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Get all the data you need about the real estate market in Alexandria
Alexandria property prices in 2026 are still moving up in Egyptian pounds, but the real picture is more nuanced once inflation is included.
In this blog post, we look at current housing prices in Alexandria, recent price trends, and what could happen next in 2026 and beyond.
We constantly update this blog post because Alexandria real estate data changes fast, especially in popular areas like Smouha, Roushdy, Gleem, Stanley and Sidi Bishr.
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.
What are the current property price trends in Alexandria as of 2026?
What is the average house price in Alexandria as of 2026?
As of 2026, the average house price in Alexandria is about EGP 3.8 million, which is roughly USD 80,000 or EUR 68,000 for a normal family-sized residential property.
This means the average price per square meter for residential property in Alexandria in 2026 is around EGP 28,000, or about USD 590 and EUR 500, once we smooth out very cheap and very expensive listings.
In practice, roughly 80% of residential property purchases in Alexandria in 2026 fall between EGP 1.6 million and EGP 8.5 million, or about USD 34,000 to USD 179,000 and EUR 29,000 to EUR 152,000.
How much have property prices increased in Alexandria over the past 12 months?
Residential property prices in Alexandria increased by about 12% to 18% over the 12 months to June 2026, with the strongest gains in prime eastern and coastal districts.
Across different property types in Alexandria, ordinary apartments rose by about 10% to 16%, premium sea-view apartments by about 15% to 22%, villas by about 8% to 15%, and suburban townhouses by about 7% to 13%.
The biggest reason behind this movement is inflation, because many sellers in Alexandria lifted asking prices to protect the value of their property in Egyptian pounds.
Which neighborhoods have the fastest rising property prices in Alexandria as of 2026?
As of 2026, the fastest rising property prices in Alexandria are likely in Smouha, Saba Basha and Roushdy, because these areas combine strong local demand with limited good-quality supply.
Smouha property prices are increasing by about 17% to 22% per year, Saba Basha by about 16% to 21%, and Roushdy by about 15% to 20% in 2026.
The main driver is the same in all three neighborhoods: buyers want central, safe, convenient areas in east Alexandria, where schools, clubs, services, transport and prestige are already in place.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Alexandria.
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Which property types are increasing faster in value in Alexandria as of 2026?
As of 2026, the appreciation ranking in Alexandria is premium apartments first, villas second, townhouses third and ordinary older apartments fourth, while condos behave like apartments because condominium ownership is not a separate mainstream category in the local market.
The top-performing property type in Alexandria is the premium apartment, especially renovated elevator-served units near the Corniche, and this segment is rising by about 15% to 22% per year.
Premium apartments are outperforming because Alexandria has a limited supply of good sea-adjacent buildings, while many buyers still prefer a practical apartment over a large villa far from daily services.
Finally, if you’re interested in a specific property type, you will find our latest analyses here:
What is driving property prices up or down in Alexandria as of 2026?
As of 2026, the three biggest drivers of property prices in Alexandria are inflation protection, scarce good-quality coastal housing, and the coming improvement of the Alexandria-Abou Qir transport corridor.
The strongest upward pressure is inflation, because many owners in Alexandria still see real estate as a safer store of value than holding cash.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Alexandria here.
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What is the property price forecast for Alexandria in 2026?
How much are property prices expected to increase in Alexandria in 2026?
As of 2026, residential property prices in Alexandria are expected to increase by about 10% to 16% across the full year, with the best areas doing better than the city average.
Most realistic forecasts for Alexandria property price growth in 2026 sit between 6% and 22%, depending on the neighborhood, property quality and how inflation behaves during the second half of the year.
The main assumption behind these forecasts is that Egypt’s economy continues to stabilize, while inflation remains high enough to keep nominal property prices moving upward.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Alexandria.
Which neighborhoods will see the highest price growth in Alexandria in 2026?
As of 2026, the Alexandria neighborhoods expected to see the highest price growth are Smouha, Roushdy, Saba Basha, Gleem, Stanley, Sidi Gaber and selected parts of Sidi Bishr.
These top neighborhoods could see price growth of about 14% to 22% in 2026, while weaker peripheral areas may stay closer to 5% to 10%.
The primary catalyst is the shortage of practical, well-located homes in east Alexandria, where families want services, transport, security and easier daily life.
One emerging neighborhood that could surprise is Sidi Bishr, because it has lower entry prices than Stanley or San Stefano and could benefit from better future rail access.
By the way, we’ve written a blog article detailing what are the current best areas to invest in property in Alexandria.
What property types will appreciate the most in Alexandria in 2026?
As of 2026, apartments are expected to appreciate the most in Alexandria, especially premium apartments in elevator buildings near Smouha, Roushdy, Saba Basha, Gleem, Stanley and San Stefano.
The projected appreciation for these top-performing apartments in Alexandria is about 15% to 22% in 2026 if inflation and construction costs remain high.
The main demand trend is simple: many families want to stay inside east Alexandria, but good buildings in convenient streets are limited and expensive to replace.
Older large apartments in weaker buildings are expected to underperform because renovation costs are high and many buyers prefer smaller, easier-to-maintain units.
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How will interest rates affect property prices in Alexandria in 2026?
As of 2026, high interest rates are holding back Alexandria property demand, but the impact is softer in prime areas because many buyers still use cash, family money or developer installments.
The current CBE overnight deposit rate is 19% and the overnight lending rate is 20%, so mortgage rates in Egypt are still high and only likely to ease gradually if inflation keeps cooling.
A 1% rise in interest rates usually makes monthly payments harder to afford, which can reduce buyer budgets in Alexandria and put the most pressure on average apartments rather than trophy cash-buyer homes.
You can also read our latest update about mortgage and interest rates in Egypt.
What are the biggest risks for property prices in Alexandria in 2026?
As of 2026, the three biggest risks for Alexandria property prices are another inflation shock, prolonged high interest rates, and overpricing in fashionable areas like San Stefano, Stanley, Gleem and top parts of Smouha.
The highest-probability risk is that asking prices stay too high compared with household incomes, which could make sales slower even if published prices look strong.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Alexandria.
Is it a good time to buy a rental property in Alexandria in 2026?
As of 2026, it can be a good time to buy a rental property in Alexandria, but only if the buyer chooses a practical apartment in a liquid area and negotiates below the most optimistic asking prices.
The strongest argument for buying now is that well-located Alexandria apartments in Smouha, Roushdy, Sidi Gaber, Ibrahimia, Camp Cesar and Sidi Bishr still have steady local rental demand.
The strongest argument for waiting is that high prices and high interest rates can reduce net returns, especially if the apartment needs renovation or sits in an old building with weak maintenance.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Alexandria.
You’ll also find a dedicated document about this specific question in our pack about real estate in Alexandria.
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Where will property prices be in 5 years in Alexandria?
What is the 5-year property price forecast for Alexandria as of 2026?
As of 2026, Alexandria residential property prices could be about 60% to 90% higher in nominal Egyptian-pound terms by 2031.
A conservative 5-year forecast for Alexandria is about 40% cumulative growth, while an optimistic forecast is closer to 110% if inflation, construction costs and strong demand continue.
This equals a projected average annual appreciation rate of about 10% to 14% in Egyptian pounds over the next 5 years.
The key assumption is that Egypt continues moving toward macro stabilization, while Alexandria keeps its structural shortage of well-located, good-quality housing.
Which areas in Alexandria will have the best price growth over the next 5 years?
The top three areas for 5-year property price growth in Alexandria are likely Smouha, Roushdy and Sidi Bishr, with Saba Basha, Gleem, Stanley, Sidi Gaber and El Mandara also worth watching.
Smouha and Roushdy could see about 70% to 100% cumulative price growth over 5 years, while Sidi Bishr could reach 80% to 110% if the metro corridor improves local access as expected.
This differs from the shorter 2026 forecast because 5-year growth gives more time for transport improvements and neighborhood upgrading to affect prices.
The most interesting undervalued area is Sidi Bishr, because it has lower prices than prime Corniche districts but still has strong daily demand and possible metro-linked upside.
What property type will give the best return in Alexandria over 5 years as of 2026?
As of 2026, the best 5-year total return in Alexandria should come from well-located apartments of about 90 to 160 sqm in elevator buildings near transport, schools, universities or the Corniche.
The projected 5-year total return for this apartment type is about 90% to 130%, combining price appreciation and rental income before taxes, maintenance and vacancy.
The main structural trend is that Alexandria households still prefer practical apartments in connected districts, while good central land and good building stock remain limited.
The best balance of return and lower risk is usually a mid-sized apartment in Smouha, Sidi Gaber, Ibrahimia, Camp Cesar, Roushdy or selected Sidi Bishr streets.
How will new infrastructure projects affect property prices in Alexandria over 5 years?
The three major infrastructure themes that should affect Alexandria property prices over the next 5 years are the Alexandria-Abou Qir metro, wider station-area upgrades, and continued improvement around new suburban compounds and west Alexandria access roads.
Properties near completed transport improvements in Alexandria can often command a 5% to 15% premium if the building is good and the walk to a station is practical.
The neighborhoods most likely to benefit are Sidi Gaber, Victoria, Sidi Bishr, El Mandara and Abo Qir, while Smouha may gain indirectly from stronger citywide mobility.
How will population growth and other factors impact property values in Alexandria in 5 years?
Alexandria’s population is likely to grow by roughly 1% per year over the next 5 years, which should support property values because new household demand keeps pressure on limited well-located housing.
The demographic shift with the strongest impact will be middle-income and upper-middle-income families looking for smaller, practical homes near schools, clubs, universities and public transport.
Domestic migration and family money from Egyptians working abroad should keep supporting Alexandria property values, especially in familiar areas with strong resale demand.
The biggest beneficiaries should be mid-sized apartments in Smouha, Roushdy, Sidi Gaber, Ibrahimia, Camp Cesar, Sidi Bishr and El Mandara, plus selected villas in King Mariout for higher-budget buyers.
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 is the 10 year property price outlook in Alexandria?
What is the 10-year property price prediction for Alexandria as of 2026?
As of 2026, Alexandria residential property prices could be about 2.2 to 3.2 times higher in nominal Egyptian-pound terms by 2036.
A conservative 10-year forecast for Alexandria is about 120% cumulative growth, while an optimistic forecast is closer to 220% if inflation, infrastructure and coastal scarcity keep pushing prices up.
This implies an average annual appreciation rate of about 8% to 12% in Egyptian pounds over the next decade.
The biggest uncertainty is the future value of the Egyptian pound, because currency moves can make nominal Alexandria property prices rise quickly without creating the same real return for buyers.
What long-term economic factors will shape property prices in Alexandria?
The three long-term economic factors that will shape Alexandria property prices are inflation, household income growth and public transport improvement, especially around the Abu Qir corridor.
The most positive long-term factor is Alexandria’s physical scarcity, because the city is squeezed along the coast and well-located residential land is hard to replace.
The biggest structural risk is coastal and building-quality risk, because humidity, maintenance costs and possible future coastal protection needs can hurt weak buildings near the sea.
You’ll also find a much more detailed analysis in our pack about real estate in 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 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 we trust it | How we used it |
|---|---|---|
| CAPMAS | CAPMAS is Egypt’s official statistics agency. | We used CAPMAS for demographic and socio-economic context. We did not use it as a price index because Egypt lacks a complete official Alexandria residential price index. |
| Central Bank of Egypt inflation data | CBE is the official source for Egyptian inflation data. | We used CBE inflation data to separate nominal price growth from real gains. We treated inflation as one of the main reasons Alexandria prices rose in Egyptian pounds. |
| Central Bank of Egypt policy rates | CBE directly sets Egypt’s benchmark policy rates. | We used the May 2026 policy decision to assess mortgage affordability. We linked high rates to weaker financed demand and stronger cash-buyer importance. |
| World Bank Egypt Macro Poverty Outlook | The World Bank provides independent macro forecasts for Egypt. | We used the World Bank to frame inflation, growth and household pressure. We used it to avoid reading Alexandria property prices without national economic context. |
| IMF DataMapper Egypt | The IMF is a key source for country-level economic projections. | We used IMF data to cross-check Egypt’s 2026 and medium-term outlook. We used it as a conservative anchor for our 5-year and 10-year scenarios. |
| Aqarmap Alexandria price guide | Aqarmap publishes neighborhood-level asking prices across Alexandria. | We used Aqarmap as the main local price-per-square-meter source. We grouped neighborhoods instead of treating any single listing as a final sale price. |
| Property Finder Alexandria listings | Property Finder shows large live supply in Alexandria. | We used Property Finder to cross-check active asking prices and property types. We treated listings carefully because some asking prices are optimistic. |
| Global Property Guide Egypt | Global Property Guide tracks property prices and yields internationally. | We used it to cross-check Egypt-wide price and yield signals. We then adjusted the national view with Alexandria-specific neighborhood data. |
| Numbeo Alexandria property data | Numbeo offers useful live affordability and yield signals. | We used Numbeo only as a secondary rent and yield check. We did not treat contributor-based data as the main source. |
| AIIB Alexandria-Abou Qir Metro | AIIB is an official financier of the metro project. | We used AIIB to understand the project’s transport corridor. We focused on station-area effects instead of assuming all Alexandria neighborhoods benefit equally. |
| EIB Alexandria Abu Qir Urban Rail | EIB provides official project scope and financing information. | We used EIB to verify the 21.7 km rail upgrade scope. We linked the corridor to areas like Sidi Gaber, Victoria, Sidi Bishr, El Mandara and Abo Qir. |
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