Get all the data you need about the real estate market in Alexandria
This blog post is updated regularly, so the data you see here reflects the most current figures available for 2026.
Apartment prices in Alexandria vary significantly from one neighborhood to the next, and knowing what drives those differences can save you a lot of time and money.
Whether you are looking at an affordable entry point in Victoria or a seafront address in San Stefano, this guide walks you through what to expect and what each neighborhood actually costs in 2026.
And if you're planning to buy a property in this place, you may want to download our real estate pack about Alexandria.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive neighborhood for apartments in Alexandria | San Stefano |
| Most affordable neighborhood for apartments in Alexandria | Victoria |
| Average price per square meter across all Alexandria neighborhoods | EGP 36,000 |
| Median apartment price across Alexandria | EGP 6,650,000 |
| Lowest realistic starting budget to buy an apartment in Alexandria | EGP 1,300,000 |
| Most expensive apartment type in Alexandria (by bedroom count) | Two-bedroom |
| Most affordable apartment type in Alexandria (by bedroom count) | Studio |
| Average price for a studio apartment in Alexandria | EGP 2,080,000 |
| Average price for a one-bedroom apartment in Alexandria | EGP 3,065,000 |
| Average price for a two-bedroom apartment in Alexandria | EGP 4,975,000 |
| Price gap between the most and least expensive Alexandria neighborhoods | EGP 49,000 per sqm (San Stefano vs Victoria) |
| Price dispersion across Alexandria neighborhoods | Very high: prices range from EGP 21,000 to EGP 70,000 per sqm |
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Alexandria neighborhoods in 2026 ranked by apartment purchase price
This table ranks the top neighborhoods in the Alexandria apartment market by purchase price, from the most expensive to the most affordable.
For each neighborhood, the table includes the average price per square meter, the median property price, the starting budget, the average price for a studio apartment, a one-bedroom apartment, and a two-bedroom apartment, the typical buyer profile, the key advantages, the key drawbacks, and the market segment.
Finally, please note you'll find much more detailed data in our real estate pack about Alexandria.
| Rank | Neighborhood | Average Price per Square Meter | Median Property Price | Starting Budget | Average Price for a Studio Apartment | Average Price for a One-Bedroom Apartment | Average Price for a Two-Bedroom Apartment | Typical Buyers | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | San Stefano | EGP 70,000 | EGP 15,400,000 | EGP 2,200,000 | EGP 4,160,000 | EGP 6,130,000 | EGP 9,950,000 | Luxury seafront buyers seeking the most prestigious address in Alexandria | Prime seafront location, Four Seasons tower stock, San Stefano mall on the doorstep, and the strongest luxury address effect in the city | Massive price spread between ordinary streets and sea-view towers makes comparisons difficult, and the very top of the market is out of reach for most buyers | Luxury |
| 2 | Smouha | EGP 46,650 | EGP 7,930,000 | EGP 2,800,000 | EGP 2,770,000 | EGP 4,085,000 | EGP 6,630,000 | Local households upgrading to a modern compound or larger apartment | Deep apartment supply, modern compounds, schools, sports clubs, and year-round practical residential demand that keeps the market active | Top projects in Smouha are now priced close to prime coastal neighborhoods, which reduces the value advantage it once had | Premium |
| 3 | Stanley | EGP 46,000 | EGP 8,740,000 | EGP 2,000,000 | EGP 2,730,000 | EGP 4,025,000 | EGP 6,535,000 | Prestige coastal buyers who want a seafront feel without paying San Stefano prices | Strong seafront image, central eastern location, and direct-sea apartments that remain highly sought after by buyers and tenants alike | The gap between direct-sea units and back-street stock is very wide, which makes it easy to overpay if you are not comparing carefully | Premium |
| 4 | Kafr Abdo | EGP 39,000 | EGP 7,410,000 | EGP 3,200,000 | EGP 2,315,000 | EGP 3,415,000 | EGP 5,540,000 | Affluent families looking for a quiet, established upscale address with larger apartments | One of the most respected residential addresses in Alexandria, with quieter streets, larger apartment footprints, and a stable resale market | Entry prices are high and smaller apartments are relatively rare, which limits options for buyers on tighter budgets | Premium |
| 5 | Roushdy | EGP 36,000 | EGP 6,660,000 | EGP 3,200,000 | EGP 2,140,000 | EGP 3,150,000 | EGP 5,115,000 | Professionals who want a central eastern Alexandria location with good transport links | Strong centrality, tram and Abu Qir line access, a broad resale market, and steady end-user demand that supports long-term value | Better pockets within Roushdy carry a noticeable premium, while weaker blocks can feel less polished for a similar price tag | Premium |
| 6 | Laurent | EGP 35,000 | EGP 6,650,000 | EGP 3,000,000 | EGP 2,080,000 | EGP 3,065,000 | EGP 4,975,000 | Upper-midmarket households seeking east Alexandria prestige without paying for a seafront label | Good address recognition in east Alexandria, sea-adjacent streets, and larger family apartments than you typically find in denser central neighborhoods | Asking prices near sea-view strips can jump sharply without always matching the quality of the building itself | Mid-Market |
| 7 | Gleem | EGP 34,000 | EGP 6,800,000 | EGP 4,000,000 | EGP 2,020,000 | EGP 2,975,000 | EGP 4,830,000 | Aspirational buyers who want a coastal feel and a recognized Alexandria address | Desirable coastal atmosphere, solid address recognition, and genuine appeal for families looking to upgrade to a larger apartment | Prime sea-facing buildings distort neighborhood pricing quickly, so affordability drops fast if you target the front row | Mid-Market |
| 8 | Ibrahimia | EGP 31,000 | EGP 4,960,000 | EGP 2,000,000 | EGP 1,840,000 | EGP 2,715,000 | EGP 4,405,000 | Central urban households who prioritize access to daily city life over a coastal or prestige address | Very central location in Alexandria, well-established local services, and easier access to the city without the price tag of eastern premium districts | Older building stock dominates and quality varies more than in newer eastern neighborhoods, so condition checks matter more here | Mid-Market |
| 9 | Fleming | EGP 28,000 | EGP 4,060,000 | EGP 1,400,000 | EGP 1,665,000 | EGP 2,450,000 | EGP 3,980,000 | Value-seeking professionals who want an east Alexandria location at a lower price than Roushdy or Kafr Abdo | Good tram connectivity, a relatively central eastern position, and a meaningfully lower ticket price than prime neighboring areas | Streetscape and building quality are mixed, so choosing the right specific block matters more than in more homogeneous neighborhoods | Affordable |
| 10 | Sidi Beshr | EGP 23,000 | EGP 2,990,000 | EGP 1,300,000 | EGP 1,365,000 | EGP 2,015,000 | EGP 3,270,000 | Budget-conscious coastal families who want a seafront area without paying for a prime eastern address | Popular coastal district, broad apartment supply, and more reachable price points than prime east Alexandria neighborhoods | Quality varies a lot across listings, and some cheaper stock is noticeably older or less well maintained | Affordable |
| 11 | Miami | EGP 22,000 | EGP 2,750,000 | EGP 1,500,000 | EGP 1,305,000 | EGP 1,925,000 | EGP 3,125,000 | Entry-level apartment buyers looking for a high-volume market with accessible budgets | Active mass-market area with many listings to choose from and comparatively accessible budgets for Alexandria buyers | Congestion and inconsistent building quality across the neighborhood can reduce daily comfort and affect future resale appeal | Affordable |
| 12 | Victoria | EGP 21,000 | EGP 2,520,000 | EGP 1,500,000 | EGP 1,250,000 | EGP 1,840,000 | EGP 2,985,000 | First-time local buyers looking for one of the easiest entry points in the Alexandria apartment market | One of the most accessible entry points across mainstream Alexandria neighborhoods, with familiar local demand and a broad selection of units | Lower prestige than eastern seafront districts, older building stock, and weaker upside potential compared to better-positioned neighborhoods | Budget |
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Key insights about apartment purchase prices in Alexandria
Insights
- San Stefano apartment prices in Alexandria are roughly 3.3 times higher than Victoria, which is the widest neighborhood price gap in the city and reflects just how extreme the seafront premium can be.
- Smouha and Stanley are priced almost identically at around EGP 46,000 per sqm in 2026, yet they attract completely different buyer profiles: Smouha buyers want schools and compounds, while Stanley buyers want coastal prestige.
- Kafr Abdo commands a clear premium over wider Roushdy, even though both sit in east Alexandria, because Kafr Abdo's street quality and apartment sizes are genuinely stronger across the board.
- In Alexandria, seafront branding alone can add tens of thousands of EGP per sqm within the same neighborhood, so a street-by-street comparison matters far more than the neighborhood name alone.
- Studio apartment supply is thin in many Alexandria neighborhoods, which means studio pricing is less reliable than pricing for two-bedroom or three-bedroom units where listing volume is much higher.
- The jump in budget from Miami to Roushdy is large enough to change financing needs materially: the median Roushdy apartment costs more than twice the median Miami apartment.
- Gleem has the highest starting budget of any mid-market Alexandria neighborhood at EGP 4,000,000, which reflects how quickly sea-facing buildings price out ordinary buyers even in non-prime areas.
- Fleming gives buyers a central-east Alexandria location at EGP 28,000 per sqm, which is EGP 8,000 lower than Roushdy and EGP 11,000 lower than Kafr Abdo, making it a meaningful value option for budget-aware buyers.
- Ibrahimia sits at the midpoint of the Alexandria apartment market and offers the best combination of central access and mid-range pricing, with a median property price of around EGP 5,000,000.
- San Stefano's price average is pulled significantly upward by Four Seasons tower stock and ultra-prime sea-view units, which means the headline figure does not represent what most buyers will actually find on the open market.
- Miami and Sidi Beshr are priced just EGP 1,000 per sqm apart, but Sidi Beshr generally screens as slightly more desirable for buyers who want a coastal feel at a similar budget.
- Two-bedroom apartments dominate active listings in Alexandria, which reflects strong family demand and means buyers looking for studios or one-bedrooms have fewer options and less price transparency to work with.
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About our methodology
Alexandria does not have a single official neighborhood-by-neighborhood apartment price index. A Central Bank of Egypt-linked research effort has explicitly described the historical absence of a formal residential property price index in Egypt. This is an important starting point for understanding how apartment prices in Alexandria are estimated.
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Alexandria.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources: official context from CAPMAS and the CBE-linked residential property price index research, neighborhood benchmark data from Aqarmap, and live April 2026 listing evidence from Property Finder Egypt. We did not rely on random listings or unsupported figures.
For each Alexandria neighborhood, we aggregated the freshest apartment purchase price data available. When possible, we cross-checked multiple sources to confirm the same price range.
This allowed us to estimate the average price per square meter and the median property price for each neighborhood.
We also calculated the starting budget, which represents the lowest realistic entry point to buy an apartment in that Alexandria neighborhood. This is not the cheapest possible listing ever found, but a real, achievable floor for a standard apartment purchase.
For each apartment category, we estimated an average purchase price based on local market conventions. We used approximate sizes of 55 sqm for studios, 85 sqm for one-bedrooms, and 145 sqm for two-bedrooms, with slight adjustments for smaller-unit price premiums in Alexandria. These sizes were chosen because Alexandria listings skew heavily toward family-sized two- and three-bedroom apartments, with studios being comparatively rare.
These estimates were not applied as one flat number across the city. They were adjusted by Alexandria neighborhood and apartment type to better reflect local ownership conditions and price levels.
This table should therefore be read as a structured market estimate, not as an exact guarantee of transaction prices. In Alexandria's prime coastal areas in particular, actual deal prices can vary sharply depending on sea view, tower brand, building age, finishing level, and legal clarity. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Alexandria.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our real estate pack about Alexandria, we rely on verifiable sources and a transparent methodology.
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 it's authoritative | How we used it |
|---|---|---|
| CAPMAS | Egypt's official statistics agency and the primary public source for national housing and population data. | We used CAPMAS for official context on Egypt's housing market and urban structure. We did not use it alone for neighborhood pricing because it does not publish a live Alexandria apartment pricing table by district. |
| CBE-linked RPPI Research Paper | A Central Bank of Egypt-linked academic paper that directly explains the national effort to build a formal residential property price index and documents the historical data gap. | We used it to frame the methodology problem and explain why neighborhood estimates must be triangulated from credible market portals rather than copied from a single official district index. This source helped us build a more honest and transparent methodology. |
| Aqarmap Smouha Prices Guide | Aqarmap is one of Egypt's largest property portals and publishes neighborhood-level price guides with consistent methodology. | We used this as the clearest direct apartment price-per-sqm benchmark found for an Alexandria neighborhood. We then cross-checked Smouha against current Property Finder listings to keep April 2026 pricing realistic. |
| Aqarmap San Stefano Prices Guide | Aqarmap covers localized Alexandria neighborhood data and is widely used as a reference by Egyptian property professionals. | We used this page to confirm San Stefano's prime coastal positioning and neighborhood character. We then checked live listing price bands on Property Finder to account for the very wide spread created by luxury tower stock. |
| Property Finder San Stefano | Property Finder Egypt is a major established portal with transparent live listings, detailed price-per-sqm data, and broad Alexandria coverage. | We used live April 2026 asking prices here to map the high-end San Stefano price range. We also used the spread between ordinary stock and Four Seasons tower units to avoid overstating the overall neighborhood average. |
| Property Finder Stanley | Property Finder provides current listing-level evidence for one of Alexandria's best-known seafront apartment districts. | We used Stanley listings to estimate current sea-view and secondary-street pricing in April 2026. We used this data to place Stanley below San Stefano but above most non-prime Alexandria districts. |
| Property Finder Kafr Abdo | Property Finder's Kafr Abdo section is one of the clearest live listing sources for this premium Alexandria residential enclave. | We used it to identify Kafr Abdo's quality premium and larger-unit bias relative to wider Roushdy. We used listing density and recent asking rates to position it accurately above mainstream Roushdy in the ranking. |
| Property Finder Smouha | Property Finder's Smouha section has very deep active supply, including both older stock and new compounds, making it one of the most data-rich Alexandria neighborhoods to analyze. | We used it to cross-check Aqarmap's neighborhood average for Smouha. We also used it to estimate realistic entry budgets and unit-type pricing for modern apartment stock in 2026. |
| Property Finder Ibrahimia | Property Finder's Ibrahimia section provides a solid live sample of central Alexandria apartment asking prices across different unit types. | We used it to estimate a central mid-market price band for Alexandria. We also used the listing mix to confirm that two-bedroom family apartments dominate Ibrahimia more than studios do. |
| Property Finder Miami | Property Finder's Miami section captures a high volume of active listings in one of Alexandria's most accessible eastern apartment markets. | We used it to estimate the entry-level eastern-market price band and realistic starting budgets for April 2026. We also used it to compare Miami with nearby Sidi Beshr and Victoria to position all three affordable neighborhoods correctly. |
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