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As of September 2025, apartment prices in Egypt vary dramatically from EGP 9,450 per square meter in emerging areas to EGP 27,600 per square meter in premium locations like the New Administrative Capital.
Egypt's apartment market offers significant variety across regions, with Cairo commanding the highest prices while Alexandria provides budget-friendly coastal alternatives. Understanding these price differences helps investors and residents make informed decisions about purchasing apartments in this dynamic Middle Eastern market.
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.
Egypt's apartment market ranges from EGP 9,450/sqm in emerging areas to EGP 27,600/sqm in premium locations, with typical mid-range units costing EGP 2-5 million.
The New Administrative Capital and coastal areas command the highest prices, while Alexandria offers the most affordable options for apartment buyers.
| Location | Price per sqm (EGP) | Typical Apartment Cost |
|---|---|---|
| New Administrative Capital | 27,600 | EGP 4-20+ million |
| New Cairo (Fifth Settlement) | 23,800 | EGP 3-15 million |
| Sheikh Zayed City | 24,900 | EGP 4-12 million |
| Alexandria | 7,300 | EGP 730k-2 million |
| Red Sea Coast (Hurghada) | 26,500 | EGP 2-8 million |
| Emerging Areas (Badr, Obour) | 9,450-18,600 | EGP 700k-3 million |
What is the current average price of an apartment in Egypt?
As of September 2025, apartment prices in Egypt range from EGP 9,450 per square meter in emerging areas like Badr to EGP 27,600 per square meter in premium locations such as the New Administrative Capital.
Typical apartment costs vary significantly based on location and quality. Budget units start at approximately EGP 1,000,000, while luxury properties in prime areas can exceed EGP 20,000,000. Most mid-range apartments fall within the EGP 2,000,000 to EGP 5,000,000 range.
The Egyptian apartment market shows substantial price variation across different regions and development types. Premium locations like the New Administrative Capital and Sheikh Zayed City command the highest prices due to modern infrastructure and planned development. Meanwhile, emerging areas offer more affordable entry points for budget-conscious buyers.
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How do apartment prices differ between Cairo, Alexandria, the Red Sea coast, and other regions?
Regional price differences in Egypt's apartment market are substantial, with Cairo commanding premium prices while Alexandria offers the most affordable coastal options.
Cairo represents Egypt's most expensive apartment market, particularly in areas like the New Administrative Capital (EGP 27,600/sqm) and New Cairo's Fifth Settlement (EGP 23,800/sqm). Sheikh Zayed City follows closely at EGP 24,900 per square meter, while 6th of October City offers more moderate pricing at EGP 19,250 per square meter.
Alexandria stands out as the budget-friendly coastal option at EGP 7,300 per square meter, making it significantly cheaper than Cairo alternatives. This pricing makes Alexandria attractive for second homes and coastal living without the premium costs associated with other regions.
The Red Sea coast, particularly Hurghada, commands high prices at EGP 26,500 per square meter due to strong tourist demand and luxury development focus. The North Coast, including Sahel resort areas, maintains similar premium pricing at approximately EGP 26,100 per square meter for holiday homes and investment properties.
Emerging areas like Badr and Obour offer the most affordable options, ranging from EGP 9,450 to EGP 18,600 per square meter, providing excellent value for investors seeking growth potential in developing regions.
What are the price differences between new developments, resale apartments, and serviced apartments?
New developments typically command premium pricing but offer flexible payment plans and modern amenities that justify higher costs.
New development apartments are usually priced at the upper end of the market range, with developers offering attractive financing options including 2-5 year payment plans and down payments as low as 0-10% in some cases. These properties include modern amenities, contemporary design, and sometimes guaranteed rental returns for investors.
Resale apartments generally cost 10-20% less than comparable new developments, with potentially greater discounts for older buildings requiring renovation. However, resale properties typically offer less flexible financing options and may require immediate full payment or traditional mortgage arrangements.
Serviced apartments command the highest premium pricing due to comprehensive amenities, professional management, and prime locations. Examples include hotel apartments in El Gouna listing at EGP 57,900,000 for 210 square meters, while serviced apartments in North Coast developments can cost EGP 27,000,000 for 110 square meters or EGP 45,000,000 for ultra-premium 70 square meter units.
The choice between these options depends on your budget flexibility, desired amenities, and willingness to handle renovation or management responsibilities for resale properties versus new or serviced developments.
How much does the average price vary depending on apartment size, from studios to large family units?
| Apartment Size | Square Meters | Budget Areas Price Range | Premium Areas Price Range |
|---|---|---|---|
| Studios | 45-65 sqm | EGP 700,000-1,500,000 | EGP 2,000,000-3,500,000 |
| 1-Bedroom | 65-85 sqm | EGP 1,000,000-2,000,000 | EGP 2,500,000-4,500,000 |
| 2-3 Bedrooms | 90-150 sqm | EGP 1,500,000-4,000,000 | EGP 4,000,000-10,000,000+ |
| Large Family | 160-250 sqm | EGP 3,000,000-8,000,000 | EGP 6,000,000-20,000,000+ |
| Luxury/Penthouse | 250+ sqm | EGP 8,000,000-15,000,000 | EGP 15,000,000-50,000,000+ |
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What are the total costs of purchasing an apartment, including registration fees, taxes, and additional charges?
Total apartment purchase costs in Egypt extend beyond the base price, with additional fees typically adding 4-6% to your total investment.
Registration fees represent the largest additional cost at 2-3% of the purchase price, required for official property transfer and title registration. Stamp duty adds approximately 1.5% of the purchase price, though this can vary by locality and specific circumstances.
Legal and notary fees typically cost 1-2% of the purchase price for professional services ensuring proper documentation and legal compliance. These fees are essential for foreign buyers navigating Egyptian property law and ensuring clear title transfer.
Ongoing costs include maintenance and service charges for serviced or new developments, ranging from EGP 100-300 per square meter annually. Utility connection fees typically cost EGP 20,000-50,000 for electricity, water, and other essential services.
Additional considerations include property insurance, which varies based on location and apartment value, and potential homeowners association fees for developments with shared amenities and common areas.
What financing and mortgage options are typically available for apartments in Egypt, and how do they affect affordability?
Financing options in Egypt differ significantly between domestic and foreign buyers, with developer payment plans often providing the most accessible financing for new developments.
Egyptian banks offer mortgages to domestic buyers with loan-to-value ratios up to 80-85%, maximum terms of 15-20 years, and annual interest rates ranging from 18-22% as of 2025. These rates fluctuate based on central bank policy and market conditions.
Foreign buyers face more limited mortgage access and typically must arrange cash purchases or alternative financing through international banks. This cash requirement significantly impacts affordability for international investors compared to domestic buyers with mortgage access.
Developer payment plans for off-plan and new developments offer attractive alternatives, typically requiring 10-20% down payments with 2-7 year installment plans featuring low or no interest rates. However, these properties often carry higher upfront prices to compensate for extended payment terms.
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What are some concrete example purchase prices of apartments in popular areas today?
| Neighborhood | Apartment Size | Total Price Range (EGP) | Key Features |
|---|---|---|---|
| New Cairo (Fifth Settlement) | 120 sqm | 3,000,000-5,200,000 | Family-friendly, established |
| Sheikh Zayed City | 140 sqm | 4,000,000-7,000,000 | Upscale, well-planned |
| Alexandria City Center | 100 sqm | 730,000-1,800,000 | Coastal, affordable |
| Hurghada (Red Sea) | 80 sqm | 2,120,000-3,500,000 | Tourist area, rental potential |
| New Administrative Capital | 150 sqm | 4,500,000-8,500,000 | Government district, new |
| North Coast (Sahel) | 90 sqm | 3,500,000-6,000,000 | Vacation homes, seasonal |
Which neighborhoods are considered the most expensive, which are budget-friendly, and which are up-and-coming?
Egypt's apartment market segments clearly into distinct price categories based on development level, location, and amenities.
Most expensive neighborhoods include the New Administrative Capital, New Cairo's Fifth Settlement, Zamalek, Sheikh Zayed City, North Coast Sahel areas, and El Gouna. These areas command premium prices due to luxury amenities, planned development, government proximity, or exclusive coastal access.
Budget-friendly options concentrate in areas like Badr, Obour, parts of Alexandria, Shobra, and Helwan. These neighborhoods offer affordable entry points while maintaining reasonable access to employment centers and basic amenities.
Up-and-coming areas showing growth potential include El Shorouk, 6th of October City, East Cairo, Sidi Abd El-Rahman on the North Coast, and emerging coastal Red Sea towns. These locations offer current affordability with strong prospects for future appreciation as infrastructure develops.
Smart investors often target up-and-coming areas for maximum appreciation potential, while those prioritizing immediate luxury and amenities focus on established expensive neighborhoods. Budget-friendly areas work well for first-time buyers or investors seeking rental income in affordable markets.
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.
How have apartment prices changed compared to one year ago and compared to five years ago?
Egyptian apartment prices have experienced dramatic increases over recent years, driven by inflation, currency devaluation, and strong domestic demand.
Over the past year, major cities and new developments have seen price increases of 30-60% in many areas, with some premium locations experiencing even higher appreciation. However, Alexandria bucked this trend with a notable 16.1% price decrease year-over-year, making it increasingly attractive for budget-conscious buyers.
The five-year trend shows even more dramatic changes, with most urban centers and coastal areas more than doubling in nominal Egyptian pound terms. This appreciation stems from mega-project development, currency dynamics, and increased investment in new cities and tourist destinations.
Regional variations in price changes reflect different market dynamics, with Cairo and new development areas leading appreciation while some older established areas showed more moderate growth. The overall trend indicates strong momentum in Egypt's apartment market, particularly in premium and coastal locations.
Currency considerations remain important for international buyers, as local currency appreciation may not translate directly to foreign currency gains depending on exchange rate movements during the investment period.
What are the forecasts for apartment prices over the next one, five, and ten years?
Egyptian apartment market forecasts indicate continued strong growth across multiple time horizons, with varying rates based on location and development stage.
One-year forecasts predict continued increases of 10-30% in Cairo and coastal projects, driven by supply scarcity and ongoing new development delivery. Premium locations like the New Administrative Capital and Red Sea developments are expected to lead this appreciation.
Five-year projections suggest a long-term upward trajectory with expected annual compound growth rates of 10-12%, fueled by continued urbanization, new city development, and tourism expansion. This period should see the maturation of current mega-projects and establishment of new market dynamics.
Ten-year forecasts anticipate transformational growth as the New Administrative Capital and coastal cities reach full development, though growth rates may moderate post-2030 as these markets mature. The focus will likely shift from development-driven appreciation to fundamental supply-demand dynamics.
These forecasts assume continued political stability, infrastructure development completion, and sustained economic growth. Market participants should consider potential currency fluctuations and regional economic factors when making long-term investment decisions.
What are the smartest choices today depending on whether you want to live in the apartment, rent it out short-term, rent it out long-term, or resell later at a higher price?
Your investment strategy should align with specific goals, as different Egyptian neighborhoods and apartment types serve different purposes effectively.
For personal residence, focus on well-established districts like New Cairo, Maadi, and Sheikh Zayed City, which offer superior amenities, international schools, healthcare facilities, and established infrastructure. These areas provide quality of life advantages and stable property values.
Short-term rental investments perform best in tourist-focused areas including the Red Sea Coast, New Alamein, Zamalek, and North Coast Sahel developments. These locations attract tourists and expatriates willing to pay premium rates for temporary accommodation.
Long-term rental strategies work well in New Cairo, 6th of October City, and Alexandria, where stable ongoing demand from residents and professionals provides consistent rental income. These areas offer good tenant pools and reasonable maintenance requirements.
For resale appreciation, target the New Administrative Capital, East Cairo, and emerging North Coast developments, especially off-plan purchases early in new projects. These locations offer maximum capital appreciation potential as infrastructure develops and markets mature.
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How do average apartment prices in Egypt compare with those in other major cities in the region and globally?
Egypt maintains its position as one of the most affordable apartment markets in the Middle East, offering significant value compared to regional and global alternatives.
Even Egypt's premium locations at EGP 27,600 per square meter ($555 USD) remain substantially below comparable markets like Dubai ($5,000-8,000/sqm in prime areas), Jeddah, Doha, or Amman. This pricing makes Egyptian luxury apartments budget-friendly by regional standards.
Compared to European coastal cities, Turkish resort areas, or major Asian metropolitan centers, Egypt offers exceptional value for both investment and lifestyle purposes. The price differential allows investors to access larger properties or premium locations at costs that would secure modest accommodations elsewhere.
Within the broader Middle East context, Egypt's affordability extends across all market segments, from budget-friendly options in Alexandria to luxury developments in Cairo. This competitive pricing, combined with Egypt's tourism appeal and economic fundamentals, positions the market favorably for international investment.
However, buyers should consider currency risk, local market liquidity, and exit strategy complexity when comparing international real estate investments, as lower prices may reflect different risk-return profiles compared to more expensive but potentially more liquid markets.
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.
Egypt's apartment market offers compelling opportunities across diverse price points and investment strategies.
Understanding regional variations, financing options, and market forecasts enables informed decision-making for both residents and investors in this dynamic market.