Land for Sale in Aramoun Al-Bayader – 1,080 SQM Sea View | Veraluxe
Description
Sea-View Development Land for Sale in Aramoun Al-Bayader – 1,080 SQM | Veraluxe
A 1,080 sqm residential development plot is offered for sale in Aramoun Al-Bayader, Aley District, Mount Lebanon.
The land benefits from views toward the Mediterranean Sea and Beirut–Rafic Hariri International Airport. According to the information provided, its zoning ratios are 30% surface coverage and 120% total investment, potentially supporting approximately four construction levels, subject to official confirmation.
Property Details
- Location: Al-Bayader, Aramoun
- District: Aley
- Governorate: Mount Lebanon
- Property type: Development land
- Transaction: Sale
- Total land area: 1,080 sqm
- Stated surface-to-investment ratio: 30%
- Stated total investment ratio: 120%
- View: Sea and Beirut–Rafic Hariri International Airport
- Asking price: USD 350,000
- Road access and frontage: To be confirmed
- Land slope and shape: To be confirmed
- Utilities: To be confirmed
- Title deed and cadastral details: To be confirmed
The zoning interpretation must be verified through an updated official planning and easement certificate.
Price Analysis
Price per Land Square Metre
$350,000 ÷ 1,080 sqm = approximately $324.07 per sqm
Current advertised Aramoun and Al-Bayader land comparisons include:
| Location and description | Area | Asking price | Approx. price per sqm |
| Al-Bayader, flat land, 25/75 zoning | 1,460 sqm | $500,000 | $342 |
| Al-Bayader, sea and mountain view, 25/75 | 11,140 sqm | $2,300,000 | $206 |
| Aramoun, sea and mountain view, 25/75 | 4,100 sqm | $1,230,000 | $300 |
| Aramoun, scenic location, 30/60 | 1,200 sqm | $435,000 | $363 |
| Dawhet Aramoun, sea view, 25/75 | 1,500 sqm | $750,000 | $500 |
| Aramoun village | 1,046 sqm | $185,000 | $177 |
These are advertised asking prices, not verified sale transactions. The plots differ in zoning, access, slope, frontage, utilities, title status, and exact location. 117017309
At approximately $324 per sqm, the subject plot falls within the broad advertised Aramoun range. Its stated 30/120 zoning is stronger than several 25/75 and 30/60 comparisons, but that advantage should only be relied upon after official zoning verification.
Preliminary Buildable-Area Analysis
Assuming the stated ratios are confirmed:
Maximum Theoretical Footprint
1,080 sqm × 30% = 324 sqm
Maximum Theoretical Gross Construction
1,080 sqm × 120% = 1,296 sqm
Indicative Construction Levels
1,296 sqm ÷ 324 sqm = four theoretical full construction levels
This does not confirm an entitlement to build four complete floors. Setbacks, road widening, parking, staircases, elevator core, terrain, balconies and municipal regulations may reduce or redistribute the usable area.
Conceptual Apartment Scenarios
Assuming four levels and approximately 15% for common and non-saleable areas:
Estimated net saleable area = 1,296 × 85% = approximately 1,102 sqm
| Scenario | Apartments per floor | Total apartments | Approx. gross unit area | Indicative net unit area |
| Large family units | 1 | 4 | 324 sqm | 270–280 sqm |
| Medium family units | 2 | 8 | 162 sqm | 135–140 sqm |
| Compact units | 3 | 12 | 108 sqm | 90–95 sqm |
Scenario 1: Four Large Apartments
Suitable for larger families or buyers seeking spacious residences with potentially strong views.
Scenario 2: Eight Medium Apartments
Potentially the most commercially balanced option, offering two apartments per level with practical family areas.
Scenario 3: Twelve Compact Apartments
May appeal to younger families and rental investors, but requires more kitchens, bathrooms, meters, parking spaces and service infrastructure.
All unit numbers and areas are conceptual until an architect confirms the permitted envelope and parking capacity.
Preliminary Investment Metrics
- Land acquisition cost: $350,000
- Theoretical gross construction: 1,296 sqm
- Land cost per theoretical gross built sqm:
$350,000 ÷ 1,296 = approximately $270.06
- Estimated net saleable area using an illustrative 85% efficiency: 1,102 sqm
- Land cost per estimated net saleable sqm:
$350,000 ÷ 1,102 = approximately $317.60
Development ROI
A reliable development ROI cannot be calculated until the following are confirmed:
- Construction cost per gross square metre
- Professional and permit fees
- Excavation and retaining-wall requirements
- Parking and basement construction
- Infrastructure and external works
- Financing and marketing expenses
- Expected apartment selling price per net square metre
- Expected project duration
ROI Formula
Total project cost = land + construction + professional fees + permits + financing + marketing + contingency
Projected profit = total sales revenue − total project cost
Project ROI = projected profit ÷ total project cost × 100
No numerical return should be promoted until these inputs are supported by an architect, contractor and local market study.
Target Audience
- Residential-property developers
- Lebanese expatriate investors
- Family investment partnerships
- Contractors seeking a medium-sized project
- Developers targeting sea-view apartments
- Investors considering apartment sales or long-term rentals
Due-Diligence Checklist
Before purchase, verify:
- Exact land area on the title deed
- Parcel number and cadastral location
- Official 30/120 zoning ratios
- Permitted number of levels and building height
- Setbacks and road-widening requirements
- Road frontage and legal access
- Slope and excavation requirements
- Parking obligations
- Rights of way and easements
- Electricity, water and sewage access
- Airport-related planning or height restrictions, if applicable
- View protection cannot be guaranteed unless legally established
- Mortgages, liens, seizures and annotations
- Preliminary architectural and geotechnical studies
Overview
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ID 16032
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Type Land
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Land Size 1,080 m2
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