No official body publishes an index of Damascus apartment prices, so every figure you read is an asking price on a given date. Since December 2025, coverage has most often put finished flats in Mazzeh, Kafr Sousa and Abu Rummaneh at $2,000 to $4,000 per m², while the published range for Malki and Abu Rummaneh stretches from $1,000 to $5,000. English-language coverage uses Damascus real estate prices and the housing market interchangeably, and we do the same here. Below you will find two dated tables, the gap between asking price and assessed value, and a formula for testing any offer.
Why There Is No Single Figure for Damascus Apartment Prices
There is no single figure because we found no official index as of 31 October 2026. The numbers in circulation come from agents, newspapers and news sites on different dates. They are asking prices rather than recorded sales, and the dollar figures and lira figures published for the same district do not match.
The published figures also differ in where they come from. Some reports pass on estate agents’ figures, others quote valuers, and one market index circulates without naming who compiled it.
Asking, Sale or Assessed Value: Three Damascus Apartment Prices
Every flat in Damascus carries at least three numbers, and buyers often confuse them. The table shows who sets each one and how it relates to the price actually paid.
| Concept | Who sets it | Relation to the real price |
|---|---|---|
| Asking price | The seller or the agent, in the listing | Open to negotiation by 5 to 15%, according to estate agents in December 2025 |
| Sale (closing) price | Buyer and seller, at signing | The real price; we found no body that collects or publishes it |
| Assessed value (the Finance Ministry’s trending value) | Sub-committees in finance directorates, under Law 15 of 2021 | 10 to 30% below the real price, according to valuer Fawaz al-Shami in April 2026 |
Under Law 15 of 2021, finance directorates and departments form sub-committees to set the trending value of property in cities, towns and villages, with a central committee at the Ministry of Finance overseeing the work. Al-Shami said the trending price is lower than the real price of any property by 10 to 30%. This is only a general description of Law 15 of 2021, so ask a property lawyer to confirm how the assessed value applies to your transaction.
Where Buyers Go Wrong on Apartment Price per Square Metre in Damascus
Four mistakes come up again and again, and any one of them makes a comparison meaningless:
- Comparing a published asking price with a sale price heard from a relative or neighbour.
- Putting a shell flat and a finished flat in the same comparison, when the gap between them is the full cost of finishing.
- Converting a lira price at an exchange rate from another date, which gives a dollar figure that does not match the day of the offer.
- Pricing on gross area, when the space you actually live in is the smaller net area.
Malki, Abu Rummaneh and Mazzeh: Apartment Prices by District
The table collects dollar ranges for finished flats as published by newspapers and news sites. We left out property listing portals and brokerage pages.
| District | Published range, finished flats ($ per m²) | Date of figure |
|---|---|---|
| Malki and Abu Rummaneh | 1,000 to 5,000 | 21 December 2025 |
| Mazzeh, Kafr Sousa and Abu Rummaneh | From 2,000, up to 4,000 in some newer buildings | 2 March 2026 |
| Upscale Damascus districts in general | Average above 2,000 | 20 June 2026 |
These figures run from December 2025 to June 2026 and are asking prices, not documented sales. A March 2026 report also cited a 230 m² flat in the organised area of Kafr Sousa listed at $850,000, which works out at about $3,696 per m².
Malki and Abu Rummaneh Prices in Dollars and Lira: Why They Differ
A table of per-m² prices in old lira for several districts was published on 21 December 2025. The new lira entered circulation on 1 January 2026 after two zeros were dropped from the old currency, so we divided the table’s figures by 100. We then converted to dollars at the selling rate of 122.50 lira in Central Bank of Syria bulletin 185 of 5 October 2026. We could not find a reliable exchange rate for 21 December 2025, so the dollar column is approximate.
| District | Published price per m² (million old lira) | In new lira (thousand) | Approximate dollars |
|---|---|---|---|
| Malki | About 15 | About 150 | About 1,224 |
| Abu Rummaneh | 12 to 14 | 120 to 140 | 980 to 1,143 |
| Kafr Sousa (organised area) | About 12.5 | About 125 | About 1,020 |
| Mazzeh villas | 10 to 13 | 100 to 130 | 816 to 1,061 |
| Mazzeh 86 | 2.5 to 4 | 25 to 40 | 204 to 327 |
On that basis a square metre in Malki comes to about $1,224. A market index published in September 2026 puts Malki at about $1,143 and Abu Rummaneh at about $1,106. Its publisher did not say who compiled it and stated that the figures are not official prices. The Malki figure in the lira table sits closer to that index than to the $2,000 to $4,000 range repeated for Mazzeh, Kafr Sousa and Abu Rummaneh. We leave the two tables side by side without choosing between them.
Mazzeh Property Prices: Why the Range Is So Wide
Mazzeh alone covers very different housing. The lira table puts Mazzeh villas at 10 to 13 million old lira per m² and Mazzeh 86 at 2.5 to 4 million. A few specific factors explain most of the spread inside one district:
- Finishing state. In March 2026 sworn property expert Ahmad al-Homsi said that unfinished space in older, non-stone, multi-storey buildings goes for $1,200 to $1,300 per m².
- Floor and view. Both change the price of flats within one building. We found no published figure that measures the difference.
- Building age and type. Al-Homsi’s figure applies to older buildings that are not stone-clad.
- Title and planning status. In the same lira table, organised Kafr Sousa (about 12.5 million old lira) sits far above Mazzeh 86 (2.5 to 4 million).
The price per m² in Abu Rummaneh in the lira table (12 to 14 million old lira) sits close to organised Kafr Sousa and above Old Mazzeh. Gaps between these neighbouring districts look smaller than the gap inside Mazzeh between the villas and Mazzeh 86.
Damascus Real Estate Market 2026: Store of Value vs Somewhere to Live
In our view, Damascus has two overlapping markets. In one, people with savings or remittances buy property to hold the value of their money. In the other, families look for a home they can afford on a local income. Valuer Anwar Warda made the first point in March 2026, saying people move savings into property because the lira is losing value, and calling the result a silent bubble.
One example shows the scale of the gap. Wael al-Ali, a retired employee in Sahnaya, said in April 2026 that his salary does not exceed 900,000 lira and that the cheapest flat in Rural Damascus can cost 200 to 500 million lira or more, depending on the area. On those numbers he would need roughly 18 to 46 years of his entire salary, spending nothing, to buy one. In July 2026 a Damascus estate agent said that the sales market has plenty of units on offer and a clear fall in demand, which fits the same picture.
We conclude that prime-district prices measure what holders of savings can pay and do not reflect housing demand. Rebar is one of the heaviest items in construction cost, and our guide to rebar supply in Syria explains what to check when buying it. Our piece on Damascus reconstruction follows projects that may add supply.
How to Test an Apartment Price per Square Metre in Damascus
Treat every figure here as a reference, never as a price a seller is bound by. The method runs in three steps, then adds finishing costs for shell flats and ends with a checklist for use before signing.
Testing Mazzeh Property Prices in Three Steps
Take a hypothetical finished flat in Mazzeh: 120 m² net, asking $330,000 ($2,750 per m²), with a registered assessed value of 30 million new lira. The numbers are for practice and describe no real property.
- Take 5 to 15% off the asking price to find the likely closing range: $330,000 × 0.95 = $313,500 and $330,000 × 0.85 = $280,500.
- Bring the assessed value up to sale level. If it sits 10 to 30% below actual sales, divide it by 0.90 and by 0.70, which gives roughly 33.3 to 42.9 million new lira.
- Convert lira to dollars using the Central Bank of Syria bulletin for the same date as the offer. Bulletin 185 of 5 October 2026 set the dollar at 121.50 lira to buy and 122.50 to sell. At the selling rate the range becomes roughly $272,000 to $350,000.
The likely closing range of $280,500 to $313,500 falls inside the range derived from the assessed value, so this offer looks reasonable. If an asking price sits well above the top of the second range, ask the seller to justify the difference before you name a figure. Step two rests on a percentage given by a single valuer.
Shell Flats: Adding Finishing Costs to Damascus Apartment Prices
A flat that needs finishing only gets a price once the work is broken into items. Fill in the table from real quotes, ideally from more than one contractor, and do not rely on a figure from an article or an advert.
| Item | Unit | Quantity | Unit price from actual quote |
|---|---|---|---|
| Electrical installation | Point | ||
| Plumbing installation | Point | ||
| Plaster | m² | ||
| Tiling | m² | ||
| Paint | m² | ||
| Windows | m² or unit | ||
| Doors | Unit | ||
| Sanitaryware | Unit |
Add the total to the purchase price and divide by the net area to compare the shell flat with a finished one nearby. We cover what each item includes in our article on apartment finishing cost in Syria in 2026, and the build-cost arithmetic sits in our article on construction cost per square metre in Syria in 2026.
18 Things to Check Before Buying Property in Syria, at Home or Abroad
The list suits buyers in Syria and Syrians buying from abroad. The last two items are for expatriates and non-Syrians.
- Check the title deed and its type: green deed, court judgment, power of attorney or a contract registered with a public body.
- Request a recent land registry extract and confirm the property is free of annotations and attachments.
- Measure the net area yourself or with Qiwaa Advance’s engineering team, and compare it with the registered area.
- Record the date of every reference price you use, and never compare a 2025 figure with a 2026 offer.
- Write down the exchange rate used, its source and its date on every negotiating document.
- Ask the finance directorate for the registered assessed value.
- Pin down the finishing state: shell, old finishes needing renovation, or ready to move in.
- Inspect for damp, insulation, wiring, plumbing and rooftop water tanks.
- Confirm the lift works and find out how its maintenance cost is shared among residents.
- Ask about the age and type of the building, stone-clad or not, and about its building permit.
- Compare the offer with at least three others in the same district with similar specifications.
- Deduct the negotiation margin from the asking price before comparing it with published tables.
- Cost the finishing or repairs as an itemised schedule before setting your ceiling price.
- Ask for proof that electricity and water bills on the flat have been paid.
- State the currency, payment schedule and handover date in the contract.
- Have a lawyer review the contract wording and the transfer procedure before any payment.
- Draw up a specific power of attorney if you buy from abroad through a relative or agent, naming the property, price and powers, and have a lawyer review it before signing.
- Consult a lawyer before committing if you are not Syrian: Law 11 of 2011 sets conditions on ownership by non-Syrians that need a legal reading for your case.
Qiwaa Advance: Shell-Flat Finishing and Materials Supply in Damascus
Qiwaa Advance does not value property or broker sales, so we will not price a flat or comment on an offer. Our part starts after the purchase, when the owner of a shell flat has bare space to turn into a home.
We carry out interior fit-out through Qiwaa Contracting and supply building materials through Qiwaa Trading. What a buyer needs from us at this point is an itemised schedule with quantities for that flat, one that sits beside any other contractor’s quote and can be checked line by line. Our article on interior design services in Yaafour shows how we handle the design side.
Itemised Finishing Quote vs Lump Sum per m²: A Comparison
| Criterion | Itemised quote with quantities | Lump sum per m² |
|---|---|---|
| Comparability between quotes | Each item can be matched against the same item in another quote | You compare one number without always knowing what it includes |
| Clarity of specification | Tile, paint and fittings are named on each line | The specification stays general unless it is written into an annex |
| Handling of changes | Only the changed item is repriced | Any change can reopen the whole price |
| Control during works | Executed quantities are checked item by item | The owner checks the finished result more than the quantities |
| Risk of variations | Quantity differences show up in the account and need the owner’s attention | The contractor usually absorbs quantity differences, which can pull the specification down if it is not written |
A lump sum is simpler for an owner without a technical background who does not want to follow quantities, provided the specification is written into the contract: tile type and size, paint type and number of coats, and the specification of sanitaryware and windows.
How Qiwaa Advance Helps Owners Estimate Finishing for a Shell Flat
A serious estimate starts with the plan. From it we take tiling, plaster and paint areas and the lengths of the installations, and the finishing level you choose sets the material for each item. That is why we do not quote a figure per m² over the phone before seeing the plan and the net area.
We then send back an itemised schedule with quantities, laid out so you can place it beside other contractors’ quotes. The location of the flat and the start date affect transport costs and the availability of some materials, so we ask for both.
Message us on WhatsApp with the plan attached, and tell us the city and when you plan to start. Qiwaa Advance’s engineering team reviews the plan before the schedule is prepared.
Damascus Apartment Prices: Common Questions
How much does a finished apartment cost per m² in Mazzeh in 2026?
Most coverage up to September 2026 puts finished flats in Mazzeh at $2,000 to $4,000 per m² as asking prices, according to figures published in March 2026. Published figures for Malki and Abu Rummaneh stretch from $1,000 to $5,000, depending on the condition and location of the flat.
Can foreigners buy an apartment in Damascus?
Law 11 of 2011 governs ownership of property in Syria by non-Syrians, subject to conditions. This article does not give a definitive legal opinion on those conditions or on any later amendment. Consult a lawyer who specialises in property before making any payment or signing anything, and ask them to check the property’s registry status.
How do I convert an old-lira apartment price into dollars?
Divide the old-lira figure by 100 to get new lira, then divide by the Central Bank of Syria bulletin rate for the same date as the offer. For example, 15 million old lira becomes 150,000 new lira, or about $1,224 at the selling rate of 5 October 2026. Using a rate from another date is the most common comparison error.
Will new projects bring Damascus apartment prices down?
Nobody can say with confidence, because we found no official index of price direction. The large projects hand over late: Yaafour 963 is expected in the second quarter of 2029, according to its published payment plan. In our view, store-of-value demand differs from housing demand, as our articles on the Arada Damascus project and Yaafour real estate projects explain.
The price per m² in Damascus is a dated range, not one number, however often a figure is repeated. A sound test of any offer runs through the likely closing price, the assessed value raised to sale level, and the exchange rate on the day of the offer. If you have bought a shell flat, send the plan, net area and finishing level to Qiwaa Advance on WhatsApp to receive a comparable itemised schedule.
Sources
- Damascus property out of reach for its residents: high prices and a market without movement (Arabic), Al-Thawra, 21 December 2025
- Up to three million dollars: property prices between a silent bubble and structural pressures (Arabic), Al-Thawra, 2 March 2026
- Syrians without homes: a stagnant market and awaited investment (Arabic), Enab Baladi, 13 April 2026
- Yaafour, Qudsaya and Bajaa: cities for the rich in a country below the poverty line (Arabic), Enab Baladi, 20 June 2026
- Damascus housing market: plenty of units for sale and limited demand (Arabic), Enab Baladi, 12 July 2026
- Syria launches its new currency, with the 1,000 note postponed (Arabic), Enab Baladi, 28 December 2025
- Why are property prices rising in Syria? (Arabic), Al-Iqtisadi, 28 September 2026
- Exchange rates in Syria on Monday 5 October 2026, citing Central Bank of Syria bulletin No. 185 (Arabic), Verify-Sy, 5 October 2026
- Parliament’s cosmetic amendments to the law on property ownership by non-Syrians (Arabic), Enab Baladi, 18 February 2021
