Buying and owning property in Alexandria as a foreigner

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

Who is the author of this content?

SANDS OF WEALTH

A team specialized in real estate investing in MENA countries (Morocco, UAE, Oman, etc.)

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Alexandria. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At Sands of Wealth, we explore the Egyptian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Alexandria, Cairo, and Hurghada. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

Can foreigners legally buy property in Alexandria, and what are the specific rules compared to locals?

Foreigners can legally purchase residential property in Alexandria under Egypt's foreign ownership laws as of September 2025.

Foreign nationals are permitted to own up to two residential properties in Egypt, with each property not exceeding 4,000 square meters in size. These properties must be designated for residential purposes only, and ownership must comply with government regulations including approval from the Council of Ministers.

Egyptian locals face no such restrictions and can purchase unlimited properties of any type, including agricultural land and commercial properties without size limitations. Recent regulatory changes have maintained these core restrictions for foreign buyers while streamlining some administrative processes.

The key difference lies in the approval process - while locals complete standard property registration, foreigners must obtain government clearance for strategic security checks before finalizing any purchase.

It's something we develop in our Egypt property pack.

Are there restrictions on the type of property or land that foreigners can own in Alexandria?

Foreigners face significant restrictions on property types they can purchase in Alexandria.

Foreign buyers can only purchase residential and commercial properties, but are strictly prohibited from owning agricultural land anywhere in Egypt. Properties located in military zones, strategic areas, or designated security-sensitive locations are also off-limits to foreign ownership.

Coastal properties and desert land may require additional government approvals, particularly in areas deemed sensitive by Egyptian authorities. Any property purchase near Alexandria's coastline or in outlying desert regions will involve enhanced scrutiny and extended approval timelines.

The 4,000 square meter limit applies to individual properties, meaning foreigners cannot circumvent restrictions by purchasing multiple adjacent plots to create larger holdings. Investment properties, vacation homes, and rental properties all fall under the same limitations as primary residences.

Do I need a specific visa or residency status to purchase property in Alexandria?

No specific visa or residency status is required for foreigners to purchase property in Alexandria.

Foreign nationals can buy property in Alexandria regardless of their current visa status in Egypt, whether they hold tourist visas, business visas, or no Egyptian visa at all. The property purchase process operates independently of immigration status.

However, property ownership can facilitate obtaining Egyptian residency permits. Foreign investors who purchase properties valued over $50,000 may qualify for renewable residency permits, while those investing $400,000 or more in Egyptian real estate can obtain longer-term residency status.

The property investment pathway to residency requires maintaining ownership of the purchased property and meeting ongoing financial requirements. Higher property values generally correspond to longer residency permits and more favorable renewal terms.

Can the property purchase process be completed remotely without being physically present in Egypt?

Yes, foreigners can complete the entire property purchase process in Alexandria without being physically present in Egypt.

Remote transactions are facilitated through power of attorney arrangements, where a qualified local lawyer represents the foreign buyer throughout the purchase process. The power of attorney must be properly notarized and authenticated through Egyptian consular services in the buyer's home country.

The remote process includes property selection, contract negotiation, government approvals, registration procedures, and final title transfer. All required documents can be prepared, reviewed, and submitted through legal representation without the buyer traveling to Egypt.

However, buyers choosing remote purchases should ensure their Egyptian lawyer is licensed, experienced in foreign property transactions, and maintains proper insurance coverage for representation services.

What are the exact steps and required documents for buying property as a foreigner?

The property purchase process for foreigners in Alexandria follows specific sequential steps with mandatory documentation.

The process begins with property selection and price negotiation with the seller or developer. Once terms are agreed, buyers must obtain government clearance from the Council of Ministers, which includes security and strategic location checks specific to foreign ownership.

Required personal documents include a valid passport, proof of current address, and evidence of financial capacity to complete the purchase. Property-related documents must include the current title deed, recent tax payment receipts, and official property registration records.

After clearance approval, buyers pay the required deposit and sign a preliminary sales agreement. The final step involves official registration at the Real Estate Registration Office, where all fees and taxes are paid, typically 4-6% of the property value.

1. Property selection and price agreement2. Government clearance application to Council of Ministers 3. Document preparation (personal and property records)4. Deposit payment and preliminary contract signing5. Official registration at Real Estate Registration Office6. Fee and tax payment (4-6% of property value)7. Final title transfer and ownership documentation

How essential is hiring a lawyer or notary for the purchase process?

Hiring a qualified local lawyer is absolutely essential for foreign property purchases in Alexandria and should be considered mandatory rather than optional.

Local lawyers handle critical due diligence including title verification, contract review, and ensuring full compliance with Egyptian property regulations. They manage the complex government approval process, coordinate with the Council of Ministers, and navigate registration requirements that are particularly challenging for foreign buyers.

Egyptian lawyers provide indispensable services including power of attorney representation for remote buyers, document preparation and authentication, contract negotiation, and final registration procedures. Their involvement significantly reduces the risk of legal errors, fraud, or incomplete property transfers.

Notaries play a secondary but important role in document certification and contract validation. While their involvement is supportive rather than primary, notarial services ensure proper document authentication for government submissions.

It's something we develop in our Egypt property pack.

What are the taxes, fees, and ongoing costs associated with property ownership?

Property purchase and ownership costs for foreigners in Alexandria include substantial upfront fees and ongoing annual expenses.

Transaction costs typically range from 4-6% of the total property value, covering registration fees, legal fees, stamp duties, and government processing charges. These costs are paid during the registration process and cannot be avoided or significantly reduced.

Ongoing ownership costs include annual property taxes (rates vary by property type and location), utilities, maintenance expenses, and potential government levies specifically applied to foreign property owners. Property management fees may apply for apartment buildings or compounds.

Resale taxes reach up to 2.5% of the property value when selling, along with additional fees for valuation certificates, government declarations, and legal representation during the disposition process.

Cost Category	Rate/Amount	When Paid
Registration & Legal Fees	4-6% of property value	At purchase
Annual Property Tax	Variable by location	Annually
Resale Tax	Up to 2.5%	At sale
Lawyer Fees	1-3% of property value	At purchase
Valuation Certificate	Fixed government fee	At purchase/sale
Utilities & Maintenance	Varies by property	Monthly/annually
Foreign Owner Levies	Variable rates	As applicable

Can foreigners access mortgages in Egypt, and what are the current conditions?

Foreigners can access Egyptian mortgages for Alexandria property purchases, though the process is complex and requirements are stricter than for local buyers.

Egyptian banks typically require foreign borrowers to provide a minimum 30% down payment, with some institutions demanding up to 50% for non-resident buyers. Applicants must demonstrate stable income sources, maintain Egyptian bank accounts, and meet minimum residency requirements that vary by lender.

Interest rates for foreign borrowers generally exceed those offered to Egyptian nationals, with current rates varying based on market conditions and individual creditworthiness. Loan terms, repayment schedules, and approval criteria change frequently based on Egyptian Central Bank policies.

Approval success depends on thorough documentation including income verification, credit history from home countries, and proof of financial stability. Working with local mortgage brokers familiar with foreign buyer requirements significantly improves approval chances and helps navigate complex application processes.

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 Alexandria neighborhoods are most popular with foreigners and offer the best investment potential?

Several Alexandria districts have emerged as preferred locations for foreign property buyers, each offering distinct advantages for living and investment returns.

Roushdy, Sidi Gaber, and Sporting represent the premium residential areas most favored by expatriates due to their modern amenities, proximity to international schools, and established expat communities. These neighborhoods command higher property values but offer superior rental yields and capital appreciation potential.

San Stefano and Montaza provide beachfront living with luxury developments, attracting both permanent residents and vacation property investors. Gleem offers modern apartment complexes with consistent rental demand from young professionals and families.

Smouha has gained popularity as a balanced option offering mid-to-upper range pricing with solid rental yields, making it attractive for both lifestyle buyers and property investors seeking steady returns.

1. **Roushdy** - Premium expat area with international amenities2. **San Stefano** - Luxury beachfront developments with tourism appeal 3. **Sporting** - Established neighborhood with strong rental demand4. **Sidi Gaber** - Central location with excellent transportation links5. **Gleem** - Modern complexes popular with professionals6. **Smouha** - Balanced pricing with solid investment returns7. **Montaza** - Coastal properties with seasonal rental potential

What do current market indicators say about Alexandria's real estate investment potential?

Alexandria's real estate market demonstrates strong fundamentals for foreign property investment as of September 2025.

The city maintains high gross rental yields compared to other Egyptian markets, particularly in prime districts like Roushdy and San Stefano where foreign buyers concentrate their purchases. Tourism numbers remain stable, supporting short-term rental markets in coastal areas.

Growth forecasts indicate moderate but steady property appreciation, especially in city-center and waterfront zones where development is limited and demand remains consistent. The Alexandria residential market benefits from its position as Egypt's second-largest city and primary Mediterranean port.

Liveability indices rank Alexandria favorably among Egyptian cities for international residents, with infrastructure improvements, healthcare facilities, and educational institutions supporting long-term property values and rental demand.

It's something we develop in our Egypt property pack.

What is the current breakdown of property prices across Alexandria's main districts?

Property pricing in Alexandria varies significantly by district, with clear distinctions between premium, mid-range, and value-oriented areas as of September 2025.

Seaside districts including San Stefano, Sporting, and Montaza command premium prices due to beachfront access and luxury developments. These areas show the strongest capital appreciation potential but require higher initial investment.

Mid-to-upper range districts like Smouha and Roushdy offer balanced pricing with solid rental yields, making them popular with expat buyers seeking both lifestyle and investment returns. These neighborhoods provide good value for money with established amenities.

Gleem represents the modern apartment market with consistent demand and competitive pricing for new developments. Outlying districts offer lower entry prices with slower appreciation but may present opportunities for longer-term investors willing to wait for area development.

District	Price Range	Key Characteristics
San Stefano	Premium	Luxury beachfront, highest appreciation
Sporting	Premium	Established expat area, strong rental yields
Montaza	Premium	Coastal properties, seasonal rental potential
Roushdy	Mid-Upper	Expat favorite, balanced investment returns
Smouha	Mid-Upper	Good value, solid rental demand
Gleem	Mid-Range	Modern developments, professional tenants
Outlying Areas	Lower	Entry-level prices, slower growth

What are the most common mistakes and pitfalls foreigners should avoid when buying property in Alexandria?

Foreign property buyers in Alexandria frequently make costly errors that can be avoided with proper preparation and local expertise.

The most critical mistake involves failing to verify complete title ownership and registration status, which can result in fraudulent sales, incomplete property transfers, or ownership disputes. Many buyers skip thorough due diligence and discover problems only after purchase completion.

Underestimating total transaction costs leads to budget shortfalls, as the 4-6% fees and taxes often surprise buyers who focus only on the property purchase price. Additionally, many foreign buyers ignore restrictions on resale timing and designated property zones.

Attempting DIY purchases without qualified legal representation consistently results in errors, missed deadlines, or loss of legal protections that Egyptian lawyers provide. Choosing poorly located properties with limited appeal to local renters or tourists creates long-term liquidity problems.

1. **Title verification failures** - Not confirming complete ownership documentation2. **Cost underestimation** - Ignoring 4-6% transaction fees and taxes 3. **Legal representation gaps** - Attempting purchases without qualified lawyers4. **Location misjudgments** - Choosing areas with poor rental or resale prospects5. **Regulatory ignorance** - Missing restrictions on property types and holding periods6. **Due diligence shortcuts** - Skipping property and seller background checks7. **Tax planning oversights** - Forgetting resale taxes and foreign owner levies

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.

Sources

1. Aparthotel - Can Foreigners Buy Real Estate in Egypt
2. Egyptian Real Estate Authority - Legal Guide for Foreigners
3. Consortio Law Firm - Real Estate Laws for Foreign Investors
4. Sands of Wealth - Moving to Egypt Buy Property
5. Sands of Wealth - Buy Land Egypt
6. Nawy - Foreigners Property Purchase Updates
7. Sands of Wealth - Egypt Real Estate for Foreigners
8. Homes Bay - Buying Property as an Expat