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This article explains the current housing prices in Alexandria in 2026, using fresh market data and simple examples.
We constantly update this blog post because the Alexandria property market changes with inflation, exchange rates, construction costs, and listing supply.
You will find average prices, price per square meter, neighborhood ranges, buyer costs, and realistic budgets for Alexandria residential property.
And if you’re planning to buy a property in this place, you may want to download our pack covering the real estate market in Alexandria.
Insights
- The average housing price in Alexandria in 2026 is about EGP 5.1 million, but the median is lower at about EGP 3.9 million.
- Alexandria remains an apartment-led market, with apartments making up around 87% to 89% of sale listings in 2026.
- A normal Alexandria resale apartment often closes 8% to 15% below the asking price, especially when the buyer pays cash.
- Luxury Alexandria property is concentrated in San Stefano, Gleem, Kafr Abdo, Smouha, Palm Hills Alexandria, and Sawary.
- In 2026, a realistic entry budget for Alexandria property is EGP 1.5 million to EGP 2.6 million.
- New-build homes in Alexandria usually cost about 25% to 45% more per square meter than comparable older resale homes.
- The price per square meter in Alexandria changes sharply by micro-location, especially when a property has a Corniche or sea view.
- A buyer should usually add 6% to 12% to the purchase price for a clean resale property in Alexandria.
- If a property in Alexandria needs serious renovation, the safer all-in budget is often 15% to 30% above the purchase price.
What is the average housing price in Alexandria in 2026?
The median housing price in Alexandria in 2026 is often more useful than the average because a few expensive sea-view apartments, villas, and compound homes can pull the average upward.
We are writing this as of 2026, with the latest Alexandria property data collected from authoritative sources that we manually double checked.
The median housing price in Alexandria in 2026 is about EGP 3.9 million, which is about $75,400 or €65,200. The average housing price in Alexandria in 2026 is about EGP 5.1 million, which is about $98,600 or €85,200.
A realistic range for 80% of residential properties in Alexandria in 2026 is about EGP 1.8 million to EGP 16 million, or roughly $34,800 to $309,400, or €30,100 to €267,400.
A realistic entry range in Alexandria in 2026 is EGP 1.5 million to EGP 2.6 million, or about $29,000 to $50,300, or €25,100 to €43,500, which usually buys an older 90 to 120 sq m apartment in Sidi Bishr, Asafra, Abu Qir, or parts of Agami.
A typical luxury property in Alexandria in 2026 costs about EGP 12 million to EGP 35 million, or about $232,000 to $676,700, or €200,600 to €585,000, which usually means a large sea-view apartment, a premium compound apartment, or a villa in areas such as San Stefano, Gleem, Kafr Abdo, Smouha, Palm Hills Alexandria, or Sawary.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Alexandria.
Are Alexandria property listing prices close to the actual sale price in 2026?
In Alexandria in 2026, normal resale homes often close about 8% to 15% below the listed asking price.
The gap exists because many Alexandria sellers list high to leave room for negotiation, especially when the property has title issues, needs renovation, or has been online for a long time. The gap varies the most for older resale apartments, cash deals, off-plan homes, and properties where developers adjust the deal through payment plans instead of cutting the headline price.
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What is the price per sq m or per sq ft for properties in Alexandria in 2026?
As of 2026, the median housing price in Alexandria is about EGP 34,000 per sq m, or $657 per sq m, or €568 per sq m, which equals about EGP 3,159 per sq ft, or $61 per sq ft, or €53 per sq ft. The average housing price in Alexandria is about EGP 42,500 per sq m, or $822 per sq m, or €710 per sq m, which equals about EGP 3,948 per sq ft, or $76 per sq ft, or €66 per sq ft.
The highest price per square meter in Alexandria in 2026 is usually paid for smaller premium sea-view apartments or compound units, while the lowest price per square meter is usually found in large older apartments that need renovation or sit on secondary streets.
The highest Alexandria price per square meter is usually found in San Stefano, Gleem, Kafr Abdo, Smouha, Palm Hills Alexandria, Sawary, and premium Corniche addresses, with common ranges around EGP 45,000 to EGP 105,000 per sq m. The lowest Alexandria price per square meter is usually found in Agami, Abu Qir, Asafra, parts of Sidi Bishr, and Borg El Arab, with common ranges around EGP 12,000 to EGP 28,000 per sq m.
How have property prices evolved in Alexandria?
Compared with one year ago, Alexandria property prices in 2026 are likely up about 18% to 25% in EGP terms, with a practical midpoint near 21%. The main reason is that sellers still price homes around inflation, replacement cost, and the weak purchasing power of the Egyptian pound.
Compared with two years ago, Alexandria housing prices in 2026 are much higher in nominal EGP terms because 2024 and 2025 were shaped by inflation, currency pressure, and rising construction costs. In real terms, the increase is more moderate because daily prices across the wider economy also rose sharply.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Egypt.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Alexandria.
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How do prices vary by housing type in Alexandria in 2026?
Alexandria is mainly an apartment market in 2026, with apartments around 87% to 89% of sale listings, villas around 8% to 9%, duplexes around 1% to 2%, townhouses or twin houses around 1% to 2%, and penthouses, roofs, and resort-style units each below 1%.
In Alexandria in 2026, apartments average around EGP 4.5 million, or $87,000, or €75,200, while villas average around EGP 22 million, or $425,400, or €367,700. Duplexes average around EGP 10 million, or $193,400, or €167,100, while townhouses and twin houses average around EGP 16 million, or $309,400, or €267,400. Penthouses and roof units average around EGP 8 million, or $154,700, or €133,700, while chalet-style units average around EGP 5.5 million, or $106,300, or €91,900.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Alexandria in 2026?
New-build properties in Alexandria in 2026 are usually about 25% to 45% more expensive per square meter than comparable older resale homes in the same broad area.
This premium exists because new homes in Alexandria often include better building systems, parking, clearer documentation, compound services, and payment plans, so buyers pay for lower hassle as well as newer construction.
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How do property prices vary by neighborhood in Alexandria in 2026?
San Stefano and Gleem are among the most expensive Alexandria neighborhoods in 2026, with many sea-view apartments, renovated older units, and premium buildings. A typical property range is about EGP 10 million to EGP 22 million, or $193,400 to $425,400, or €167,100 to €367,700, because buyers pay for Corniche access, views, services, and prestige.
Smouha is a practical upper-middle Alexandria neighborhood in 2026, with large family apartments, newer buildings, and some compound-style supply. A typical property range is about EGP 6 million to EGP 14 million, or $116,000 to $270,700, or €100,300 to €234,000, because Smouha is central, family-friendly, and close to schools, clubs, and services.
Kafr Abdo is a prestige Alexandria neighborhood in 2026, with older villas, boutique buildings, and premium apartments on quieter streets. A typical property range is about EGP 8 million to EGP 20 million, or $154,700 to $386,700, or €133,700 to €334,300, because the area has a strong reputation and good access to the east side of the city.
You will find a much more detailed analysis by areas in our property pack about Alexandria. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Area in Alexandria | Market feel | Typical home price | Typical price per sq m | Typical price per sq ft |
|---|---|---|---|---|
| Agami | Budget seaside value | EGP 1.2m to 3.2m $23k to $62k |
EGP 12k to 22k $232 to $425 |
EGP 1,115 to 2,044 $22 to $40 |
| Abu Qir | Budget peripheral | EGP 1.0m to 2.8m $19k to $54k |
EGP 12k to 20k $232 to $387 |
EGP 1,115 to 1,858 $22 to $36 |
| Asafra | Entry family | EGP 1.5m to 3.5m $29k to $68k |
EGP 15k to 25k $290 to $483 |
EGP 1,394 to 2,323 $27 to $45 |
| Sidi Bishr | Affordable family | EGP 1.8m to 4.5m $35k to $87k |
EGP 18k to 32k $348 to $619 |
EGP 1,672 to 2,973 $32 to $57 |
| Fleming | Middle-class commute | EGP 3.0m to 6.0m $58k to $116k |
EGP 25k to 38k $483 to $735 |
EGP 2,323 to 3,531 $45 to $68 |
| Moharam Bek | Central value | EGP 3.0m to 6.5m $58k to $126k |
EGP 23k to 35k $445 to $677 |
EGP 2,137 to 3,252 $41 to $63 |
| Cleopatra | Central Corniche access | EGP 3.5m to 8.0m $68k to $155k |
EGP 30k to 48k $580 to $928 |
EGP 2,787 to 4,459 $54 to $86 |
| Laurent | Established east | EGP 3.5m to 8.5m $68k to $164k |
EGP 28k to 50k $541 to $967 |
EGP 2,601 to 4,645 $50 to $90 |
| Smouha | Family upper-middle | EGP 6.0m to 14.0m $116k to $271k |
EGP 38k to 65k $735 to $1,257 |
EGP 3,531 to 6,039 $68 to $117 |
| Kafr Abdo | Prestige expat | EGP 8.0m to 20.0m $155k to $387k |
EGP 45k to 75k $870 to $1,450 |
EGP 4,181 to 6,967 $81 to $135 |
| Gleem | Sea-view premium | EGP 7.0m to 18.0m $135k to $348k |
EGP 45k to 85k $870 to $1,644 |
EGP 4,181 to 7,897 $81 to $153 |
| San Stefano | Luxury sea-view | EGP 12.0m to 35.0m $232k to $677k |
EGP 65k to 105k $1,257 to $2,030 |
EGP 6,039 to 9,755 $117 to $189 |
How much more do you pay for properties in Alexandria when you include renovation work, taxes, and fees?
In Alexandria in 2026, a buyer should usually budget about 6% to 12% above the purchase price for a clean resale home, or about 15% to 30% above the price if serious renovation is needed.
For a $200,000 Alexandria property in 2026, the purchase price is about EGP 10.34 million. A clean resale purchase may need about EGP 620,000 to EGP 1.24 million extra, or about $12,000 to $24,000, while a heavy renovation case may push the all-in cost closer to EGP 11.9 million to EGP 13.4 million.
For a $500,000 Alexandria property in 2026, the purchase price is about EGP 25.86 million. A clean resale purchase may need about EGP 1.55 million to EGP 3.10 million extra, or about $30,000 to $60,000, while a heavy renovation case may push the all-in cost closer to EGP 29.7 million to EGP 33.6 million.
For a $1,000,000 Alexandria property in 2026, the purchase price is about EGP 51.72 million. A clean resale purchase may need about EGP 3.10 million to EGP 6.21 million extra, or about $60,000 to $120,000, while a heavy renovation case may push the all-in cost closer to EGP 59.5 million to EGP 67.2 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Egypt.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Alexandria
| Extra cost | Type | Estimated cost range |
|---|---|---|
| Brokerage | Fees | Usually 1% to 2.5% of the purchase price. In Alexandria, the exact amount depends on who introduced the deal and whether the buyer or seller pays the agent. |
| Legal due diligence | Legal | About EGP 25,000 to EGP 150,000, or about $500 to $2,900. Higher-value homes need deeper title checks, especially for villas, compounds, and older buildings. |
| Registration, notary, and documents | Taxes and admin | A practical buyer budget is often 1% to 3% of the purchase price. The exact path can vary because not every Alexandria transaction is registered in the same way. |
| Transfer-related taxes | Taxes | These are often treated as seller-side costs, but they can still affect the final negotiated price. Buyers should ask early so the net price is clear. |
| Maintenance deposit | New-build | Often 5% to 10% of the unit price in many compound-style purchases. This is common in new-build or serviced projects in Alexandria. |
| Utility meters and handover fees | Admin | About EGP 50,000 to EGP 300,000, or about $1,000 to $5,800. This is more common for new-build or recently delivered units. |
| Light renovation | Renovation | About EGP 3,000 to EGP 7,000 per sq m, or about $58 to $135 per sq m. This usually covers paint, light repairs, simple bathrooms, and small finishing updates. |
| Full renovation or finishing | Renovation | About EGP 8,000 to EGP 18,000 per sq m, or about $155 to $348 per sq m. This can include flooring, bathrooms, kitchens, wiring, plumbing, and full finishing. |
| Furniture and appliances | Fit-out | About EGP 300,000 to EGP 1.5 million, or about $5,800 to $29,000 for a typical apartment. Premium furniture or imported appliances can raise this quickly. |
We made this infographic to show you how property prices in Egypt compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Alexandria in 2026 with different budgets?
With $100,000 in Alexandria in 2026, or about EGP 5.17 million, you can usually buy an existing 150 to 170 sq m apartment in Fleming, an existing 120 to 150 sq m apartment in Cleopatra or Laurent without prime sea view, or a larger 160 to 200 sq m apartment in Moharam Bek or Sidi Gaber.
With $200,000 in Alexandria in 2026, or about EGP 10.34 million, you can usually buy a new or recent 150 to 170 sq m apartment in a Smouha compound-style development, an existing 160 to 200 sq m sea-adjacent apartment in Gleem or Laurent, or a large renovated 220 to 280 sq m apartment in Kafr Abdo or Roushdy.
With $300,000 in Alexandria in 2026, or about EGP 15.52 million, you can usually buy a premium 180 to 220 sq m apartment in Gleem with a partial or strong sea view, a new 170 to 220 sq m apartment in Palm Hills Alexandria or Sawary, or a large 250 to 300 sq m apartment in Kafr Abdo or Smouha.
With $500,000 in Alexandria in 2026, or about EGP 25.86 million, you can usually buy a high-end 220 to 300 sq m sea-view apartment in San Stefano or Gleem, a townhouse or smaller villa in Sawary, Alex West, or a compound area, or a large prestige apartment in Kafr Abdo.
With $1,000,000 in Alexandria in 2026, or about EGP 51.72 million, you can usually buy a large luxury villa in Sawary, Palm Hills Alexandria, or Alex West, an exceptional sea-view apartment or duplex in San Stefano, or a very large family property in Kafr Abdo or Smouha.
With $2,000,000 in Alexandria in 2026, or about EGP 103.44 million, the market becomes thin, but you can target a top-tier villa, a rare trophy sea-view residence in San Stefano or Gleem, or a portfolio of several mid-to-premium apartments across Smouha, Gleem, Laurent, and Sidi Bishr.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Egypt.
What sources have we used to write this blog article?
Whether it’s in our blog articles or the market analyses included in our property pack about Alexandria, we always rely on the strongest methodology we can … and we don’t throw out numbers at random.
We also aim to be fully transparent, so below we’ve listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why this source matters | How we used it |
|---|---|---|
| Central Bank of Egypt exchange rates | The Central Bank of Egypt is the official monetary authority for Egypt. | We used the 9 June 2026 USD and EUR exchange rates to convert Alexandria property prices. We rounded the results because property prices are negotiated. |
| Central Bank of Egypt inflation rates | The Central Bank of Egypt publishes official inflation information used by investors and analysts. | We used this source to understand nominal price growth in Egypt. We also used it to avoid confusing price growth with real purchasing-power growth. |
| Central Bank of Egypt April 2026 inflation note | This note gives recent inflation detail close to the June 2026 writing period. | We used it to cross-check the inflation backdrop before estimating recent Alexandria price changes. We did not use it as a property price index. |
| CAPMAS | CAPMAS is Egypt’s official national statistics agency. | We used CAPMAS as the official statistical context behind urban inflation. We used that context because Alexandria is part of Egypt’s urban price environment. |
| Property Finder Egypt Alexandria listings | Property Finder is one of the main property portals used in Egypt. | We used it to read live asking prices, property types, and neighborhood examples in Alexandria. We adjusted the data because asking prices are not final sale prices. |
| Aqarmap Alexandria apartment listings | Aqarmap is a major Egyptian real estate portal with broad apartment coverage. | We used Aqarmap to cross-check apartment supply and affordability bands in Alexandria. We used it mainly to avoid relying on one listing portal only. |
| Savills Egypt Cairo Property Report 2025 | Savills is a large international real estate consultancy with professional market research. | We used this report for national residential market context. We did not copy Cairo prices into Alexandria because Alexandria is a different market. |
| Gleeds Egypt construction market report | Gleeds is an established construction and cost consultancy. | We used it to understand construction-cost pressure in Egypt. We linked this to Alexandria new-build pricing and renovation budgets. |
| World Bank Egypt inflation data | The World Bank is a standard source for long-run macroeconomic data. | We used it to cross-check longer-term inflation in Egypt. We used it to keep the 10-year price discussion realistic. |
| IMF Egypt country page | The IMF provides widely used macroeconomic context for Egypt. | We used it to check the broad 2026 macro backdrop. We used this context when discussing inflation, currency pressure, and real estate demand. |
| Egypt Property Pack | This pack brings together market research, buyer guidance, and real estate data for Egypt. | We used it as our internal framework for organizing the Alexandria housing price article. We still checked the numbers against external sources. |
| Egypt property taxes and fees guide | This guide focuses on the extra costs buyers should expect in Egypt. | We used it to structure the buyer-cost section in plain language. We kept Alexandria-specific examples tied to the property prices in this article. |
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