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As of September 2025, Cairo's apartment market shows dramatic price variations across districts, with premium locations like the New Administrative Capital averaging EGP 27,600 per square meter while budget areas like Badr start at EGP 9,450 per square meter.
The Egyptian capital has experienced significant price surges over the past year, with some neighborhoods seeing increases of 60-89% due to inflation and currency depreciation, making it crucial for potential buyers to understand current market dynamics and pricing structures.
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's apartment market ranges from EGP 9,450/sqm in budget areas to EGP 27,600/sqm in premium districts, with total purchase costs including 4-6% in fees and taxes.
Recent price increases of 60-89% in central areas reflect market volatility, while government-subsidized mortgages at 3-8% offer more affordable financing compared to market rates of 25-26%.
| Price Category | Location Examples | Average Price (EGP/sqm) |
|---|---|---|
| Premium | New Administrative Capital | 27,600 |
| High-End | New Cairo (5th Settlement) | 23,800 |
| Mid-Range | Nasr City, El Maadi | 21,100-21,950 |
| Affordable | Obour, El Shorouk | 18,500 |
| Budget | Badr | 9,450 |
What is the current average apartment price in Cairo?
As of September 2025, apartment prices in Cairo vary significantly depending on the specific district and property type.
Premium locations like the New Administrative Capital command the highest prices at EGP 27,600 per square meter (USD 555/sqm), while New Cairo's Fifth Settlement averages EGP 23,800 per square meter (USD 479/sqm).
Mid-tier neighborhoods such as Nasr City and El Maadi typically range between EGP 21,100 to EGP 21,950 per square meter, offering good value for families and professionals seeking established areas with amenities.
Budget-conscious buyers can find opportunities in emerging areas like Obour and El Shorouk at approximately EGP 18,500 per square meter, while ultra-budget options exist in Badr starting at EGP 9,450 per square meter.
The overall Cairo apartment market reflects Egypt's diverse economic landscape, with luxury developments reaching international standards while maintaining affordability in developing districts.
How do average apartment prices vary by neighborhood within Cairo?
Cairo's neighborhood pricing structure follows a clear hierarchy based on infrastructure development, proximity to business districts, and amenities.
The most expensive areas include the New Administrative Capital (EGP 27,600/sqm), Sheikh Zayed (EGP 24,900/sqm), and the prestigious Zamalek district (EGP 24,100/sqm), which attract affluent buyers and expatriates.
Established middle-class neighborhoods like Nasr City (EGP 21,100/sqm) and El Maadi (EGP 21,950/sqm) offer mature communities with schools, shopping centers, and transportation links.
Emerging suburbs such as 6th of October City (EGP 19,250/sqm), Obour, and El Shorouk (both around EGP 18,500/sqm) represent growth areas with new infrastructure projects and government investment.
The most affordable options remain in outer districts like Badr (EGP 9,450/sqm), where buyers can access the greater Cairo market at entry-level prices.
What are the differences in prices between new developments, older apartments, and luxury residences?
Property age and development type create substantial price variations across Cairo's apartment market.
Luxury new developments in prime areas like New Cairo, Fifth Settlement, and Zamalek command EGP 30,000 to EGP 50,000 per square meter, with ultra-luxury projects like Zed East reaching up to EGP 260,000 per square meter for select units.
Modern developments in sought-after locations typically range from EGP 18,000 to EGP 27,000 per square meter, depending on the developer's reputation, building specifications, and included amenities.
Older apartments in established neighborhoods generally offer better value, particularly in less central districts where building age and infrastructure may affect pricing but provide affordability for first-time buyers.
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How much does the average price change depending on apartment size?
Apartment pricing in Cairo scales directly with size, but per-square-meter costs can vary based on layout efficiency and location premiums.
| Apartment Size | Typical Area (sqm) | Price Range (EGP) |
|---|---|---|
| 2-bedroom (mid-range) | 90-110 | 1,200,000-1,800,000 |
| 3-bedroom (standard) | 120-150 | 2,000,000-2,800,000 |
| Luxury 3-bedroom | 150 | 4,100,000-5,520,000 |
| Budget 2-bedroom | 90 | 850,000-1,200,000 |
| Family apartment | 130 | 2,600,000-3,500,000 |
What is the typical total purchase cost including all fees and taxes?
Buying an apartment in Cairo involves several additional costs beyond the property price that buyers must budget for.
Registration fees typically range from 1% to 3% of the property value, while transfer taxes amount to 2.5% (usually paid by the seller but sometimes negotiated into the purchase price).
Stamp duty adds another 0.5% to the total cost, and legal or agency fees can range from 1% to 2% if you use professional services for the transaction.
New developments from developers include 14% VAT, which significantly impacts the total purchase cost for newly built properties.
Overall, buyers should budget for total transaction costs of 4% to 6% of the property price, plus VAT if purchasing directly from a developer.
How much do monthly mortgage payments typically cost with current rates?
Cairo's mortgage market offers dramatically different financing options depending on eligibility for government programs versus commercial lending.
Unsubsidized market mortgage rates currently range from 25% to 26% annually, making them prohibitively expensive for most buyers and limiting the market primarily to cash transactions.
Government-subsidized mortgage programs offer rates between 3% and 8% for qualified applicants, with terms extending up to 30 years and strict income and property value limits.
For example, a EGP 1 million loan at 3% for 30 years results in monthly payments of approximately EGP 3,585, while the same loan at 8% requires EGP 6,175 per month.
Standard market loans at 25%+ interest rates create monthly payments that exceed most buyers' affordability, explaining why cash purchases dominate the market.
What are concrete examples of recent apartment prices in different Cairo areas?
Recent sales data from September 2025 provides clear examples of current market pricing across Cairo's diverse neighborhoods.
| Neighborhood | Apartment Size | Recent Price Range (EGP) |
|---|---|---|
| New Administrative Capital | 150 sqm | 4,140,000-5,520,000 |
| Zamalek | 120 sqm | 2,890,000-3,380,000 |
| New Cairo | 130 sqm | 2,600,000-3,500,000 |
| Alexandria (budget) | 100 sqm | 730,000-1,200,000 |
| Obour (emerging) | 110 sqm | 1,550,000-2,200,000 |
| Badr (ultra-budget) | 90 sqm | 850,000-1,200,000 |
Which neighborhoods offer the best value for expensive, budget-friendly, and promising investments?
Cairo's neighborhood hierarchy creates distinct investment categories based on current pricing and future potential.
The most expensive areas include the New Administrative Capital, Zamalek, Katameya, and prime New Cairo locations, which attract affluent buyers seeking luxury amenities and prestigious addresses.
Budget-friendly options concentrate in Badr, Banyan, El Shorouk, and parts of Alexandria, where entry-level buyers can access the Cairo market with lower initial investment requirements.
Promising up-and-coming areas include Obour, Future City, New Zayed, Al Rehab, and El Shorouk, which benefit from ongoing infrastructure development and improved accessibility to central Cairo.
These emerging neighborhoods offer potential for capital appreciation as government projects enhance transportation links and attract new residents and businesses.
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How have apartment prices changed over the past year and five years?
Cairo's apartment market has experienced dramatic price increases that reflect broader economic pressures and market dynamics.
Over the past year (2024-2025), prices in New Cairo and central Cairo districts have surged by 60% to 89%, representing one of the most significant annual increases in recent memory.
The five-year comparison shows even more dramatic changes, with city center apartments costing less than half their current prices in 2020, when average rates were EGP 12,000 to EGP 14,000 per square meter.
Historical data shows the progression: 2020 prices averaged EGP 12,000/sqm, rising to EGP 22,000/sqm by 2023, and reaching EGP 27,600/sqm in premium areas by 2025.
These increases stem from inflation, currency depreciation, and increased demand from both local buyers seeking inflation hedges and international interest in Egyptian real estate.
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 are the forecasts for Cairo apartment prices over the next 1, 5, and 10 years?
Market analysts project continued price growth for Cairo apartments, though the pace may moderate from recent extreme increases.
Short-term forecasts for 2025-2026 anticipate annual price increases of 10% to 15%, assuming no major economic shocks or policy changes that could disrupt market momentum.
Medium-term projections for the next five years suggest growth may slow as affordability constraints tighten and the market adjusts after recent dramatic price surges.
Long-term outlooks depend heavily on government infrastructure investments, economic stability, and continued urban development projects that drive demand for housing in greater Cairo.
Industry experts recommend monitoring government policy changes, interest rate adjustments, and major development announcements that could significantly impact future price trajectories.
What are the smartest buying strategies for different purposes in 2025?
Optimal buying strategies in Cairo's current market depend on your intended use and investment timeline.
For personal residence, mid-range established areas like Nasr City, Maadi, and family-friendly sections of New Cairo offer the best combination of amenities, community infrastructure, and value retention.
Rental yield investors should focus on budget-friendly and up-and-coming areas including Obour, El Shorouk, Future City, and developing parts of New Cairo, which attract new residents and inflation-hedge buyers.
Capital appreciation strategies work best in top-tier new developments within the New Administrative Capital, Zamalek, Katameya, and prime Fifth Settlement projects that appeal to affluent buyers.
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How do Cairo apartment prices compare with other major cities?
Cairo's apartment pricing remains competitive compared to regional and international markets, though recent increases have narrowed some gaps.
Premium Cairo districts now average EGP 24,000 to EGP 27,600 per square meter ($480 to $555/sqm), while Alexandria offers more affordable options at EGP 7,300 per square meter ($147/sqm).
Compared to regional markets, Cairo prices remain significantly lower than Dubai, Istanbul, and most European or GCC capitals, even in the most expensive Cairo neighborhoods.
Only ultra-luxury projects in Cairo approach international pricing standards, with most developments still offering substantial value compared to similar-quality properties in competing regional markets.
This pricing advantage, combined with Egypt's strategic location and economic potential, continues to attract both regional and international property investors seeking emerging market opportunities.
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 in September 2025 presents both opportunities and challenges for prospective buyers.
While recent price surges have made some areas less accessible, the market still offers diverse options from ultra-budget to luxury segments, with government financing programs providing pathways for qualified buyers to enter the market despite high commercial lending rates.
It's something we develop in our Egypt property pack.
Sources
- Sands of Wealth - Average Apartment Prices Egypt
- Sands of Wealth - House Prices Egypt
- Sands of Wealth - Egypt Real Estate Market Trends
- Adjust Real Estate - New Cairo Neighborhoods
- Edaraps - Luxury Apartment Prices
- Knight Frank - Cairo Residential Market Review
- Select Realty - Property Taxes and Fees Egypt
- Sands of Wealth - Egypt Property Taxes
- Egypt Real Estate - Mortgage Interest Rates
- CIB Egypt - Mortgages