool, garden, landscaping, and interior finishes like tiles/kitchens for now).
Here are the specs:
Total footprint: ~240 sqm.
Enclosed Interior: 160 sqm.
Attached Patio: 80 sqm open-air space covered by a large cantilevered concrete roof.
What I need priced:
1. The Structure (Concrete & Steel):
This is the biggest factor. I want exposed, board-formed architectural concrete for the primary walls and the cantilevered roof over the patio and the black steel I-beams for structural support/aesthetics.
2. The Glazing: The entire facade of the 160 sqm interior needs to be floor-to-ceiling glass.
3. MEP & Solar: Full mechanical, electrical, and plumbing.(exclude anything related to the pool)
Based on the current market in Lebanon, what is a realistic budget range for just these three categories (Structure, Glazing, MEP+Solar)?
Thanks in advance for any insights!
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u/Stunning_Rip_4633 Lebanese 22d ago
Architects are devils but realistically exceeding 500k USD depending on market conditions. Get a quote from an Architect, Civil Engineer and others.
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u/voidestruction 22d ago
Dancing with the devil 😂
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u/Stunning_Rip_4633 Lebanese 22d ago
I'm studying civil engineering and we have been educated on the vileness of architects
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u/Exciting_Scale_6185 21d ago
The reason this country looks like shit now is because it was built by CiViL eNgInEeRS
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u/Stunning_Rip_4633 Lebanese 21d ago
I mean the country looks bad because we doubled down on highways and uninvested in public transport both fields that civil engineers benefit from. What exactly is your critique?
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u/Popular_Math_8503 22d ago
Must be in the 500k range
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u/Stunning_Rip_4633 Lebanese 22d ago
Depending on the different conditions and how scummy the surveyor is it could easily be 700k USD
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u/GardenScared8153 22d ago
You need to make sure you have roof water collection , it'll really come in handy and leave some 1 k sqm of land for a food forest survival garden. Learn agroforestry permaculture.
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u/voidestruction 22d ago
One recommending underground storage, the other survival garden lol will call it Orwell's Bunker. 😂 looked up agroforestry and its pretty interesting but seems way more challenging than having a dog, two cats and a goat with basil, thyme and mint garden 😂😂
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u/GardenScared8153 22d ago edited 22d ago
I wouldn't recommend an underground bunker as if you had to go live down there only to eat canned food like a rat till you die not long after total collapse then there is just no point and death is a way better option.
Agroforestry/permaculture is not simple but worth getting into in your free time. Recommend geoff lawton, andrew millison are good places to start on youtube. I am glad you are not getting hyped up and taking it lightly because it is pretty complex to get right. Having some food security if everything goes to shit is nice to have.
There are several ngos doing agroforestry in Lebanon if you volunteer with them they might teach you a thing or two.
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u/Spiritual-Can2604 22d ago
Do you know any companies that specialize in this you would recommend? I’m considering doing something like this at my house in a village.
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u/GardenScared8153 22d ago edited 22d ago
There are some lebanese ngos you can volunteer with who might teach you a lot.
https://www.lri-lb.org https://www.jouzourloubnan.org/
Can't recommend anyone, it's better if you do it yourself and it's important that you understand and maintain it.
You can probably learn on your own and figure it out by doing your own research on all the native plants that you can use. Once you understand the basics, you just need to do your homework. It's not easy but if you dedicate some time to learn over a couple of years you can gain a good understanding.
Youtube you can check out andrew millison and geoff lawton good places to start.
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u/Spiritual-Can2604 22d ago
Thank you!
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u/GardenScared8153 22d ago
you have to start by understanding how water flows on your site, nutrient cycling, how to use pioneer species and canopy trees and then build around them while maintaining access and making sure sunlight comes into the forest floor. Youtube is a good place to start. Be careful of fraudulent individuals offering permaculture courses of course, plenty of free resources to get started.
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u/ashrafiyotte Ashrafieh 22d ago
It all depends on the finishing, honestly a mid contractor would do 70% as good of the picture for 300K
and a great architect/contractor that cares about the detail it might reach upwards of 700k max
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u/voidestruction 22d ago
Makes sense, would you say the cantilever increases the cost drastically?
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u/ashrafiyotte Ashrafieh 22d ago
everything thats labor or time intensive is cheap in lebanon compared to the US or Europe. Whats expensive are materials and the experts working on the project. I would say it matters but not as much as you think.
If you’re going to build this i would make it future proof by leaving areas in which you can expand (either by adding floors or adding houses)
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u/voidestruction 22d ago
I'm 100% with you on the future-proofing, looking for a moderm cottage style initially with the possibility to add down the road.
Hypothetically speaking if the project is 500K, what percentage would be allocated to the proffesionals e.g. engineers, architects..
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u/ashrafiyotte Ashrafieh 22d ago
architect if you get a really good designer (which i recommend you getting, i have many recommendations) could go 8-15k for all floor plans, and supervision, but i recommend getting a combo of architect + contractor so there s no misunderstanding. Engineer im not sure to be honest.
Make sure to dedicate space for a solar farm, generator, and spacious underground. Storage is extremely important.
A really nice trend i see is heritage design from outside and super modern inside. You can do a mix of both. Look up bernard khoury s project in sakhiet el misk. https://www.archdaily.com/966478/sakeit-el-misk-residence-bernard-khoury-architects its super modern
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u/voidestruction 22d ago
Great advice! We will definitely reach out for your professional recommendations when we get to that stage. I'm curious though, why the spacious underground storage? We'd love to see some photos of the traditional/modern hybrid (assuming you mean jabal style stone cottage?)
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u/Spiritual-Can2604 22d ago
https://www.archdaily.com/882028/villa-kali-blankpage-architects-plus-karim-nader-studio
More inspo. This is my fave house
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u/ashrafiyotte Ashrafieh 22d ago
Doesnt have to be underground but storage is definitely a problem for a lot of people long term. We have a 200sqm basement in our family home that serves as a general storage and everyone is happy.
The villa i saw is a newly built residence in faqra club, must have been above 2M for construction it was one of the msot stunning houses ive ever seen. I didnt find anything about it online but yes the traditional stone look from outside but its like modern and minimalist inside. it was cool
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u/Alib902 22d ago
Maybe just ask an architect instead of asking on reddit? There's so many things to take into account, just ask a couple of professionals.
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u/voidestruction 22d ago
Thank you, That’s exactly why the first line of my post is addressed to 'Architecture/Construction experts in Lebanon.' I know there are talented lebanese professionals on this sub.
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u/Alib902 22d ago
This is a country sub though not a specialty sub, not r/legaladvice or r/askdoctors where you have a large amount of the demographic's professionals where you can get a decent idea of what you want. This sub is quite small in comparison and a lot of the people in it don't even live in Lebanon, so you're really rolling dice here, and even if you get an answer you're unlikely to have more than one to be able to assess how accurate they are. But you do you.
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u/voidestruction 22d ago
That doesn't really make sense for localized issues, though. If someone asks about "gomrok" expemption on EVs, do you send them to a global car subreddit? Or lebanese asking for mental health expert recommendations here, do you tell them to go to r/askdoctors? A worldwide specialty sub might have 2 million users, but finding one who knows current Lebanese construction rates is a needle in a haystack. The total number of users here is lower, but the concentration of Lebanese professionals is much higher.
Appreciate it bud
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u/Spiritual-Can2604 22d ago
I’m selling property in yahchouch if you’re looking, and we used a great architect from that area to do our home. I can’t compare costs bc the style it totally different but we used Tania Barakat.
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u/JoycePensato4ever 22d ago
Well, the land all alone will cost at least 1 million dollars 🤡
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u/voidestruction 22d ago
Come on dear dont give lebanese a bad name, why one mili? Fairuz be personally waking me up in the morning while Wael and Elissa be putting me to sleep every night?
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u/JoycePensato4ever 22d ago
Maybe just because buying some land in Lebanon cost A LOT. except if you go for a far mountain in the deep north or the south. But all around Beirut, 1000 sqm are everything but cheap or even fair price.
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u/Flex0022 22d ago
It really depends on finishing but u must calculate about 600$ per meter if u choose medium finishing and upward depending on your choices
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u/ObviousReply7714 22d ago
After consulting with a local contractor. Base structure brick wall paint (walls and basic plumbing and electricity etc ) was around 300 / sqm. But if you search on google / AI they will say 500/ sqm. Because they account an average for extras. But for full glass like that means more reinforcement. Careful with that. Can be more costy than brick wall. You don't want that big ceiling falling your head.
So simply think of base as 300/ sqm Wana add glass? dont ask how much now per sqm, check how many bricks you bought less and how much more you paid on glass and frame ( mind you the type glass you choose )
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u/Individual_Habit351 21d ago
A realistic estimate for what youre asking would be at about 250k - 350k usd, an average cost of 1000$ per sq.meter. this is without the cost of the land. Could send a detailed breakdown if you want. www.mtgrp.xyz
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u/JoeKhoueiry 21d ago
out of curiosity as I have always dreamed of a home similar to this. How would you go about securing this home? Most of the facade is glass. If built in the village, wouldn't it be quite easy to break in to?
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u/voidestruction 21d ago
Double pane laminated glass, It is a quiet and secure village and a tight-knit community but I guess your concerns are very valid in Lebanon, outsiders coming in and all..
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u/Michel-Hayek 22d ago
Check prefab, you can get it done for <$200k with fantastic quality and speed
Check them out for example: https://megaprefab.com/prefab-houses/
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u/voidestruction 22d ago
Are you like the Michel Hayek?
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u/Michel-Hayek 22d ago
Yes, I knew you were going to comment this.
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u/voidestruction 22d ago
Wow, you predicted my comment ☺️
Mind if i roast you?
Between your predictions and Riad Salameh's financial engineering, I’m not sure which is the bigger scam—but you're a very close second 😘 The only real prediction you’ve ever nailed is knowing that the Lebanese will treat such scam like a prophet just to stay entertained. In any normal country, you’d be a homeless guy on the street corner shouting about the apocalypse for loose change. Only in Lebanon do they put you in a suit and give you a prime-time slot 😂
Thank you for reco
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u/Michel-Hayek 22d ago
chatgpt gave me the ick
I don't see a bright future for you
Also kinda mean no? Especially that I just helped you
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u/voidestruction 22d ago
Underground stand up comedian here, thought it would be funny.
If anyone here is offended, I'll remove the post. Just one person.
And I did thank you, but prefab, seriously? I don't get down like that.
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u/Michel-Hayek 22d ago
Don't you know what prefab is? It's just built offsite and assembled onsite.
Your alternative is using the Syrian slave laborers working with no protection or safety gear digging and pouring taking 3-4 times longer and charge you several times more for the same thing
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u/voidestruction 22d ago
You need your head examined?
If it isnt syrian proffesionals, who be magically building these prefabs? Definitely not the Lebos 😂 Are there even any Syrian pros left in the country at this point?Thought they all went back home to build out their multi-billion dollar mega-projects e.g. rail networks and airports,PowerPlants and what not, you know... the shit you dream of whilst in the dark 🤣
what is the absolute peak of Lebanese excitement these days?
Mmm "Habtoor is restarting business! Oh wait, no, Habtoor is packing up again."
"Guys, Sephora finally opened! Oh, never mind, it’s just a makeup stand."
Or the latest move for your economic recovery: "Costco is finally in Lebanon! Yay!" Oh wait... it’s literally just spinney importing Kirkland toilet paper. 😂😂
Do you see the contrast here bud? You too busy with blush and toilet paper while the Syrians are moving on to actually building a nation.
That ain't Hayek, Hayek is edumacated 😉
Now you ask me, if it is so bad why I want to be tucked away in them mountains?
Because I can.
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u/SPONGEMAN_14 21d ago
People are dying from hunger and living in the streets while this man is thinking about building a 1 million dollar house in lebanon and people replying and helping him, what a fucking joke life is
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u/shawarma-djej 22d ago
I would say more than 350$ for sure