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SUMMARY
We analyzed apartment rental yields in Alexandria, as of 2026, for residential apartment buyers, using the raw dataset provided and turning it into a practical market tracker for foreign individual buyers.
The article compares current apartment purchase prices, monthly rents, gross rental yields, and estimated net rental yields across Alexandria neighborhoods and apartment types.
This tracker is updated regularly, so the numbers should be read as a current Alexandria apartment yield snapshot for May 2026 rather than a fixed long-term forecast.
The clearest finding is that Alexandria studios usually produce the highest rental yields, especially in lower-entry areas where rent does not fall as fast as purchase price.
Agami shows the highest headline yield in the dataset, with studios estimated at 11.7% gross yield and 8.2% net yield, but that return comes with weaker liquidity and more local-market risk.
Kafr Abdo is the strongest premium yield case. Its studio estimate reaches 9.1% gross yield and 6.2% net yield, while 1-bedroom apartments still reach about 5.8% net yield.
Camp Caesar, Cleopatra, Gleem, Victoria, Asafra, and Miami offer useful income profiles because their rents remain strong relative to purchase prices.
San Stefano is the weakest pure-yield market among the premium areas. Rents are high, but purchase prices absorb much of the income advantage, leaving net yields around 3.9% to 4.6%.
For stable rental income rather than maximum yield, Smouha, Kafr Abdo, Roushdy, Sporting, Cleopatra, and selected Gleem streets look more dependable than the highest-yield districts.
For a beginner foreign buyer, the practical Alexandria strategy is to compare net yield, exact street, building condition, transport access, tenant depth, and resale liquidity together.
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Neighborhoods and apartment types in the 2026 Alexandria apartment market
This table compares apartment rental yields in Alexandria by neighborhood and apartment type.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments.
Finally, please note you'll find much more detailed data in our real estate pack about Alexandria.
| Neighborhood | Studio average purchase price | Studio average monthly rent | Studio gross rental yield | Studio net rental yield | 1-bedroom average purchase price | 1-bedroom average monthly rent | 1-bedroom gross rental yield | 1-bedroom net rental yield | 2-bedroom average purchase price | 2-bedroom average monthly rent | 2-bedroom gross rental yield | 2-bedroom net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Agami | EGP 720,000 | EGP 7,000 | 11.7% | 8.2% | EGP 1,020,000 | EGP 9,000 | 10.6% | 7.4% | EGP 1,500,000 | EGP 12,000 | 9.6% | 6.7% |
| Asafra | EGP 1,110,000 | EGP 8,500 | 9.2% | 6.4% | EGP 1,572,500 | EGP 11,000 | 8.4% | 5.9% | EGP 2,312,500 | EGP 14,500 | 7.5% | 5.3% |
| Camp Caesar | EGP 1,560,000 | EGP 11,000 | 8.5% | 6.1% | EGP 2,210,000 | EGP 14,000 | 7.6% | 5.5% | EGP 3,250,000 | EGP 20,000 | 7.4% | 5.3% |
| Cleopatra | EGP 1,800,000 | EGP 12,000 | 8.0% | 5.8% | EGP 2,550,000 | EGP 16,000 | 7.5% | 5.4% | EGP 3,750,000 | EGP 23,000 | 7.4% | 5.3% |
| Fleming | EGP 1,680,000 | EGP 10,500 | 7.5% | 5.2% | EGP 2,380,000 | EGP 13,500 | 6.8% | 4.8% | EGP 3,500,000 | EGP 18,000 | 6.2% | 4.3% |
| Gleem | EGP 2,160,000 | EGP 14,000 | 7.8% | 5.4% | EGP 3,060,000 | EGP 18,000 | 7.1% | 4.9% | EGP 4,500,000 | EGP 28,000 | 7.5% | 5.2% |
| Ibrahimia | EGP 1,800,000 | EGP 10,500 | 7.0% | 4.9% | EGP 2,550,000 | EGP 13,500 | 6.4% | 4.4% | EGP 3,750,000 | EGP 18,000 | 5.8% | 4.0% |
| Kafr Abdo | EGP 2,370,000 | EGP 18,000 | 9.1% | 6.2% | EGP 3,357,500 | EGP 24,000 | 8.6% | 5.8% | EGP 4,937,500 | EGP 32,000 | 7.8% | 5.3% |
| Laurent | EGP 2,100,000 | EGP 13,000 | 7.4% | 5.2% | EGP 2,975,000 | EGP 17,000 | 6.9% | 4.8% | EGP 4,375,000 | EGP 24,000 | 6.6% | 4.6% |
| Miami | EGP 1,320,000 | EGP 9,000 | 8.2% | 5.7% | EGP 1,870,000 | EGP 12,000 | 7.7% | 5.4% | EGP 2,750,000 | EGP 16,000 | 7.0% | 4.9% |
| Roushdy | EGP 2,280,000 | EGP 15,000 | 7.9% | 5.5% | EGP 3,230,000 | EGP 19,000 | 7.1% | 4.9% | EGP 4,750,000 | EGP 27,000 | 6.8% | 4.8% |
| San Stefano | EGP 4,500,000 | EGP 22,000 | 5.9% | 3.9% | EGP 6,375,000 | EGP 35,000 | 6.6% | 4.3% | EGP 9,375,000 | EGP 55,000 | 7.0% | 4.6% |
| Sidi Beshr | EGP 1,470,000 | EGP 9,000 | 7.3% | 5.1% | EGP 2,082,500 | EGP 12,500 | 7.2% | 5.0% | EGP 3,062,500 | EGP 16,000 | 6.3% | 4.4% |
| Smouha | EGP 2,460,000 | EGP 14,000 | 6.8% | 4.8% | EGP 3,485,000 | EGP 19,000 | 6.5% | 4.6% | EGP 5,125,000 | EGP 26,000 | 6.1% | 4.3% |
| Sporting | EGP 1,980,000 | EGP 12,000 | 7.3% | 5.2% | EGP 2,805,000 | EGP 16,000 | 6.8% | 4.9% | EGP 4,125,000 | EGP 23,000 | 6.7% | 4.8% |
| Stanley | EGP 2,760,000 | EGP 16,000 | 7.0% | 4.7% | EGP 3,910,000 | EGP 24,000 | 7.4% | 5.0% | EGP 5,750,000 | EGP 35,000 | 7.3% | 5.0% |
| Victoria | EGP 1,200,000 | EGP 8,500 | 8.5% | 5.9% | EGP 1,700,000 | EGP 11,000 | 7.8% | 5.4% | EGP 2,500,000 | EGP 14,000 | 6.7% | 4.7% |
We have made this infographic to give you a quick and clear snapshot of the property market in Egypt. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods offer the best net yield among areas people actually want to live in Alexandria?
The best net-yield neighborhoods among areas people actually want to live in Alexandria are Kafr Abdo, Camp Caesar, Cleopatra, Gleem, and Victoria.
These areas combine decent net rental yield in Alexandria with real tenant demand, so the return is not only coming from a very low purchase price.
Kafr Abdo is the strongest premium example. Studios are estimated at 6.2% net yield, 1-bedroom apartments at 5.8%, and 2-bedroom apartments at 5.3%, which is unusually strong for a respected residential address.
Camp Caesar and Cleopatra are more mid-market but still convincing. Camp Caesar studios are estimated at 6.1% net yield, while Cleopatra studios are estimated at 5.8% net yield.
Gleem is useful because family-sized coastal demand supports larger units. Its 2-bedroom apartments are estimated at EGP 4.5 million and EGP 28,000 monthly rent, giving about 5.2% net yield.
Victoria is the value case. A 1-bedroom apartment is estimated around EGP 1.7 million with EGP 11,000 monthly rent, giving about 5.4% net yield at a much lower entry price than Kafr Abdo or San Stefano.
Where can I find apartments with above-average yields and below-average entry prices in Alexandria?
The clearest Alexandria neighborhoods with above-average yields and below-average entry prices are Victoria, Asafra, Miami, Sidi Beshr, and selected Camp Caesar or Cleopatra streets.
These areas are cheaper than San Stefano, Stanley, Smouha, and Kafr Abdo, but rents remain strong enough to support attractive apartment rental yields in Alexandria.
Victoria is the strongest cheap-and-connected profile. Studios are estimated at EGP 1.2 million with EGP 8,500 monthly rent, giving 8.5% gross yield and 5.9% net yield.
Asafra also shows strong entry-level math. A studio is estimated at EGP 1.11 million with EGP 8,500 monthly rent, producing 9.2% gross yield and 6.4% net yield.
Miami offers a similar affordability signal. A 1-bedroom apartment is estimated at EGP 1.87 million with EGP 12,000 monthly rent, which gives about 7.7% gross yield and 5.4% net yield.
Sidi Beshr is more balanced than spectacular. Its 1-bedroom apartments are estimated at EGP 2.08 million and EGP 12,500 monthly rent, which suggests a practical entry point for buyers who want lower prices without going too far from everyday demand.
Where does the rent level justify the purchase price most clearly in Alexandria?
The rent level most clearly justifies the purchase price in Kafr Abdo, Camp Caesar, Cleopatra, Victoria, Asafra, and selected Gleem 2-bedroom apartments.
These Alexandria neighborhoods show a cleaner rent-to-price relationship than higher-prestige markets where purchase prices rise faster than achievable rent.
Kafr Abdo is the strongest example. A typical studio is estimated at EGP 2.37 million and EGP 18,000 monthly rent, producing 9.1% gross yield and 6.2% net yield.
Camp Caesar and Cleopatra justify pricing through centrality rather than luxury branding. Camp Caesar studios show 8.5% gross yield, while Cleopatra studios show 8.0% gross yield.
Victoria and Asafra work because the entry price remains low. Victoria studios are estimated at EGP 1.2 million and EGP 8,500 monthly rent, while Asafra studios are estimated at EGP 1.11 million with the same monthly rent level.
San Stefano is the opposite case. A 1-bedroom apartment can rent for about EGP 35,000 per month, but the estimated purchase price of EGP 6.38 million leaves net yield at only 4.3%.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Alexandria?
The best places to buy for stable rental income rather than maximum yield in Alexandria are Smouha, Kafr Abdo, Roushdy, Sporting, and Cleopatra.
These areas are not always the highest-yielding Alexandria apartment markets, but their tenant pools are deeper and more predictable.
Smouha is the classic stability market. Its estimated net yields are 4.8% for studios, 4.6% for 1-bedroom apartments, and 4.3% for 2-bedroom apartments.
Those numbers are moderate, but Smouha offers family demand, schools, clubs, medical access, newer buildings, and better resale depth than many cheaper districts.
Kafr Abdo gives a stronger mix of yield and stability. A 1-bedroom apartment is estimated at EGP 3.36 million and EGP 24,000 monthly rent, giving 5.8% net yield in a respected neighborhood.
Roushdy, Sporting, and Cleopatra are practical central-east choices. They may not beat Agami or Asafra on headline yield, but tenant replacement and resale are usually easier for a beginner buyer.
Which apartment type gives the best return for the lowest total investment in Alexandria?
The best apartment type for return versus total investment in Alexandria is usually a studio apartment, followed by a compact 1-bedroom apartment.
Studios often produce the highest yield because the purchase price is lower, while rent does not fall in the same proportion.
The dataset is clear. Agami studios reach 11.7% gross yield, Asafra studios reach 9.2%, Kafr Abdo studios reach 9.1%, and Victoria and Camp Caesar studios both reach 8.5%.
The risk is that studios can be less standardized in Alexandria than in some global apartment markets. In some buildings, a studio may be an adapted small unit rather than a common apartment format.
That is why 1-bedroom apartments often make the best beginner balance. Kafr Abdo 1-bedroom apartments show 5.8% net yield, while Victoria and Miami 1-bedroom apartments both show 5.4% net yield.
Two-bedroom apartments work best where family demand is deep, such as Gleem, Cleopatra, Sporting, Smouha, and Stanley. But they require more capital and often produce lower net yield than smaller units.
We give you more details in the our real estate pack about Alexandria.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Alexandria?
The Alexandria neighborhoods that combine strong rental income with lower vacancy risk are Kafr Abdo, Smouha, Roushdy, Sporting, Cleopatra, and selected Gleem streets.
These areas have real residential demand behind the rent, not just attractive spreadsheet yields.
Kafr Abdo has the strongest premium income case. Estimated monthly rents are EGP 18,000 for studios, EGP 24,000 for 1-bedroom apartments, and EGP 32,000 for 2-bedroom apartments.
Smouha is lower-yielding but steadier. A 2-bedroom apartment is estimated at EGP 5.13 million and EGP 26,000 monthly rent, which produces 4.3% net yield but benefits from broad family demand.
Roushdy and Sporting are strong because they are established, central, and liquid. Roushdy studios are estimated at 5.5% net yield, while Sporting studios are estimated at 5.2% net yield.
Gleem works best when the unit captures real coastal demand without overpaying for the view. Its 2-bedroom apartments are estimated at EGP 28,000 monthly rent, which is one of the stronger family-sized rent figures outside San Stefano and Stanley.
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 look overpriced relative to their rental income in Alexandria?
The areas that look most overpriced relative to rental income in Alexandria are San Stefano, parts of Stanley, parts of Smouha, and sea-facing Gleem.
These are often attractive places to live, but they are weaker if the main goal is apartment rental yield in Alexandria.
San Stefano is the clearest example. A studio is estimated at EGP 4.5 million and EGP 22,000 monthly rent, giving 5.9% gross yield and only 3.9% net yield.
The 1-bedroom San Stefano figure is also revealing. The estimated rent is high at EGP 35,000 per month, but the estimated purchase price of EGP 6.38 million keeps net yield at about 4.3%.
Stanley can still work, especially for 1-bedroom apartments at 5.0% net yield. But direct-sea or prestige pricing can quickly turn a reasonable rental asset into a lifestyle purchase.
Smouha is not overpriced in the luxury sense, but some premium buildings have moved ahead of rents. A 2-bedroom apartment is estimated at 4.3% net yield, which is stable but not especially efficient for income.
Which neighborhoods should I avoid even if the rental yield looks attractive in Alexandria?
Beginner buyers should be careful with Agami, weak pockets of Asafra, low-quality Miami buildings, and poorly located Victoria stock even when the rental yield looks attractive.
The problem is not always the rent level. The real risk is vacancy, resale liquidity, building condition, maintenance, and exact street quality.
Agami has the highest yields in the table, with 8.2% net yield for studios, 7.4% for 1-bedroom apartments, and 6.7% for 2-bedroom apartments. But those returns reflect lower prices and weaker mainstream resale depth.
Asafra can show strong returns, especially studios at 6.4% net yield and 1-bedroom apartments at 5.9% net yield. The risk is that a good unit near services is very different from a tired unit in a congested street.
Miami is similar. A 1-bedroom apartment is estimated at 5.4% net yield, but repairs, poor access, or tenant churn can erase much of that advantage.
Victoria should not be avoided as a whole. The warning is to avoid weak buildings far from transport, because a future transport story will not fix a poor apartment or badly managed building.
Which neighborhoods look risky even though the rental yield is high in Alexandria?
The high-yield but riskier Alexandria neighborhoods are Agami, Asafra, Miami, and some Victoria pockets.
The headline yield can be high because the purchase price is low, not because rental demand is exceptionally deep or liquid.
Agami is the clearest case. A studio gross yield of 11.7% looks excellent, but the area has weaker year-round depth and weaker foreign-buyer resale visibility than central-east Alexandria.
Asafra studios and 1-bedroom apartments are estimated at 9.2% and 8.4% gross yield. Those numbers are attractive, but demand is more local and more price-sensitive.
Miami gives good figures, including 5.7% net yield for studios and 5.4% for 1-bedroom apartments. The risk is that building quality and congestion vary heavily from one street to another.
Victoria is a better risk-adjusted value story than Agami in many cases, but only when the building is clean, accessible, and close enough to daily demand.
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What neighborhoods should I avoid when buying a rental apartment in Alexandria?
For a beginner rental investor in Alexandria, the avoid list is Agami for liquidity risk, weak Asafra pockets for tenant-quality risk, low-quality Miami buildings for maintenance risk, and overpriced San Stefano units for yield risk.
These are not bad places in a simple sense. They are harder for a beginner foreign buyer to underwrite correctly.
Agami should be avoided by buyers who need easy resale. The yields are high, but a studio at 8.2% net yield is not automatically safer than a Kafr Abdo 1-bedroom at 5.8% net yield.
Asafra should be avoided only in weaker micro-locations. A good Asafra apartment can work, but the investor must check access, elevator condition, maintenance culture, street quality, and realistic rentability.
Miami should be avoided when the building is old, badly maintained, or inconvenient. The dataset shows decent yield, but the actual result depends heavily on the building.
San Stefano should be avoided by income-focused buyers when the purchase price is luxury-level but the rent is not high enough to support it. A beautiful apartment can still be a weak rental investment if the net yield sits near 4%.
Which neighborhoods are seeing rental demand weaken, and why, in Alexandria?
The neighborhoods where rental demand looks most vulnerable in Alexandria are San Stefano luxury stock, weaker Agami units, older Miami stock, and some older Ibrahimia apartments.
This does not mean rental demand is collapsing. It means the rental case is becoming more selective, especially where pricing, building quality, or tenant depth is weak.
San Stefano’s risk is affordability at the luxury end. A 2-bedroom apartment is estimated at EGP 55,000 monthly rent, but the tenant pool that can pay that rent consistently is narrower.
Agami’s weakness is liquidity and seasonality. High yields come from low entry prices, but year-round tenant demand is less deep than in central-east Alexandria.
Miami’s weakness is competition from better-connected or better-maintained eastern districts. Renters with slightly higher budgets may compare Miami against Sidi Beshr, Cleopatra, Roushdy, or Smouha.
Ibrahimia is more about building age. Its 2-bedroom apartments are estimated at only 4.0% net yield, which leaves little margin if repairs, old common areas, or tenant turnover are worse than expected.
Which neighborhoods are seeing new developments that could create stronger rental demand in Alexandria?
The Alexandria neighborhoods most likely to benefit from demand-creating development are Victoria, Sidi Beshr, Asafra, Sidi Gaber and Roushdy, Sporting, Cleopatra, and Smouha.
The strongest driver is transport modernization, not just new apartment delivery.
Victoria is especially important because it sits in the future interchange logic between the upgraded rail and tram systems. That helps explain why a 5.4% net yield on 1-bedroom apartments looks more interesting there than the same yield in a less connected area.
Sidi Beshr and Asafra may benefit because they are lower-cost eastern districts with practical residential demand. If transport access improves, renters may accept these areas more readily while rents remain below Smouha, Roushdy, and San Stefano.
Sporting, Cleopatra, and Camp Caesar benefit from the central-east tram story. Their yields are already practical, with studios ranging from 5.2% net yield in Sporting to 6.1% in Camp Caesar.
Smouha benefits more from residential depth than yield expansion. Newer buildings and amenities deepen the tenant pool, but they can also raise purchase prices faster than rents.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Egypt. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Alexandria?
The neighborhoods becoming more attractive because of transport changes in Alexandria are Victoria, Sidi Beshr, Asafra, Sidi Gaber and Roushdy, Cleopatra, Sporting, and Camp Caesar.
The reason is simple. Alexandria is a linear, coastal, congested city, so better rail and tram connectivity can change renter preferences more than it would in a city with many easy parallel routes.
Victoria has the clearest upside because it is a lower-entry market with a stronger transport story. Studios are estimated at EGP 1.2 million and 5.9% net yield, which gives the area a useful value-and-access profile.
Sidi Beshr and Asafra could become more attractive because they offer lower entry prices than Roushdy, Smouha, and San Stefano. Their rent upside depends on whether improved transport makes daily commuting easier for workers, students, and local families.
Sporting, Cleopatra, and Camp Caesar are already practical central-east rental districts. Their transport advantage is more about protecting tenant depth than creating a dramatic new yield story.
The pricing risk is important. Roushdy and Sporting may already reflect much of their centrality, while Victoria and selected Sidi Beshr or Asafra units may leave more room for rentability to improve.
Which neighborhoods have become less attractive for apartment investors over the last 12 months in Alexandria?
The neighborhoods that look less attractive for apartment investors over the last 12 months in Alexandria are San Stefano, some Stanley sea-view stock, premium Smouha compounds, and older Ibrahimia units.
The problem is not that these neighborhoods are bad. The problem is that purchase prices or ownership costs look less favorable than rental income.
San Stefano remains prestigious, but the rental yield case is weak when luxury prices move faster than sustainable rents. Net yields are estimated at 3.9% for studios, 4.3% for 1-bedroom apartments, and 4.6% for 2-bedroom apartments.
Stanley has a similar issue in sea-facing buildings. A good 1-bedroom apartment can still work at about 5.0% net yield, but overpaying for views can quickly reduce the income case.
Premium Smouha compounds are attractive for families, but the income math is not spectacular. A 2-bedroom apartment is estimated at EGP 5.13 million and EGP 26,000 monthly rent, giving 4.3% net yield.
Ibrahimia is different. It is central, but older stock can create maintenance risk, and the 2-bedroom net yield estimate of 4.0% does not leave much room for unexpected costs.
Which apartment types are becoming harder to rent in Alexandria, and in which neighborhoods?
The apartment types becoming harder to rent in Alexandria are overpriced luxury 2-bedroom apartments in San Stefano and Stanley, older large apartments in Ibrahimia, and weak small units in poor Asafra or Miami buildings.
The issue is specific to unit type and micro-location, not the whole Alexandria apartment market.
Luxury 2-bedroom apartments in San Stefano can command high rents, with the dataset estimating about EGP 55,000 per month. But the purchase price is around EGP 9.38 million, leaving only 4.6% net yield.
In Stanley, 1-bedroom and 2-bedroom apartments can rent well when the building, view, and furnishing are strong. But overpriced units without a true premium advantage compete against San Stefano, Gleem, and Roushdy.
Older large apartments in Ibrahimia are more difficult because family renters often prefer better-maintained stock in Smouha, Cleopatra, Sporting, or Roushdy. Ibrahimia 2-bedroom apartments show only 4.0% net yield.
Small units in Asafra and Miami can work when they are clean, accessible, and priced correctly. They become harder to rent when the building is old, far from transport, badly maintained, or poorly furnished.
The safest Alexandria apartment type in 2026 is still a compact 1-bedroom apartment in a liquid district. Studios can outperform, but only in the right micro-location.
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INSIGHTS
These insights are drawn from the Alexandria apartment rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential apartment to rent out.
You’ll find even more insights in our our real estate pack about Alexandria.
- Alexandria studios usually give the strongest yield because small apartments monetize rent more efficiently. The best examples are Agami, Asafra, Kafr Abdo, Victoria, and Camp Caesar.
- Agami has the highest yield in the table, but it is not automatically the best beginner investment. The high return reflects lower prices and weaker liquidity, not necessarily safer demand.
- Kafr Abdo is the most convincing premium yield market in the dataset. It combines respected residential demand with net yields above 5% across all three apartment types.
- Victoria is the most interesting value case because it combines low entry prices with a transport-led demand story. Its 1-bedroom estimate of 5.4% net yield is useful for buyers who want affordability and upside.
- Camp Caesar and Cleopatra are practical middle-market choices. They do not carry the same prestige as San Stefano, but their rent-to-price relationship is cleaner.
- Gleem works best when the buyer avoids overpaying for sea views. The district can support strong 2-bedroom rents, but the yield depends heavily on purchase discipline.
- San Stefano is better understood as a lifestyle and prestige market than a pure rental-yield market. High rents do not fully offset high purchase prices.
- Smouha is a stability market rather than a high-yield market. Its lower net yields can still make sense because family demand and resale depth are stronger.
- Roushdy and Sporting offer liquidity and tenant recognition. They are not the cheapest or highest-yield areas, but they are easier for a beginner to understand.
- Asafra and Miami can work, but the investor must be stricter on exact building quality. In these areas, a good street and a bad street can produce very different outcomes.
- Two-bedroom apartments are not always poor investments, but they need deep family demand. Gleem, Cleopatra, Sporting, Smouha, and Stanley are more logical for this format than weaker low-cost pockets.
- Alexandria beginners should compare net yield before gross yield. Vacancy, maintenance, building costs, repairs, and tenant churn can quickly reduce the headline return.
- The most important risk is often the building, not the neighborhood name. Elevator condition, maintenance culture, access, legal clarity, and resale appeal can matter more than a district average.
- Transport modernization improves the case for Victoria, Sidi Beshr, Asafra, and central-east tram-linked districts. But infrastructure upside should not be used to justify buying a weak unit.
- The practical Alexandria rule is to buy tenant depth, not just cheap square meters. A modest yield in a liquid district can be safer than a very high yield in a thin resale market.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Alexandria neighborhoods, we built the analysis manually from the ground up by neighborhood and apartment type. We did not reuse a third-party yield dataset.
For each area, we reviewed current residential sale listings and rental listings across major property platforms relevant to Alexandria, including Aqarmap, Property Finder Egypt, and Dubizzle Egypt.
For each neighborhood and property type, we first collected comparable sale listings. We then cleaned the sample by removing duplicates, luxury outliers, distressed assets, serviced-style offers, incomplete listings, unrealistic asking prices, and properties that were not comparable by size, location, condition, or listing quality.
After cleaning the sale sample, we estimated a realistic purchase price. We used the median price as the main reference where possible, or the average only when the sample was clean enough to support it.
We built the rental side separately. For the same neighborhood and apartment type, we collected comparable rental listings, removed outliers and non-comparable offers, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were then matched by neighborhood and property type to estimate gross rental yield. The gross rental yield was calculated as: Gross rental yield = annual rent / estimated purchase price.
To estimate net yield, we did not apply one flat discount to every property. The deduction was adjusted by neighborhood and apartment type, reflecting vacancy risk, maintenance, management costs, agent fees, tax friction, repairs, service charges, building costs, and other operating costs where relevant.
This matters because a small central apartment, an older building, a premium sea-view unit, and a larger family apartment do not have the same operating cost profile. Treating them the same would make the net yield estimate less useful.
Each estimate was assigned a confidence level based on the size and quality of the comparable listing sample. Around 30 to 40 comparable listings means higher confidence, 20 to 30 comparable listings means usable but less robust, and fewer than 20 comparable listings means directional only unless the comparable area is widened.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. 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.
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