How to Build a House in Syria: Steps, Building Permit and Costs

Many Syrians, at home and abroad, want to build a house on land they own, either to live in or as an investment. But building in Syria does not start with digging. It starts with paperwork: land ownership, the zoning status, engineering plans and the building permit. A mistake at this stage can later cost more than the construction itself.

This guide sets out how to build a house in Syria step by step: from checking the land to the permit, choosing a contractor, controlling costs and managing the build from abroad.

1. Start with the land: ownership and zoning

Before any design work, confirm three things:

• Title: a recent land registry extract in the owner's name, and no mortgage, seizure or lawsuit notes on the property.

• Zoning: is the plot inside the approved master plan? Building permits are normally issued within zoned areas; agricultural land falls under special cases and conditions.

• Planning rules: the allowed building ratio, the number of floors and the setbacks from neighbours and the street. You get them from the local administrative unit (the city or town council).

This stage is much like inspecting a property before buying it, which we cover in our guide to property inspection before buying in Syria. If you are still looking for land, read how to choose the right city and area.

2. The engineering office and the plans

A permit application is not accepted without plans from a licensed engineering office. Its work usually includes:

• A soil mechanics report to understand the ground and choose the right foundations.

• Architectural and structural drawings with the calculation note.

• Electrical, plumbing and mechanical drawings.

• A technical supervision contract with the office for the whole build.

The plans are checked and certified by the Syrian Engineers Syndicate before they are submitted. Ask the office to explain the design in figures: floor area, number of rooms, column positions, and whether another floor can be added later if zoning allows it.

3. The building permit: documents and approvals

The application goes to the administrative unit where the plot lies. The exact list varies between governorates, but it usually includes:

• The title document (land registry extract) and the cadastral plan of the plot.

• The planning rules statement and a plan of the surrounding streets.

• The engineering drawings certified by the Engineers Syndicate, the soil report and the supervision contract.

• A tax clearance certificate, and the consent of the other owners if the plot is jointly owned.

After the file is reviewed, other bodies are asked for their approval, such as the Engineers Syndicate, the electricity company, the water and sewage authority, and the antiquities department in areas that require it. The fees are then paid and the permit is recorded in the temporary register of the General Directorate of Real Estate Interests, at which point it takes effect.

Fees: they are set by the Financial Law of Administrative Units No. 37 of 2021. The largest item is a percentage of the current market value of the property applied to the whole floor area, so fees vary a lot from one area to another. Ask the administrative unit for an estimate before the final design.

Permit duration: under current practice, a permit for up to six floors is valid for three years, plus six months for each extra floor, up to five years in total, and it can be extended before it expires for justified reasons. Check the rule in force in your governorate, as regulations change.

Warning: building without a permit, or against its terms, is a violation under Law No. 40 of 2012. It can lead to demolition and fines, and it makes registering or selling the house difficult later.

4. Choosing a contractor and writing the contract

A good contractor is not judged by price alone. Compare at least three offers and visit some of their past projects. The contract should state clearly:

• Scope: the structural shell only, construction with finishing, or turnkey?

• Specifications: the type of cement, steel and blocks, the finishing level and the brands of fittings.

• Payment: instalments tied to completed stages signed off by the supervising engineer, not to calendar dates.

• Schedule and penalties: a timetable for each stage, a delay penalty, and a rule for adjusting the price if material prices change sharply.

• Warranty: a warranty period for structural defects, insulation and installations after handover.

Keep the supervising engineer as independent from the contractor as you can: they are your eyes on quality and on conformity with the plans.

5. Costs: what to budget before you start

There is no fixed cost per square metre in Syria; prices move with the exchange rate and with the prices of steel, cement and fuel. Instead of a general figure, build your budget from these items:

• Permit fees and the engineering office's design and supervision fees.

• Structural works: excavation, foundations, columns and slabs.

• Finishing: tiles, paint, doors and windows, kitchen and bathrooms, the item that varies most.

• Installations and energy: electricity, water and drainage, often with a solar power system and water tanks.

• Utility connections and fees after completion.

• Contingency reserve: it is wise to keep 10–15% of the budget for price changes and unexpected work.

Ask each contractor for a priced bill of quantities and compare the same items across offers. If the house is an investment, estimate the expected return before you build, as in our guide to calculating real estate returns.

6. Building from outside Syria

Many people building today live abroad. It can be done, but it needs good arrangements:

• A power of attorney, duly authenticated, for a person you trust or a professional firm, with clear limits on what the agent may do, especially for payments and signatures.

• Regular reports with photos, video and measurements at the end of each stage, before the next instalment is sent.

• Separate roles: the agent, the supervising engineer and the contractor should be three different parties, so nobody checks their own work.

• Clear accounts: an invoice for every payment and a written record of every change to the design or the price.

Whether non-Syrians may own property, and how it is registered, depends on nationality and the type of property; we outline the general framework in our guide to real estate investment for Gulf investors.

7. Common mistakes to avoid

• Buying land outside the zoning plan in the hope of "getting it permitted later".

• Starting construction before the permit is issued, or adding an unpermitted floor.

• A verbal agreement with the contractor, or paying in advance for stages not yet done.

• Skipping the soil report or engineering supervision to save money.

• Choosing the cheapest offer without comparing specifications.

• Ignoring the contingency reserve and then stopping halfway.

For more on assessing risks, see the key investment risks to identify before committing capital.

Frequently asked questions

How long does a building permit take in Syria?

It depends on the governorate, on how complete the file is and on how many bodies must approve it. A complete file with checked plans from the start saves a lot of time.

Can I build on agricultural land?

Permits are mainly issued within zoned areas; agricultural land has special cases and conditions. Ask the administrative unit about your plot before buying or designing.

Do I need a supervising engineer if the contractor is trustworthy?

Yes. Engineering supervision is part of the permit requirements, and it is your guarantee that the work matches the certified plans.

How Ethmaar can help

Ethmaar Investment offers real estate investment and development services: site and feasibility studies, a legal check of the property by our legal department, and project management with remote follow-up and regular reports for expatriates. You can also send a property request if you are looking for suitable land, or contact us to discuss your project.

This guide is for general information. Procedures and fees may differ between governorates and change with regulations. Check with the competent administrative unit and a legal adviser before any commitment.