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Cairo's apartment market offers a wide spectrum of pricing, from affordable emerging neighborhoods to premium districts commanding top-tier prices.
As we reach mid-2025, apartment prices in Cairo range from around 2 million EGP in developing areas to over 10 million EGP in luxury neighborhoods like Zamalek and New Cairo. The city's diverse districts create distinct price tiers, with prime locations like Maadi and Sheikh Zayed commanding premium rates while areas like Al Obour and Al Shorouk remain accessible to budget-conscious buyers.
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.
Cairo apartment prices vary dramatically by location, with prime areas like Zamalek and New Cairo ranging from 20,000-50,000 EGP per square meter, while emerging neighborhoods start around 6,000-10,000 EGP per square meter.
The market has experienced significant growth, with prices increasing 175-180% year-on-year in some upscale areas during 2024, though growth is now stabilizing at 10-30% annually for 2025.
| Apartment Type | Price Range (EGP) - Prime Areas | Price Range (USD) - Prime Areas |
|---|---|---|
| Studio | 2,500,000 - 4,500,000 | $50,000 - $90,000 |
| One-Bedroom | 3,500,000 - 6,000,000 | $70,000 - $120,000 |
| Two-Bedroom | 5,000,000 - 8,500,000 | $100,000 - $170,000 |
| Three-Bedroom | 7,500,000 - 10,000,000+ | $150,000 - $200,000+ |
| Prime Areas Price/sqm | 20,000 - 50,000+ | $400 - $1,000+ |
| Emerging Areas Price/sqm | 6,000 - 10,000 | $120 - $200 |
| Long-term Rental Yield | 6-10% (up to 13% in some areas) | Annual gross return |
What's the current average apartment price in Cairo?
As of June 2025, apartment prices in Cairo's residential market vary significantly based on location and quality.
In central and affluent districts, apartment prices typically range between 2,000,000 and 5,000,000 EGP for medium to luxury units, with luxury apartments in prime areas exceeding this range. The price per square meter in prime neighborhoods like Zamalek, New Cairo, and Sheikh Zayed ranges from 20,000 EGP to over 50,000 EGP per square meter, depending on the development and amenities.
In emerging or less central areas, prices can start as low as 6,000–10,000 EGP per square meter, making these neighborhoods more accessible to first-time buyers and investors seeking value opportunities. Studios in new developments typically cost between $50,000–$90,000 (approximately 2,500,000–4,500,000 EGP), though prices can be much lower in older or less central areas.
The Cairo apartment market shows distinct price tiers, with luxury compounds in areas like Fifth Settlement and Mountain View commanding premium prices, while neighborhoods like Al Obour and Al Shorouk offer more affordable entry points into the market.
It's something we explore in detail in our Egypt property pack.
How do apartment prices vary across Cairo's neighborhoods?
Cairo's neighborhood pricing structure reflects the city's diverse character and development patterns.
The most expensive neighborhoods include Zamalek, Garden City, Maadi (particularly Old Maadi and Zahraa Al Maadi), and parts of New Cairo such as Fifth Settlement, Hyde Park, and Mountain View. These premium areas command the highest prices due to their established infrastructure, expatriate communities, and proximity to business districts.
The most affordable neighborhoods are Al Obour, Al Shorouk, Badr, and some parts of 6th of October City and Nasr City. These areas offer entry-level pricing for buyers seeking to enter Cairo's property market without the premium associated with central locations. Up-and-coming areas showing strong growth potential include the New Administrative Capital, Mostakbal City, and certain developments in East Cairo, particularly New Cairo extensions.
Price variations between neighborhoods can be dramatic, with prime locations commanding 3-5 times the price per square meter of emerging areas. This disparity creates opportunities for both luxury buyers seeking established neighborhoods and value investors targeting growth areas.
What are the price differences between apartment sizes?
| Apartment Type | Typical Size (sqm) | Price Range (EGP) - Prime Areas | Price Range (USD) - Prime Areas | Price Range (EGP) - Emerging Areas |
|---|---|---|---|---|
| Studio | 40-60 | 2,500,000 - 4,500,000 | $50,000 - $90,000 | 800,000 - 1,500,000 |
| One-Bedroom | 60-80 | 3,500,000 - 6,000,000 | $70,000 - $120,000 | 1,200,000 - 2,000,000 |
| Two-Bedroom | 90-120 | 5,000,000 - 8,500,000 | $100,000 - $170,000 | 1,800,000 - 3,000,000 |
| Three-Bedroom | 130-180 | 7,500,000 - 10,000,000+ | $150,000 - $200,000+ | 2,500,000 - 4,500,000 |
| Four-Bedroom | 200+ | 12,000,000 - 20,000,000+ | $240,000 - $400,000+ | 4,000,000 - 7,000,000 |
How do Cairo apartment prices compare to other major cities?
Cairo remains among the most affordable major cities globally for apartment purchases.
Compared to regional cities, Cairo's average apartment prices per square meter are significantly lower than Dubai, Istanbul, or other Middle Eastern capitals. The median price per square meter in Cairo's prime areas is approximately $2,500, compared to $4,000–$10,000+ in Dubai or Istanbul. This positioning makes Cairo attractive for international investors seeking value in emerging markets.
From a global perspective, Cairo is considered the cheapest capital among 55 global cities in terms of living costs, with rental and purchase prices substantially lower than cities like New York, London, or other European capitals. A luxury apartment in Cairo's prime neighborhoods costs roughly equivalent to a modest apartment in many Western cities.
Within the region, Cairo competes favorably with cities like Amman, Beirut (pre-crisis), and Tunis for affordability, while offering better infrastructure and market liquidity than many comparable cities. This price advantage, combined with Egypt's large domestic market, makes Cairo particularly attractive for long-term real estate investment.
How have apartment prices changed over recent years?
Cairo's apartment market has experienced dramatic price movements over the past five years.
Over the last year, prices surged by 175–180% year-on-year in some upscale areas like Sixth of October City and New Cairo during 2024, though this was partly due to currency devaluation and inflation. More typical annual increases are now stabilizing at 10–30% for 2025 as the market adjusts to new price levels.
Looking at the five-year trend, cumulative increases in prime areas have been substantial, with prices doubling or tripling in many neighborhoods, especially after the EGP devaluation and high inflation periods. Areas like New Cairo and Sheikh Zayed have seen particularly strong appreciation as demand from both domestic and international buyers increased.
After explosive growth in 2023–2024, prices have begun to stabilize but remain elevated due to strong demand and limited supply in popular areas. The market is now entering a more sustainable growth phase, with developers and analysts expecting continued but more moderate appreciation going forward.
What's the forecast for Cairo apartment prices?
Market analysts and developers project continued price appreciation across different timeframes.
For 2025, industry experts expect price increases of 10–30% depending on economic conditions and specific neighborhood dynamics. Areas with new infrastructure projects and government investment are likely to see stronger appreciation than established neighborhoods. The New Administrative Capital and expanding areas of New Cairo are expected to lead price growth.
Over the next five years, continued moderate to strong appreciation is forecast, especially in new urban developments. The New Administrative Capital, New Cairo expansions, and Sheikh Zayed developments have potential for 50%+ appreciation over five years based on planned infrastructure and commercial development.
The 10-year outlook remains robust, supported by Egypt's population growth, continued urbanization trends, and government investment in infrastructure projects. Long-term growth is expected to outpace inflation as Cairo consolidates its position as the region's largest urban center, though growth rates are likely to moderate from recent peaks.
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What are the total costs when buying an apartment in Cairo?
Beyond the purchase price, buyers should budget for additional costs totaling 5–10% of the property value.
Registration fees have been recently reformed and are now capped at 4,000 EGP regardless of property size, making this a relatively minor expense. Transfer tax is typically 2.5% of the property value, usually paid by the seller but often negotiated between parties during the transaction.
Legal and notary fees typically range from 1–3% of the property value, depending on the complexity of the transaction and the legal firm chosen. For new developments, buyers must also pay a maintenance fund contribution of 8% of the property value as a one-time payment to cover building maintenance and common area expenses.
Additional costs may include property inspection fees, mortgage processing fees if financing is used, and insurance premiums. When budgeting for a Cairo apartment purchase, adding 5–10% to the purchase price for these additional costs provides a realistic total investment amount.
It's important to note that some developers may offer to cover certain fees as part of promotional packages, so buyers should clarify which costs are included in quoted prices.
What mortgage options are available in Cairo?
Mortgage financing in Cairo's real estate market remains limited but is gradually expanding.
Currently, mortgages are used in less than 3% of property transactions, but banks offer loans for up to 80% of property value with terms extending 15–30 years. Interest rates typically range from 8% to 16% or higher, depending on the bank, borrower profile, and economic conditions.
For a mid-range apartment valued at 5,000,000 EGP, with a 20% down payment and a 15-year mortgage at 12% interest, monthly payments would be approximately 60,000–70,000 EGP. However, these figures can vary significantly based on negotiated terms and prevailing interest rates.
Government initiatives are being discussed to make mortgages more accessible, with calls for lower interest rates (3–10%) and longer terms. Some banks are beginning to offer more competitive packages, particularly for new developments and qualified borrowers.
Foreign buyers may face additional requirements and higher interest rates, though some banks are developing specialized products for expatriate and international investors. The mortgage market is expected to grow as Egypt's financial sector develops and housing demand increases.
What are some specific apartment examples at different price points?
| Location/Project | Size (sqm) | Bedrooms | Price (EGP) | Notes |
|---|---|---|---|---|
| Moon Residences, New Cairo | 145 | 3 | 8,000,000 | 5th Settlement, luxury development |
| Taj City, New Cairo | 320 | 4 | 7,200,000 | 5th Settlement compound |
| JAYD Residence, New Cairo | 115 | 2 | 8,500,000 | 5th Settlement premium |
| Capital Gardens, Maadi | 202 | 3 | 4,994,000 | Maadi, modern development |
| The Median Residences | 100 | 2 | 600,000+ | New Cairo, budget option |
| Castle Landmark | 100 | 2 | 650,000+ | Suez Road, affordable |
| Zamalek Classic | 120 | 2 | 6,500,000 | Prime Zamalek location |
Should you buy to live in, rent out, or resell later?
The optimal strategy depends on your timeline, budget, and investment goals.
For personal residence, buying makes sense if you plan to stay 3–5+ years, given moderate price growth and strong rental yields. Short-term residents or expatriates may prefer renting due to currency volatility and transaction costs. The stability of owning in Cairo's appreciating market often outweighs rental costs for long-term residents.
For rental income, high demand exists in New Cairo, Sheikh Zayed, and Maadi for expatriates and professionals. Long-term rental yields are strong, especially in new developments with modern amenities. Short-term rentals through platforms like Airbnb can be profitable in Zamalek, Downtown, Maadi, and New Cairo, with average occupancy rates of 30–50% and daily rates of $50–$80.
For resale investment, the best ROI potential lies in new urban developments including the New Administrative Capital, New Cairo, and Sheikh Zayed, where capital appreciation is expected to be highest due to ongoing infrastructure development and population growth.
We analyze these investment strategies thoroughly in our Egypt property pack.
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 Cairo areas offer the best investment returns?
Investment returns vary significantly across Cairo's diverse neighborhoods and property types.
For rental income, New Cairo, Sheikh Zayed, Maadi, and Zamalek consistently offer strong rental demand and yields. These areas attract expatriate professionals, diplomatic staff, and affluent Egyptian families, creating stable rental markets. New Cairo particularly benefits from proximity to the American University and growing business districts.
For capital appreciation, the New Administrative Capital leads growth potential as Egypt's planned government and business center. New Cairo extensions, Sheikh Zayed developments, and Mostakbal City also show strong appreciation prospects due to ongoing infrastructure investment and population growth trends.
Zamalek and established Maadi neighborhoods offer more stable, moderate returns with lower volatility, making them suitable for conservative investors. These areas have proven resilient during market fluctuations and maintain strong rental demand from international tenants.
Mixed-use developments in areas like Fifth Settlement and New Cairo compounds provide opportunities for both rental income and appreciation, as they offer complete lifestyle amenities that attract premium tenants and maintain strong resale values.
What are typical rental yields for Cairo apartments?
Cairo's rental market offers attractive yields compared to many international cities.
Long-term rental yields typically range from 6–10% gross annually, with some areas like Mohandessin reaching up to 13% for certain unit types. These yields are calculated before expenses like maintenance, management fees, and vacancy periods. Net yields are typically 1.5–2% lower after accounting for operating expenses.
Short-term rental yields through platforms like Airbnb can achieve 10–15%+ annualized gross returns, though with higher management requirements and vacancy risk. Top-performing properties in prime locations like Zamalek and Maadi can generate monthly revenues of $500–$1,000, with exceptional properties earning $1,700+ per month.
Factors affecting yields include location, apartment condition, building amenities, and management quality. New developments with modern amenities generally command higher rents but may have higher purchase prices, while older apartments in good locations can offer higher yield percentages.
The rental market benefits from strong demand from expatriates, diplomatic staff, business travelers, and affluent Egyptians seeking modern accommodations. This diverse tenant base helps maintain occupancy rates and supports rental price growth.
Our comprehensive analysis of rental strategies is detailed in our Egypt property pack.
What should international buyers know about Cairo's market?
International buyers face specific considerations when entering Cairo's apartment market.
Foreign ownership is generally permitted for apartments, though some restrictions may apply to certain areas or building types. Legal due diligence is crucial, and buyers should work with experienced local legal counsel to navigate ownership structures and registration requirements.
Currency considerations are important, as the Egyptian pound has experienced volatility in recent years. Many developers quote prices in USD to provide stability, but buyers should understand exchange rate implications for financing and ongoing costs.
Infrastructure and utilities vary significantly between neighborhoods. Prime areas like New Cairo and Zamalek offer reliable services, while emerging areas may have developing infrastructure. Property management services are essential for international owners, particularly for rental properties.
Tax implications for foreign owners should be understood, including potential capital gains taxes and rental income taxation. Some international buyers structure purchases through companies to optimize tax efficiency and ease of management.
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.
Cairo's apartment market presents compelling opportunities for both residents and investors, with prices ranging from affordable emerging neighborhoods to premium districts.
The market has shown strong growth momentum, and areas like New Administrative Capital and New Cairo offer excellent potential for both rental income and capital appreciation, making them attractive for various investment strategies.
Sources
- Imtilak - Apartment Prices in Cairo
- Fazwaz - Apartments for Sale in Cairo
- Sands of Wealth - Cairo Price Forecasts
- AqarMap - Most Expensive Districts in Cairo
- RealEstate.eg - New Cairo Apartments
- Sands of Wealth - Cairo Property
- Imtilak - Cheap Apartments in Cairo
- Integra Dom - Egypt Real Estate Market
- ElBayt - Egypt Real Estate Market 2025
- Global Property Guide - Egypt Rental Yields