Palestinian Property Ownership in Syria: Laws, Conditions and Legal Requirements

Can a Palestinian residing in Syria buy a house or register a property in their name? What is the difference between Palestinians registered in Syria and others? What are the laws governing this right? With the legislative changes Syria has witnessed in recent years, these questions have become some of the most researched topics among Palestinians wishing to live or invest in real estate, making it essential to understand the current legal framework before taking any steps.

Freehold ownership for Palestinians in Syria: Can Palestinians buy property?

Many Palestinian refugees residing in Syria, including the second and third generations, wonder: Can a Palestinian buy property in Syria and register it in their name? Do these rights differ based on legal status and the date the person or their family entered Syrian territory?

The answer is not the same for all Palestinians. The issue of freehold ownership for Palestinians in Syria is subject to a system of laws and executive decisions that have changed more than once over the past decades, the latest being amendments issued between 2021 and 2023, which significantly changed many rules. Therefore, before considering buying any property, it is essential to understand the current legal framework, distinguish between the different categories of Palestinians, and review the required conditions, documents, and the authorities responsible for granting approvals to avoid any legal or financial surprises later.

In this article, we provide a documented and clear overview of the main laws governing the issue of buying property in Syria for Palestinians, the practical conditions, and the main differences between refugee categories, noting that actual administrative application may differ from case to case depending on the competent authority and available documents.

Can Palestinians Own Property in Syria?

Yes, some categories of Palestinians have the right to own property in Syria, but this right is neither absolute nor uniform for all Palestinians. It is subject to the provisions of several laws and executive decisions that distinguish between different cases.

Legally, the Syrian legislator distinguished between Palestinians residing in the territory of the Syrian Arab Republic as of the effective date of Law No. 260 of 1956 (10/7/1956) and those considered as such according to the provisions of this law, and Palestinians who do not meet this description. The first category is treated as Syrians in a number of civil rights according to Law No. 260 of 1956, within the limits set by the law and subsequent legislation, while other categories are subject to the provisions of non-Syrian ownership, which in many cases require prior licensing and fulfillment of specific legal conditions.

With the issuance of several amendments and executive decisions between 2021 and 2023, changes emerged in administrative application, sparking legal debate about the continued scope of some exemptions previously enjoyed by Palestinians covered by Law No. 260. As a result, in many cases, actual application now requires procedures and conditions similar to those imposed on non-Syrians, such as obtaining the necessary approvals, specifying the type of property and purpose of ownership, and completing related administrative requirements.

In other words, the right to ownership remains in principle for some categories of Palestinians, but its implementation has become linked to the availability of legal conditions and administrative procedures applied to each case. Therefore, it is always advisable to verify the legal status of each case before completing any purchase or signing any contract.

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Which Laws Govern Palestinian Property Ownership in Syria?

This issue is regulated through several legislative milestones, the most notable of which are:

Law No. 260 of 1956

Issued on July 10, 1956, this law considered Palestinians residing in Syrian territory as of its issuance date as Syrians in principle in all matters concerning employment, work, trade, and military service rights, while retaining their original nationality and excluding political rights (voting and candidacy). This law remains the primary reference for determining which Palestinians are treated as Syrians in civil matters.

Foreign Ownership Law No. 11 of 2011 and its amendments

This law regulated the ownership of real estate by non-Syrians under specific conditions (such as the property being for residence and the applicant having legal residency). When the law was issued in 2011, "non-Syrian" was defined in a way that initially included Palestinians, before Cabinet Decision No. 2484 of 2013 explicitly excluded Palestinians covered by Law 260 from this definition.

Law No. 12 of 2021 and its executive instructions (Decision No. 1555)

This law amended the provisions of the 2011 law and defined the conditions for legal residency (3 consecutive years or 5 non-consecutive years, with a minimum of one year), distinguishing between Palestinians residing before 1956 (treated as Syrians) and those residing after (treated under foreign/Arab ownership conditions).

Subsequent amendments (2021–2023)

During this phase, a Cabinet decision (some sources cite No. 1011, others No. 1015, with discrepancies in the year between 2021, 2022, and 2023 depending on the source) redefined "non-Syrian" without an explicit exception for Palestinians, which in practice led to them being treated as foreigners in this specific matter, resulting in the temporary suspension of many property purchase transactions. Due to this discrepancy in numbering among sources, it is strongly advised to verify the exact number and date of the currently effective decision at the land registry or with a specialized lawyer before taking any action.

Latest developments (2025–2026)

After the political change in Syria in late 2024, the General Authority for Palestinian Arab Refugees issued a circular in autumn 2025 expanding the scope of registration for categories covered by Law 260 and restoring some civil rights that had previously been narrowly interpreted for some Palestinians. However, recent human rights reports (mid-2026) indicate that the real estate ownership laws themselves have not yet been amended by the new government, and broad categories of Palestinians are still treated as foreigners in this particular matter.

What are the main laws governing freehold ownership for Palestinians in Syria?

The most notable are Law No. 260 of 1956 (the basis for determining who is treated as Syrian), Foreign Ownership Law No. 11 of 2011 and its amendments, Law No. 12 of 2021 and its executive instructions, in addition to subsequent executive decisions that redefined the limits of this right between 2021 and 2023.

What Are the Requirements for Palestinians to Buy Property in Syria?

According to the latest executive instructions, Palestinians subject to the conditions of foreign ownership (i.e., most who arrived after 1956, and even some covered by Law 260 according to recent amendments) generally need to:

After fulfilling these conditions, the ownership process goes through the usual property registration stages at the competent land registry, including verifying the validity of the deed, paying fees, and registering the contract in the land registry to issue a new ownership deed in the buyer's name.

It is important to note that some types of ownership (such as properties previously registered by court ruling or notary deed) may not have their procedures completed in the land registry for categories not covered by Law 260, even if the person has obtained a court ruling proving their right.

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Do Palestinians need security approval to buy property in Syria?

In cases where Palestinians are treated as foreigners, yes, current instructions require prior approval from the Ministry of Interior, and additional security approval may be required depending on the case and the competent authority.

Does Property Ownership Depend on a Palestinian's Legal Status?

Yes, and this is one of the most complex aspects of the issue. In practice, Palestinian refugees in Syria are divided into groups according to the date of asylum and registration, and their administrative treatment varies accordingly (regardless of any political debate, as the difference here is administrative and procedural):

• Palestinian residing in Syria before the issuance of Law 260 (10/7/1956) and registered with the General Authority for Palestinian Arab Refugees: In principle, treated as a Syrian in most civil rights, including historically the right to ownership, though now subject to some new executive restrictions.
• Those who arrived in Syria after 1956 (including waves of asylum after the 1967 setback and events of 1970): Generally treated under the provisions of Arab and foreign ownership laws, requiring fulfillment of legal residency conditions and prior approvals.
• Palestinians not registered with the Authority, or whose civil documents have recently changed: May face additional complications in proving their legal status before even starting the ownership procedures.

Do Palestinians' ownership rights differ according to the date of asylum?

Yes, administrative application mainly distinguishes between those registered and residing before 10/7/1956 (covered by Law 260) and those who sought asylum later, which affects the conditions and procedures required from each category.

Related articles: Steps to buy property in Syria for Arab investors

What happens to the property when the Palestinian owner dies?

When the property owner dies, ownership passes to the legal heirs according to inheritance laws in force in Syria, generally through the following steps:

1. Obtaining an official inheritance certificate specifying the heirs and their legal shares.
2. Visiting the competent land registry to transfer ownership to the heirs based on the inheritance certificate.
3. Paying the fees and taxes due on the inheritance transfer.
4. Registering the new ownership in the land registry in the name of the heirs, each according to their share.

For properties originally subject to special conditions (such as those owned by Palestinians treated as foreigners), the inheritance transfer process is expected to require additional administrative approvals, especially if one of the heirs does not individually meet the required ownership conditions (such as legal residency or head of household status). However, the exact details of these cases may differ depending on the type of property and the competent authority, and have not been addressed in detail or uniformly in available legal sources as of the date of this article.

Therefore, Palestinian heirs are advised to consult a specialized real estate lawyer immediately upon the owner's death to ensure compliance with legal deadlines and avoid any subsequent complications in transferring ownership or disposing of the property.

Do the children of a Palestinian inherit property in Syria?

Yes, in principle, the general inheritance laws apply to Palestinian properties as they do to others, but completing the ownership transfer procedures in the land registry may require additional approvals depending on the type of property and the heir's legal status, so it is preferable to check the individual case with the competent authority.

Challenges Palestinians Face When Buying Property in Syria

Palestinians wishing to own property in Syria today face several practical obstacles, the most notable of which are:

• Lengthy procedures: The need for multiple approvals (Ministry of Interior, and sometimes security approvals) makes the purchase process much longer than for Syrian citizens.
• Different interpretations of some laws: As seen in the discrepancies regarding the latest decision number and date, creating uncertainty even among some specialists.
• Multiple administrative approvals: Some cases require approval from more than one authority, increasing the complexity and time of the transaction.
• Restrictions on type of ownership: Exclusion of properties registered by court ruling or notary deed from ownership for some categories, even though this type of registration is common in the Syrian real estate market.
• Lack of clarity in some executive instructions: Especially in the current transitional phase, as the new government has not yet issued unified and clear legislation to replace previous controversial decisions.

These challenges make it essential for any Palestinian considering buying property to first verify their legal category, then the specific required conditions, before entering into any contractual commitment.

What are the main difficulties Palestinians face when owning property in Syria?

The most notable are lengthy procedures and multiple required approvals (especially from the Ministry of Interior), restrictions on the type, area, and purpose of ownership, in addition to ambiguity in some executive instructions in the current phase.

Is Buying Property in Syria Worth It for Palestinians?

The answer varies depending on the purpose of the purchase:

If the goal is personal residence, ownership may be a suitable option after fulfilling legal requirements, especially for those with the necessary documents and legal residency status, as it provides long-term housing stability compared to renting, which itself is subject to legal complexities in the current Syrian market.

If the goal is investment, the situation is more sensitive; current restrictions (owning only one property for residential purposes and excluding commercial uses) limit the ability to use the property for this purpose for many Palestinians, requiring a careful legal feasibility study before making any decision.

In both cases, the most important step is comprehensive verification of the legal status of the property (type of deed, absence of any dispute or mortgage, compliance with building regulations) and ensuring all required approvals are obtained before signing any contract or paying any deposit, to avoid subsequent financial or legal loss.

The issue of freehold ownership for Palestinians in Syria remains a dynamic legal file governed by laws that have accumulated and changed over decades, the latest being the 2021–2023 amendments that restricted ownership rights for many Palestinians and brought them closer to the conditions for foreign ownership, along with recent administrative developments in 2025–2026 that are still limited in their impact on the real estate file in particular. Therefore, before taking any step to buy property in Syria as a Palestinian, it is essential to verify the legal category that applies to the person and consult a competent authority or specialized lawyer, as actual administrative application may differ depending on the individual case and responsible authority, and may change with new legislation in the current transitional phase.

Learn more: Guide to protecting real estate investors in Syria

How Imtilak Real Estate Can Help You Buy Property in Syria

Understanding the laws governing freehold ownership for Palestinians in Syria is a necessary first step, but it is not enough on its own to complete a safe and sound purchase process. From searching for the right property, to verifying its legal status and land registry, to following up on the purchase procedures and required approvals step by step — each stage requires expertise and careful follow-up to protect you from any surprises.

At Imtilak Real Estate, we accompany you from the very first moment: we help you search for the property that suits your needs and budget, carefully verify its legal status and land registry, provide you with clear advice before making a purchase decision, and follow up with you on administrative procedures until registration is complete. Our goal is for you to reach a purchase decision with peace of mind, with no ambiguity or surprises.Contact Imtilak Real Estate team today, and let us handle the legal steps while you choose the property that suits you.

Disclaimer: This article aims to provide general information about the regulations and procedures related to Palestinian property ownership in Syria and does not replace verifying the regulations and instructions in force at the time of application. As procedures may vary depending on the case and competent authorities, it is advisable to verify the legal status of each case before completing any purchase or signing any contract.