Authored by the expert who managed and guided the team behind the Egypt Property Pack
Everything you need to know before buying real estate is included in our Egypt Property Pack
Alexandria's real estate market presents compelling opportunities in 2025, driven by strong rental demand and steady property value appreciation. With rental yields reaching 7% in prime areas like Smouha and property prices forecast to increase another 20-30% by year-end, the city offers attractive returns for both investors and residents.
If you want to go deeper, you can check our pack of documents related to the real estate market in Egypt, based on reliable facts and data, not opinions or rumors.
Alexandria's property market shows strong fundamentals with high rental yields and forecasted price growth, making it attractive for both investment and residential purposes.
Foreign buyers should navigate legal requirements carefully, including obtaining Council of Ministers' approval and conducting thorough due diligence on property documentation.
| Investment Aspect | Current Status (September 2025) | Outlook |
|---|---|---|
| Property Prices | Apartments: EGP 20,000-35,000/sqm Villas: EGP 75,000-130,000/sqm |
20-30% increase expected by end 2025 |
| Rental Yields | 6-7% annually in high-demand areas | Stable with continued strong demand |
| Best Investment Areas | Smouha, Montaza, San Stefano | Continued growth in expat-friendly zones |
| Monthly Rental Income | 1-bed: $250-400 USD 2-bed: $450-650 USD |
Steady growth with inflation adjustments |
| Living Costs | Family: ~EGP 66,000/month Single: ~EGP 26,500/month |
Moderate increases expected |
| Market Trends | 40% jump in sales, strong local/international interest | Continued government infrastructure investment |
| Foreign Ownership | Council of Ministers approval required | Stable regulatory framework |
What types of properties are available in Alexandria in 2025?
Alexandria offers diverse property options ranging from affordable studios to luxury waterfront villas.
The most common property types include apartments spanning from compact studios to spacious penthouses, standalone villas, and properties within gated compounds. You'll also find duplexes, lofts, chalets, skylofts, and townhouses throughout the city.
Modern apartment complexes and gated communities are increasingly popular, especially in areas that attract expats and young professionals like Smouha and Montaza. These developments typically feature contemporary amenities including swimming pools, gyms, and security services.
Commercial properties such as offices, shops, and warehouses are also available for investors interested in diversifying their portfolio. Land for development can be purchased, though foreign ownership of agricultural plots faces restrictions.
As of September 2025, the trend toward integrated communities and modern residential complexes continues to grow, driven by both local and international demand.
Is it better to buy or rent property in Alexandria right now?
The decision between buying and renting in Alexandria depends on your long-term plans and investment goals, with current market conditions favoring property owners.
Buying property makes sense if you plan to stay long-term or want to benefit from capital appreciation. Property values have shown steady growth, and experts forecast another 20-30% price increase by the end of 2025 due to inflation, rising demand, and construction costs.
Rental yields in Alexandria remain attractive, particularly in areas like Smouha where annual yields reach around 6.95%. This makes buying for rental income a viable investment strategy, especially with ongoing government promotion of new developments supporting market stability.
Renting suits those uncertain about long-term residency or those who prefer flexibility. However, current market conditions favor landlords, with high rental demand and rising property prices making rental costs likely to increase.
It's something we develop in our Egypt property pack.
How has property pricing changed over the past few years, and what do experts forecast for the future?
Alexandria's property market has experienced significant price movements, with recent data showing mixed trends across different property types.
As of September 2025, apartment prices have dropped 17.3% year-over-year to EGP 22,250 per square meter, while villa prices have surged over 32% year-over-year. Despite the apartment price decrease, overall market activity has increased dramatically, with a 40% jump in sales following new construction projects in Alexandria.
Current average pricing shows apartments ranging from EGP 20,000 to 35,000 per square meter, while villas cost between EGP 75,000 and 130,000 per square meter. These prices reflect the city's position as a more affordable alternative to Cairo while offering coastal lifestyle benefits.
Industry experts forecast another 20-30% increase in property prices by the end of 2025, driven by persistent inflation, growing demand from both local and international buyers, and rising construction costs. This prediction is supported by Alexandria's economic growth and continued government investment in infrastructure projects.
The price volatility reflects market adjustments as developers respond to demand patterns, with luxury properties seeing stronger appreciation than entry-level apartments.
What are the current real estate market trends in Alexandria?
Alexandria's real estate market is experiencing robust growth driven by economic expansion and strategic government investments.
The city's economic growth and substantial government investment in infrastructure have catalyzed new residential and commercial developments throughout the metropolitan area. These projects are enhancing Alexandria's appeal to both domestic and international investors.
Strong interest from local and international buyers is particularly evident in coastal properties and integrated communities. The development of modern gated compounds and apartment complexes is responding to growing demand from expats and professionals seeking contemporary amenities.
Rental demand remains exceptionally high, especially in neighborhoods popular with expatriates and young professionals such as Smouha and Montaza. This sustained demand supports both rental income potential and property value appreciation.
The trend toward mixed-use developments combining residential, commercial, and recreational facilities is gaining momentum, reflecting Alexandria's evolution into a modern cosmopolitan center while maintaining its historical character.
Can you walk me through the step-by-step process of buying property in Alexandria?
The property buying process in Alexandria involves nine essential steps that require careful attention to legal requirements and documentation.
Start by researching your preferred locations and property types while establishing a realistic budget that includes all associated costs. Use online portals like Property Finder, Bayut, Aqarmap, Dubizzle, and FazWaz to identify potential properties, or connect with reputable local real estate agencies.
Hire a qualified lawyer to conduct legal checks, verify ownership documentation, and ensure the property has clear title. This step is crucial for avoiding future complications and protecting your investment.
Make an offer and negotiate terms with the seller, then sign a preliminary contract outlining the agreed conditions. Foreign buyers must obtain Council of Ministers' approval, which is a mandatory requirement for property ownership.
Finalize payment terms according to the contract, paying required deposits and arranging the balance payment schedule. Sign the final contract at a notary office with all parties present, ensuring all documentation is properly executed.
Register the property at the real estate registry and pay all applicable transfer taxes and fees. Finally, complete post-purchase tasks including registering utilities and arranging property insurance.
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Where can I find available properties in Alexandria, and which real estate agencies are reliable?
Alexandria properties are accessible through multiple online platforms and established real estate agencies with proven track records.
The most comprehensive online portals include Dubizzle, FazWaz, Property Finder, Aqarmap, and Bayut, which offer extensive listings with detailed photos, pricing, and location information. These platforms allow you to filter searches by budget, area, and property type.
Reliable real estate agencies operating in Alexandria include The Address Investments, Egypt Best Properties, Elbayt, ERA Real Estate, Coldwell Banker Egypt, and AqarMap. These established firms provide professional services and have extensive local market knowledge.
Local offices and property exhibitions offer valuable opportunities to access off-market deals and connect with experienced real estate professionals who understand Alexandria's specific neighborhoods and market dynamics.
Working with multiple sources—both online platforms and local agencies—gives you the broadest selection of available properties and helps ensure you find the best opportunities in your preferred areas and budget range.
What properties are available within different budget ranges in Alexandria?
| Budget Range | Common Alexandria Options | Typical Areas |
|---|---|---|
| Low (< EGP 1 million) | Older apartments, small studios, basic units | Suburban areas, older districts, peripheral zones |
| Mid (EGP 1-4 million) | Modern apartments, townhouses, renovated units | Smouha, San Stefano, Montaza, central areas |
| High (> EGP 4 million) | Penthouses, luxury villas, sea-view apartments | Laurent, Stanley, Royal compounds, waterfront |
| Entry-level rental | One-bedroom apartments, studios | Mixed neighborhoods, developing areas |
| Premium rental | Two-bedroom apartments, furnished units | Expat-preferred areas, modern complexes |
| Luxury rental | Villas, penthouses, compound properties | Elite neighborhoods, gated communities |
| Investment properties | Multi-unit buildings, commercial spaces | High-traffic areas, business districts |
What are the most common mistakes people make when buying property in Alexandria?
Property buyers in Alexandria frequently encounter avoidable pitfalls that can result in significant financial losses or legal complications.
The most critical mistake is failing to thoroughly review legal documents and ownership certificates. Many buyers rush through documentation without proper legal verification, leading to disputes over property titles or discovering liens and encumbrances after purchase.
Trusting unreliable sellers or developers without conducting proper due diligence is another frequent error. Some buyers fall victim to scams including double selling, where the same property is sold to multiple buyers, or dealing with developers who lack proper permits and licenses.
Relying solely on online photos without physically viewing properties often results in disappointment, as actual conditions may differ significantly from marketing materials. Additionally, many buyers underestimate hidden costs such as maintenance fees, service charges, and ongoing community expenses.
Foreign buyers specifically often overlook government clearance requirements, failing to obtain necessary Council of Ministers' approval before proceeding with purchases, which can invalidate their transactions entirely.
It's something we develop in our Egypt property pack.
How much does it cost to live in Alexandria, including utilities and other expenses?
Alexandria offers relatively affordable living costs compared to other major Egyptian cities, making it attractive for both residents and investors.
As of September 2025, a family of four requires approximately EGP 66,000 per month for comfortable living, while a single person needs around EGP 26,500 monthly. These figures include housing, food, transportation, and basic entertainment.
Rental costs are moderate, with one-bedroom apartments ranging from $250 to $400 USD per month, and two-bedroom units costing $450 to $650 USD monthly. Utility expenses are reasonable and generally lower than Cairo, contributing to Alexandria's cost-effectiveness.
Dining out at moderate restaurants typically costs $10 to $20 USD per person, while grocery shopping and local transportation remain very affordable. Healthcare and education costs are significantly lower than international standards while maintaining good quality.
The city's cost structure makes it particularly appealing for retirees, digital nomads, and young professionals seeking a Mediterranean lifestyle without the premium costs associated with European coastal cities.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Egypt versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
Which areas of Alexandria offer the best value for money, and what are the strengths and weaknesses of affordable, upcoming, and upscale neighborhoods?
| Neighborhood | Strengths | Weaknesses |
|---|---|---|
| Montaza (Affordable/Upcoming) | Affordable prices, beautiful sea views, expat-friendly community, good rental potential | Older infrastructure needs upgrading, traffic congestion during peak hours |
| Smouha (Mid-range/Growing) | High rental yield (6.95%), modern complexes, excellent amenities, central location | Growing prices reducing affordability, increased competition among buyers |
| San Stefano (Upscale) | Premium location, close to major amenities, modern developments, status appeal | Higher purchase prices, limited property diversity, premium maintenance costs |
| Laurent (Luxury) | Spacious villa options, strong community atmosphere, family-oriented environment | Very expensive properties, fewer rental opportunities, limited public transport |
| Stanley (Premium) | Luxury waterfront properties, exceptional sea views, prestigious address | Extremely high costs, limited inventory, very exclusive market segment |
| City Center (Mixed) | Historical charm, good connectivity, diverse property options, established amenities | Aging infrastructure, noise levels, limited parking, older building stock |
| New Alexandria (Emerging) | Modern infrastructure, planned communities, growth potential, competitive pricing | Distance from established amenities, limited current services, development risks |
How is life as an expat in Alexandria, and what should I know before moving?
Alexandria offers an appealing expat lifestyle combining Mediterranean climate, rich culture, and affordable living costs with modern amenities.
The city provides a vibrant cultural environment with historical sites, museums, and coastal attractions, while maintaining a cosmopolitan atmosphere that welcomes international residents. The Mediterranean climate offers mild winters and warm summers, making year-round outdoor activities enjoyable.
Living costs remain moderate compared to European or North American cities, allowing expats to maintain comfortable lifestyles on modest budgets. The local population is generally friendly and welcoming to foreigners, with many speaking English, especially in expat-preferred neighborhoods.
Before moving, you'll need to navigate visa and residency requirements including submitting applications, providing proof of economic solvency, securing local sponsorship, and obtaining medical certificates. These processes require advance planning and proper documentation.
Popular expat neighborhoods include Montaza, Smouha, and San Stefano, which offer international amenities, good infrastructure, and established expat communities that can help ease your transition to Egyptian life.
What are the best areas to target if I want to rent out property long-term, and what do tenants typically look for in these areas?
Successful long-term rental properties in Alexandria are concentrated in areas that attract expats, professionals, and families seeking modern amenities and convenient locations.
Smouha stands out as the premier rental investment area, offering modern amenities, proximity to business districts, and consistently high rental yields averaging 6.95% annually. The area attracts young professionals and expat families who value contemporary living standards.
Montaza and San Stefano provide excellent opportunities for family-oriented rentals, featuring sea views and family-friendly environments that appeal to long-term expatriate residents and affluent local families. These areas maintain stable tenant demand throughout the year.
Tenants consistently prioritize safety and security, seeking properties in well-maintained buildings with reliable security systems. Proximity to transportation links, good infrastructure including reliable internet and utilities, and access to international schools and healthcare facilities are essential requirements.
Properties with sea views, modern facilities such as gyms and swimming pools, and proximity to shopping centers and restaurants command premium rents and attract higher-quality, long-term tenants who typically stay for multiple years.
It's something we develop in our Egypt property pack.
How much rental income can I expect from long-term rentals in Alexandria, and what is the yield?
Alexandria's rental market offers attractive returns, particularly in well-located properties targeting expat and professional tenant markets.
Typical rental yields range from 6% to 7% annually for apartments in high-demand areas, with Smouha consistently achieving around 6.95% yields due to strong tenant demand and premium rental rates.
Monthly rental income varies by property type and location: one-bedroom apartments generate $250 to $400 USD monthly, while two-bedroom units command $450 to $650 USD per month. Premium properties with sea views or luxury amenities can achieve higher rates.
These yields compare favorably to many international markets and provide steady cash flow for investors. The strong rental demand from expats, professionals, and affluent locals supports consistent occupancy rates and regular rental increases in line with inflation.
Investors should factor in property management costs, maintenance expenses, and occasional vacancy periods when calculating net returns, but the overall rental market fundamentals remain strong and supportive of sustainable rental income growth.
How does renting out property on a short-term basis compare, and what are the relevant regulations?
Short-term rentals in Alexandria can generate higher income than long-term leases but require more active management and face regulatory considerations.
Short-term rental platforms like Airbnb can yield significantly higher daily rates, especially in tourist areas and during peak seasons. Properties near beaches and historical attractions particularly benefit from strong tourist demand, potentially generating 20-30% higher annual income than long-term rentals.
However, short-term rentals face greater market volatility, seasonal fluctuations, and sensitivity to external factors affecting tourism. They also require more intensive management including guest communication, cleaning, and property maintenance between stays.
Regulatory requirements for short-term rentals include mandatory registration with local authorities, and some limitations exist for foreign owners operating in holiday resort areas. Tax obligations and compliance requirements can be complex and vary depending on your ownership structure.
Before pursuing short-term rental strategies, consult legal experts about current tax obligations, licensing requirements, and compliance procedures. Regulations can change, and proper legal guidance ensures your rental operations remain compliant with Egyptian law.
Is it worth buying property in Alexandria in 2025, whether for personal use, renting out, or flipping for a higher price later?
Alexandria represents a strong investment opportunity in 2025 across multiple real estate strategies, with each approach offering distinct advantages.
For personal use, Alexandria offers significant lifestyle benefits including Mediterranean climate, rich cultural heritage, and cost-effective living compared to other coastal cities. The stable market conditions and steady property appreciation protect your investment while providing an enjoyable living environment.
Rental investment properties show excellent potential with high demand in select neighborhoods generating good yields around 6-7% annually. Current market conditions favor landlords, and continued expat and professional population growth supports sustained rental demand.
Property flipping opportunities exist given the forecasted 20-30% price appreciation by end of 2025, though this strategy requires careful market timing and thorough renovation planning. The market shows resilience and continued growth driven by government infrastructure investment.
Key cautions include conducting thorough legal checks, monitoring rising prices that may affect affordability, managing currency and inflation risks, and staying informed about potential regulatory changes. Success requires securing well-located properties through proper due diligence and professional legal support.
Alexandria emerges as a strong candidate for real estate investment within Egypt's dynamic property market, particularly for investors who secure properties in proven locations with comprehensive market research.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Alexandria's real estate market in 2025 presents compelling opportunities for both investors and residents, with strong fundamentals supporting continued growth and attractive returns.
Success requires careful planning, proper legal guidance, and thorough market research to navigate the opportunities while avoiding common pitfalls that can impact investment outcomes.