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Get all the data you need about the real estate market in Alexandria
We constantly update this blog post so that the rent figures for Alexandria stay useful for buyers, landlords and investors.
Alexandria rents in 2026 are moving because inflation, seaside demand, universities, hospitals and transport upgrades all affect what tenants can pay.
The key point is simple: Alexandria rental prices change a lot from one neighborhood to another, so citywide averages are only a starting point.
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 typical rents in Alexandria as of 2026?
What's the average monthly rent for a studio in Alexandria as of 2026?
as of 2026, the average monthly rent for a studio in Alexandria is about EGP 12,000, which is roughly USD 240 or EUR 220.
Most studios in Alexandria in 2026 rent from about EGP 10,000 to EGP 14,000 per month, or roughly USD 200 to USD 280 and EUR 180 to EUR 255.
This studio rent changes mainly with location, furniture quality, air conditioning, elevator access and whether the apartment sits near Alexandria University, Sidi Gaber, Smouha or the Corniche.
What's the average monthly rent for a 1-bedroom in Alexandria as of 2026?
as of 2026, the average monthly rent for a 1-bedroom apartment in Alexandria is about EGP 16,000, which is roughly USD 320 or EUR 290.
Most 1-bedroom apartments in Alexandria in 2026 rent from about EGP 14,000 to EGP 18,000 per month, or roughly USD 280 to USD 360 and EUR 255 to EUR 330.
The cheapest 1-bedroom rents in Alexandria are usually in Mandara, Sidi Bishr, Miami and Asafra, while the highest 1-bedroom rents are usually in Smouha, Sidi Gaber, Stanley and sea-adjacent parts of Laurent.
What's the average monthly rent for a 2-bedroom in Alexandria as of 2026?
as of 2026, the average monthly rent for a 2-bedroom apartment in Alexandria is about EGP 22,000, which is roughly USD 440 or EUR 400.
Most 2-bedroom apartments in Alexandria in 2026 rent from about EGP 18,000 to EGP 26,000 per month, or roughly USD 360 to USD 520 and EUR 330 to EUR 475.
The cheapest 2-bedroom rents in Alexandria are often in Asafra, Mandara, Sidi Bishr and Agami, while the most expensive ones are usually in San Stefano, Stanley, Gleem, Laurent, Roushdy, Kafr Abdo and prime Smouha.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Alexandria.
What's the average rent per square meter in Alexandria as of 2026?
as of 2026, the average rent per square meter in Alexandria is about EGP 150 per month, which is roughly USD 3.00 or EUR 2.70 per sqm.
Across Alexandria neighborhoods in 2026, most long-term apartments rent from about EGP 90 to EGP 220 per sqm per month, or roughly USD 1.80 to USD 4.40 and EUR 1.65 to EUR 4.00.
Alexandria rent per square meter is usually below the best areas of Cairo and New Cairo, but prime Corniche areas such as San Stefano, Stanley and Gleem can feel expensive because sea views are scarce.
In Alexandria, rent per square meter rises above average when the apartment has a sea view, elevator, air conditioning, modern bathrooms, secure building access and a good position near the Corniche or Sidi Gaber.
How much have rents changed year-over-year in Alexandria in 2026?
as of 2026, average rents in Alexandria are up by about 15% year-over-year, with most normal long-term rentals rising by roughly 12% to 18%.
This rent increase in Alexandria is mostly driven by Egyptian inflation, higher maintenance costs, stronger furnished demand and limited good-quality supply in central and coastal neighborhoods.
Compared with the previous year, Alexandria rent growth in 2026 looks more controlled, because inflation is easing, but landlords are still repricing new leases in nominal Egyptian pounds.
What's the outlook for rent growth in Alexandria in 2026?
as of 2026, projected rent growth in Alexandria for the rest of the year is about 8% to 12% annualized for normal residential apartments.
The main forces behind Alexandria rent growth are still inflation, a large local population, university demand, hospital demand, summer demand and limited high-quality apartment supply near the sea.
The strongest rent growth in Alexandria should be in Smouha, Sidi Gaber, Stanley, Gleem, San Stefano and Laurent, especially for renovated furnished apartments with air conditioning.
The biggest risks are a weaker tenant budget, too many overpriced furnished listings, slower economic growth or a sharp change in inflation, all of which could reduce rent growth in Alexandria.
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Which neighborhoods rent best in Alexandria as of 2026?
Which neighborhoods have the highest rents in Alexandria as of 2026?
as of 2026, the top three highest-rent areas in Alexandria are San Stefano at about EGP 35,000 per month, Stanley at about EGP 32,000 and Gleem at about EGP 30,000, or roughly USD 700, USD 640 and USD 600.
These Alexandria neighborhoods command premium rents because they offer sea views, Corniche access, better buildings, strong furnished demand and a lifestyle that feels easier for high-income tenants.
The typical tenant in these high-rent Alexandria neighborhoods is an expat, senior professional, wealthy local family, returning Egyptian, or Cairo-based tenant who wants a comfortable coastal apartment.
By the way, we’ve written a blog article detailing Sources and methodology: we compared premium listings on Property Finder, Aqarmap and Bayut Egypt. We focused on repeat price signals in San Stefano, Stanley and Gleem. We also used our own area scoring to separate true premiums from unrealistic listings.
Where do young professionals prefer to rent in Alexandria right now?
The top three Alexandria neighborhoods for young professionals are Smouha, Sidi Gaber and Ibrahimia, because these areas balance rent, work access, transport and daily convenience.
Young professionals in these Alexandria neighborhoods usually pay about EGP 14,000 to EGP 24,000 per month, or roughly USD 280 to USD 480 and EUR 255 to EUR 435.
Smouha, Sidi Gaber and Ibrahimia attract young professionals because Alexandria tenants can reach offices, hospitals, cafes, universities, the railway station and central services without living in the most expensive seafront zones.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Alexandria.
Where do families prefer to rent in Alexandria right now?
The top three Alexandria neighborhoods for families are Smouha, Kafr Abdo and Roushdy, because these areas feel more residential, organized and practical for daily family life.
Families in these Alexandria neighborhoods usually pay about EGP 22,000 to EGP 38,000 per month for 2- or 3-bedroom apartments, or roughly USD 440 to USD 760 and EUR 400 to EUR 690.
These family-friendly Alexandria areas are attractive because tenants look for elevators, parking, larger reception rooms, calmer streets, clubs, clinics, schools and easier access to the rest of the city.
Educational options near these areas include Alexandria International School, Schutz American School in the wider Alexandria area, Future International School, Riada American School and several private language schools around Smouha and Roushdy.
Which areas near transit or universities rent faster in Alexandria in 2026?
as of 2026, the top three fast-renting transit or university areas in Alexandria are Sidi Gaber, Ibrahimia and Shatby.
Well-priced rentals in these high-demand Alexandria areas often stay listed for about 15 to 35 days, compared with about 20 to 45 days for normal citywide listings.
A good apartment within easy walking distance of Alexandria University, hospitals, tram stops or Sidi Gaber can earn a rent premium of about EGP 2,000 to EGP 5,000 per month, or roughly USD 40 to USD 100 and EUR 35 to EUR 90.
Which neighborhoods are most popular with expats in Alexandria right now?
The top three Alexandria neighborhoods for expats are San Stefano, Stanley and Smouha, with Gleem, Laurent, Kafr Abdo and Roushdy also very strong.
Expats in these Alexandria neighborhoods usually pay about EGP 25,000 to EGP 50,000 per month, or roughly USD 500 to USD 1,000 and EUR 455 to EUR 910.
These areas attract expats because furnished apartments, sea views, air conditioning, secure buildings, cafes, private clinics and easier daily logistics matter more than finding the cheapest rent.
The most visible expat demand in Alexandria comes from foreign professionals, teachers, NGO or institutional workers, medical visitors, regional business tenants and returning Egyptians with foreign income.
And if you are also an expat, you may want to read our Sources and methodology: we compared furnished and premium listings on Property Finder, Aqarmap and Bayut Egypt. We used Numbeo only as a soft affordability check. We also used our own expat-rental notes for Alexandria.
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Who rents, and what do tenants want in Alexandria right now?
What tenant profiles dominate rentals in Alexandria?
The top three tenant profiles in Alexandria are local families, young professionals and students, with medical workers, university staff, summer users and expats forming smaller but important groups.
In simple terms, local families likely represent about 45% of Alexandria rental demand, young professionals about 25%, students about 15%, and other tenants about 15%.
Families usually want 2- and 3-bedroom apartments, young professionals usually want compact 1- or 2-bedroom homes, and students usually want studios, shared apartments or cheaper units near Shatby, Azarita, Ibrahimia and Camp Caesar.
If you want to optimize your cashflow, you can read our Sources and methodology: we used Alexandria University, CAPMAS and Dubizzle to understand tenant demand. We compared that with rental supply on Aqarmap. We also used our own tenant segmentation for Alexandria.
Do tenants prefer furnished or unfurnished in Alexandria?
In Alexandria in 2026, about 60% of stable long-term tenants prefer unfurnished or lightly furnished rentals, while about 40% prefer furnished rentals.
A furnished apartment in Alexandria can usually earn about EGP 4,000 to EGP 9,000 more per month than a similar unfurnished apartment, or roughly USD 80 to USD 180 and EUR 70 to EUR 165.
Furnished rentals in Alexandria are most popular with expats, students, medical workers, short-to-medium stay tenants, summer users and young professionals who do not want to buy furniture.
Which amenities increase rent the most in Alexandria?
The top five rent-boosting amenities in Alexandria are sea view, elevator, air conditioning, modern kitchen and bathrooms, and secure parking or building security.
In practical terms, sea view can add EGP 6,000 to EGP 18,000 per month, elevator access EGP 2,000 to EGP 5,000, air conditioning EGP 2,000 to EGP 6,000, modern kitchens and bathrooms EGP 3,000 to EGP 8,000, and parking or security EGP 2,000 to EGP 6,000.
In our property pack covering the real estate market in Alexandria, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Alexandria?
The five renovations with the best rental ROI in Alexandria are AC installation, bathroom renovation, kitchen modernization, repainting with moisture treatment, and plumbing or electrical repairs.
For a normal Alexandria apartment, these works can cost about EGP 25,000 to EGP 250,000 in total, or roughly USD 500 to USD 5,000 and EUR 455 to EUR 4,545, and can lift rent by about EGP 2,000 to EGP 10,000 per month when done well.
Landlords in Alexandria should usually avoid over-personal luxury decoration, expensive marble, fragile furniture and renovations that ignore humidity, because tenants pay more for comfort, dryness, AC and clean bathrooms.
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How strong is rental demand in Alexandria as of 2026?
What's the vacancy rate for rentals in Alexandria as of 2026?
as of 2026, the vacancy rate for well-priced long-term rentals in Alexandria is about 5% to 8%.
Across Alexandria, vacancy can be as low as 4% to 6% for clean, fairly priced apartments in Smouha, Sidi Gaber, Ibrahimia and Sporting, but can reach 10% to 15% for overpriced luxury or poorly maintained units.
Compared with Alexandria’s normal historical pattern, vacancy in 2026 looks slightly tighter for good mid-market apartments, because tenants are careful with budgets but still need practical housing.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Alexandria.
How many days do rentals stay listed in Alexandria as of 2026?
as of 2026, a normal well-priced rental apartment in Alexandria usually stays listed for about 20 to 45 days.
Prime furnished apartments in San Stefano, Stanley, Gleem and Smouha can rent in about 10 to 30 days, while overpriced luxury units or old walk-up apartments can remain listed for 60 to 90 days or more.
Compared with one year ago, days on market in Alexandria are broadly stable or slightly shorter for renovated mid-market homes, because tenants are selective but good apartments are not abundant.
Which months have peak tenant demand in Alexandria?
The peak months for tenant demand in Alexandria are usually May, June, July, August and September, with a smaller second peak in September and October.
This seasonal demand pattern is specific to Alexandria because summer coastal demand overlaps with family moves, student demand, university schedules and short-to-medium stays near the Mediterranean.
The quietest rental months in Alexandria are usually December, January and February, especially for coastal furnished apartments that depend on summer or temporary demand.
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What will my monthly costs be in Alexandria as of 2026?
What property taxes should landlords expect in Alexandria as of 2026?
as of 2026, a small landlord in Alexandria should often budget about EGP 8,000 to EGP 18,000 per year for property tax and related local property charges, or roughly USD 160 to USD 360 and EUR 145 to EUR 330.
The realistic annual range for Alexandria property tax and similar property charges can be about EGP 5,000 to EGP 35,000, or roughly USD 100 to USD 700 and EUR 90 to EUR 635, depending on location, assessed rental value and building quality.
Egyptian real-estate tax is generally based on assessed rental value, with a standard 10% tax on net annual rental value after statutory maintenance deductions, so San Stefano or Stanley is usually assessed differently from Asafra or Agami.
Please note that, in our property pack covering the real estate market in Alexandria, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Alexandria right now?
In Alexandria, landlords most often pay building maintenance, major repairs, elevator contributions, doorman or association fees, and sometimes internet for furnished rentals.
Typical landlord-paid monthly costs in Alexandria can be about EGP 500 to EGP 2,500 for building fees, EGP 300 to EGP 1,500 for doorman or shared services, and EGP 400 to EGP 1,000 for internet if included.
For long-term unfurnished rentals in Alexandria, tenants usually pay electricity, water, gas and internet, while landlords usually cover the building, major repairs and anything that protects the property itself.
How is rental income taxed in Alexandria as of 2026?
as of 2026, rental income from Alexandria property is generally taxed under Egypt’s personal income tax system after a 50% deemed deduction for costs and expenses.
The main deduction for many individual landlords is the 50% deemed deduction on rental income, and the remaining taxable amount is then taxed using Egypt’s progressive personal income tax brackets.
Common Alexandria landlord mistakes include ignoring rental income tax, assuming old informal leases remove tax duties, failing to separate utilities from rent, and not keeping records for furnished apartments with higher turnover.
We cover these mistakes, among others, in our Sources and methodology: we used PwC Egypt rental income, PwC Egypt personal tax rates and the Egyptian Tax Authority. We used official bodies for the tax hierarchy and PwC for clearer explanation. We also translated the rule into practical Alexandria landlord examples.
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.
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 this source matters | How we used the source |
|---|---|---|
| CAPMAS | CAPMAS is Egypt’s official statistics agency, so it is the best anchor for population, inflation and national housing context. | We used CAPMAS as the official demographic and CPI reference. We treated CAPMAS as more reliable than media reports or listing portals for national context. |
| CBE Monetary Policy Report Q1 2026 | The Central Bank of Egypt is the main authority for monetary policy, inflation and macroeconomic direction in Egypt. | We used the CBE report to understand the 2026 inflation backdrop. We used it to avoid exaggerating Alexandria rent growth beyond the macro environment. |
| CBE Publications | The CBE publications hub gives updated monetary and inflation material directly from Egypt’s central bank. | We used this source to check that inflation remained important but was easing. We used this to frame the rent-growth outlook in Alexandria. |
| Real Estate Tax Authority | This is Egypt’s official real-estate tax body, so it is the key source for property-tax mechanics. | We used this source to understand how real-estate tax is calculated. We used it as the main source for landlord property-tax rules. |
| Egyptian Tax Authority | The Egyptian Tax Authority is the official tax administration portal for Egypt. | We used this source as the official tax-administration reference. We cross-checked practical rental-income explanations against PwC. |
| Ministry of Finance | The Ministry of Finance is the parent authority for Egyptian fiscal policy and tax administration. | We used this source to support the institutional tax hierarchy. We used it mainly to make sure our tax sources were properly ranked. |
| PwC Egypt rental income summary | PwC is a major global tax advisory firm with clear and regularly updated country tax summaries. | We used PwC to explain the 50% deemed deduction on rental income. We used it because official tax material can be harder for non-specialists to read. |
| PwC Egypt personal income tax rates | PwC provides Egypt’s personal income tax brackets in a practical format that is easier to understand. | We used this source for progressive personal tax brackets. We applied the brackets only as general rental-income guidance, not as personal tax advice. |
| Aqarmap Alexandria rentals | Aqarmap is one of Egypt’s major real-estate portals and has broad coverage of Alexandria rental listings. | We used Aqarmap to estimate asking rents by size, area and finish. We cross-checked Aqarmap against Property Finder, Dubizzle and Bayut. |
| Property Finder Alexandria rentals | Property Finder is a major regional property portal with many apartment listings in Alexandria. | We used Property Finder to validate current asking rents and listing depth. We also used it for neighborhood examples in central and premium Alexandria areas. |
| Dubizzle Alexandria rentals | Dubizzle is a large classifieds marketplace, which makes it useful for lower and mid-market rental supply. | We used Dubizzle to check mass-market rental ranges. We also used it to understand furnished and unfurnished supply signals. |
| Bayut Egypt Alexandria rentals | Bayut is a recognized real-estate portal with Egypt rental listings. | We used Bayut as a private-sector cross-check. We used it to avoid depending on only one listing portal. |
| Numbeo Alexandria | Numbeo is not official, but it gives transparent consumer-cost signals that can be useful as a soft check. | We used Numbeo only as a broad affordability cross-check. We did not use Numbeo as a primary rent source. |
| Alexandria University statistics | Alexandria University’s own statistics page is the best institutional source for its student base. | We used this source to identify student-linked rental demand. We connected that demand to Shatby, Azarita, Ibrahimia and Camp Caesar. |
| Arab Contractors Raml Tram project | Arab Contractors reports project information for a major public-transport contractor in Egypt. | We used this source to assess transit-linked rental demand. We focused on Sidi Gaber, Victoria, Raml Station and the Raml Tram corridor. |
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