Land for Sale in Mrayjat, Nabaa El Safa – Chouf | Viraluxe
Description
Residential Land for Sale in Mrayjat, Nabaa El Safa – Chouf
A 2,010 sqm flat residential plot is offered for sale in Mrayjat, Nabaa El Safa, Chouf District, Mount Lebanon.
The property benefits from approximately 43 meters of direct frontage on the public road, access to essential infrastructure, a large water reservoir, and residential zoning with stated development ratios of 25/50.
Property Highlights
- Total land area: 2,010 sqm
- Residential zoning
- Stated building ratios: 25% surface and 50% total
- Flat land suitable for licensing and construction
- Approximately 43 metres of public-road frontage
- Water, electricity, telephone, and sewage services
- Water reservoir with a stated capacity of 216 m³
- Approximately 2,400 stacked stones, according to the information provided
- Suitable for a villa or residential development
Asking Price
USD 225,000 — Non-negotiable
- Land price per sqm: approximately USD 111.94
- Indicative maximum footprint at 25%: 502.5 sqm
- Indicative total construction at 50%: 1,005 sqm
- Land cost per theoretically buildable sqm: approximately USD 223.88
All development calculations remain subject to official zoning confirmation, setbacks, permitted height, parking requirements, road planning, and building approval.
Three Construction Scenarios for the Mrayjat Land
The following preliminary scenarios are based on:
- Land area: 2,010 m²
- Surface investment ratio: 25%
- Total investment ratio: 50%
- Maximum theoretical footprint: 502.5 m²
- Maximum theoretical construction: 1,005 m²
- Proposed residential levels: Ground floor + first floor
- Estimated common areas: approximately 15%
- Estimated net saleable area: approximately 854 m²
- Land price: $225,000
The calculations require confirmation by an architect and the relevant planning authorities.
Scenario 1: Four Large Family Apartments
This scenario targets large families and Lebanese expatriates seeking spacious residences.
| Floor | Apartments | Approximate gross area per apartment | Estimated net area |
| Ground floor | 2 | 251 m² | 213–215 m² |
| First floor | 2 | 251 m² | 213–215 m² |
| Total | 4 | 1,005 m² gross | Approximately 854 m² saleable |
Possible distribution for each apartment:
- Three or four bedrooms
- One or two master bedrooms
- Salon and dining room
- Family living room
- Kitchen
- Helper’s room
- Three or four bathrooms
- Balconies
- Two parking spaces where possible
The two ground-floor apartments could receive private garden areas, which may support higher selling prices.
Scenario 2: Six Medium-Sized Apartments
This balanced scenario targets families seeking three-bedroom apartments at more accessible total prices.
| Floor | Apartments | Approximate gross area per apartment | Estimated net area |
| Ground floor | 3 | 167.5 m² | 141–145 m² |
| First floor | 3 | 167.5 m² | 141–145 m² |
| Total | 6 | 1,005 m² gross | Approximately 854 m² saleable |
Possible distribution for each apartment:
- Three bedrooms
- One master bedroom
- Salon and dining area
- Family living room
- Kitchen
- Two or three bathrooms
- Balconies
- One or two parking spaces
This is likely the most commercially balanced scenario because the apartment sizes suit a broader group of end-users.
Scenario 3: Eight Compact Apartments
This scenario targets young families, first-time buyers, rental investors, and expatriates seeking smaller units.
| Floor | Apartments | Approximate gross area per apartment | Estimated net area |
| Ground floor | 4 | 125.6 m² | 105–108 m² |
| First floor | 4 | 125.6 m² | 105–108 m² |
| Total | 8 | 1,005 m² gross | Approximately 854 m² saleable |
Possible distribution for each apartment:
- Two bedrooms
- Salon and dining area
- Living room or flexible family space
- Kitchen
- Two bathrooms
- Balcony
- One parking space
Smaller apartments normally have lower total selling prices and may be easier to sell or rent, although they require more kitchens, bathrooms, meters, parking spaces, and service infrastructure.
Preliminary Development-Cost Assumptions
For comparison purposes, the following assumptions are applied equally to the three scenarios:
| Cost item | Estimated amount |
| Land acquisition | $225,000 |
| Construction: 1,005 m² × $550 | $552,750 |
| Professional fees, permits, external works and contingency: 15% | $82,913 |
| Estimated total development cost | $860,663 |
This estimate excludes financing interest, taxes, registration fees, brokerage, exceptional excavation, retaining walls, luxury finishing, major infrastructure work, and marketing commissions.
Estimated Sales and Buyer-Developer ROI
Scenario Comparison
| Scenario | Units | Estimated net unit area | Assumed sale price per net m² | Projected total sales | Estimated profit | ROI on total cost |
| Four large apartments | 4 | 213–215 m² | $1,200 | $1,025,100 | $164,437 | 19.11% |
| Six medium apartments | 6 | 141–145 m² | $1,250 | $1,067,813 | $207,150 | 24.07% |
| Eight compact apartments | 8 | 105–108 m² | $1,300 | $1,110,525 | $249,862 | 29.03% |
ROI Formula
ROI = Estimated profit ÷ Total development cost × 100
The estimated profit is before income tax, financing costs, transaction expenses, sales commissions, and unexpected construction expenses.
Break-Even Analysis
With an estimated total cost of $860,663 and approximately 854 m² of net saleable area:
Break-even selling price = approximately $1,008 per net saleable square metre.
| Average selling price | Estimated revenue | Estimated profit or loss | ROI |
| $950/m² | $811,538 | –$49,125 | –5.71% |
| $1,100/m² | $939,675 | $79,012 | 9.18% |
| $1,200/m² | $1,025,100 | $164,437 | 19.11% |
| $1,300/m² | $1,110,525 | $249,862 | 29.03% |
| $1,400/m² | $1,195,950 | $335,287 | 38.96% |
Investment Ratio After Construction
Based on the stated zoning:
- Land area: 2,010 m²
- Total theoretical construction: 1,005 m²
- Construction-to-land ratio: 50%
- Unbuilt land area before considering access and external works: approximately 1,507.5 m² at ground level
- Estimated common areas: approximately 150.75 m²
- Estimated saleable efficiency: 85%
- Estimated net saleable construction: approximately 854.25 m²
- Land cost per theoretical gross built square metre: $223.88
- Estimated total development cost per gross built square metre: $856.38
- Estimated total development cost per net saleable square metre: $1,007.50
Recommendation
Scenario 2—six apartments of approximately 141–145 net square metres—is the most balanced option.
It provides:
- A marketable three-bedroom family configuration
- A more accessible total price than large 215 m² apartments
- Fewer kitchens, bathrooms, and meters than the eight-unit scenario
- Better parking feasibility
- A preliminary developer ROI of approximately 24%
- A broader buyer and rental market
Scenario 3 produces the highest theoretical ROI, approximately 29%, but only if parking, circulation, sewage capacity, water supply, privacy, and municipal requirements permit eight units.
All apartment numbers and areas remain conceptual until an architect confirms setbacks, staircases, elevator core, parking, permitted floors, balconies, and the exact net-to-gross efficiency.
Overview
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ID 14823
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Type Land
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Land Size 2,010 m2
Address
Open on Google Maps-
Country Lebanon
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Province/State Chouf
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City/Town Nabaa El Safa
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Neighborhood Mrayjat
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