Residential Land for Sale in Sawfar – 850 SQM, Zone 25/50 | Viraluxe
Description
An 850 sqm residential plot is offered for sale in Sawfar, Aley District, Mount Lebanon. The property benefits from paved-road access and the stated availability of water, electricity, telephone, and sewage infrastructure.
With a stated zoning ratio of 25/50, the land may suit a private villa, two duplex residences, or a small residential building, subject to official planning approval.
Property Details
- Location: Sawfar, Aley District, Mount Lebanon
- Land area: 850 sqm
- Stated surface exploitation ratio: 25%
- Stated total exploitation ratio: 50%
- Paved-road access
- Water infrastructure
- Electricity infrastructure
- Telephone services
- Sewage connection
- Land classification and permitted use: To be confirmed
- Permitted number of floors: To be confirmed
- View, slope, frontage and plot dimensions: To be confirmed
- Title deed and zoning verification required
Asking Price
USD 140,000
- Asking price per land sqm:
$140,000 ÷ 850 sqm = approximately $164.71 per sqm
Registration, brokerage, taxes, and transaction expenses are not included unless otherwise agreed.
Preliminary Zoning Calculations
Based solely on the stated 25/50 ratios:
| Calculation | Result |
| Maximum theoretical ground coverage | 850 × 25% = 212.5 sqm |
| Maximum theoretical total construction | 850 × 50% = 425 sqm |
| Theoretical open land at ground level | 850 − 212.5 = 637.5 sqm |
| Land cost per theoretical built sqm | $140,000 ÷ 425 = $329.41 |
These figures are preliminary. Setbacks, road widening, easements, parking, slope, building-height rules and technical rooms may reduce the usable construction.
Three Preliminary Development Scenarios
An 85% net-to-gross efficiency is assumed for comparison.
Scenario 1: One Private Villa
| Level | Approximate gross area |
| Ground floor | 212.5 sqm |
| First floor | 212.5 sqm |
| Total construction | 425 sqm |
| Estimated net internal area | Approximately 361 sqm |
Possible layout:
- Four or five bedrooms
- Reception and dining areas
- Family living room
- Spacious kitchen
- Helper’s room
- Storage and technical rooms
- Gardens and outdoor entertaining areas
- Parking
- Optional pool, subject to licensing
Scenario 2: Two Duplex Residences
| Unit | Floors | Approximate gross area | Estimated net area |
| Duplex A | Ground + first | 212.5 sqm | Approximately 181 sqm |
| Duplex B | Ground + first | 212.5 sqm | Approximately 181 sqm |
| Total | Two levels | 425 sqm | Approximately 361 sqm |
Each duplex could potentially offer:
- Three bedrooms
- Salon and dining space
- Kitchen
- Two or three bathrooms
- Private outdoor area
- Parking
Scenario 3: Four Compact Apartments
| Floor | Apartments | Gross area per apartment | Estimated net area |
| Ground floor | 2 | 106.25 sqm | Approximately 90 sqm |
| First floor | 2 | 106.25 sqm | Approximately 90 sqm |
| Total | 4 | 425 sqm gross | Approximately 361 sqm saleable |
Possible layout for each apartment:
- Two bedrooms
- Salon and dining area
- Kitchen
- Two bathrooms
- Balcony
- One parking space, subject to site planning
The exact number of units and floors requires confirmation from a licensed architect and the relevant planning authorities.
Price Analysis
Current Sawfar advertisements vary widely. Examples include approximately:
- 980 sqm at $125,000, or about $128/sqm
- 1,057 sqm at $150,000, or about $142/sqm
- 820 sqm at $160,000, or about $195/sqm
- 936 sqm at $90,000, or about $96/sqm facebook.com
At approximately $165 per sqm, this land sits toward the upper-middle part of that advertised range. The price may be supported by its exact location, paved access, utility connections, plot shape, view, and construction suitability.
These are asking prices, not completed transactions. Several lower-priced listings may differ in accessibility, slope, zoning, services, location or legal condition.
Preliminary Development Cost and ROI
The following is a hypothetical feasibility model, not a contractor quotation:
| Cost item | Assumption | Estimate |
| Land | Asking price | $140,000 |
| Construction | 425 sqm × $550 | $233,750 |
| Professional fees, permits, external works and contingency | 15% of construction | $35,063 |
| Estimated total development cost | $408,813 |
Assumed net saleable area:
425 sqm × 85% = approximately 361.25 sqm
Estimated break-even selling price:
$408,813 ÷ 361.25 sqm = approximately $1,132 per net saleable sqm
Sales Sensitivity
| Assumed selling price | Estimated revenue | Estimated profit | ROI on total cost |
| $1,200/net sqm | $433,500 | $24,687 | 6.04% |
| $1,400/net sqm | $505,750 | $96,937 | 23.71% |
| $1,600/net sqm | $578,000 | $169,187 | 41.38% |
ROI = Estimated profit ÷ Total development cost × 100
The model excludes financing, taxes, registration, brokerage, exceptional excavation, retaining walls, luxury finishing, utility upgrades, marketing commissions, and unexpected construction costs. Achievable selling prices require a separate professional market study.
Who Might Be Interested?
- Families seeking land for a private mountain residence
- Lebanese expatriates planning a seasonal home
- Small developers considering duplexes or apartments
- Investors seeking land with stated infrastructure access
- Buyers interested in Sawfar’s mountain environment
- Families wishing to develop adjoining residences
Due-Diligence Checklist
Before purchase, verify:
- The exact 850 sqm area on the title deed
- The official zoning certificate and stated 25/50 ratios
- Permitted floors and maximum building height
- Setbacks and road-widening requirements
- Easements, rights of way and expropriation plans
- Land classification and permitted residential use
- Official road frontage and plot dimensions
- Boundary survey and cadastral map
- Topography, soil and retaining-wall requirements
- Actual connection points for water, electricity and sewage
- Mortgages, liens, seizures or inheritance issues
- Municipal fees and construction-permit requirements
Overview
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ID 15554
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Type Land
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Size 850 m2
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