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As of June 2025, apartment prices in Egypt vary significantly across different cities and neighborhoods, with Cairo leading the market at premium rates while smaller cities offer more affordable options.
The Egyptian apartment market has experienced substantial growth over the past year, with some areas seeing price increases of over 60% year-over-year, driven by economic factors, infrastructure development, and strong demand from both local and international 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.
Apartment prices in Egypt range from EGP 9,450 per square meter in emerging areas like Badr to over EGP 27,600 per square meter in premium locations like the New Administrative Capital.
The market shows strong growth potential with projected annual increases of 10-15% in 2025, making it an attractive investment destination despite current high interest rates.
| City/Area | Price per sqm (EGP) | Price per sqm (USD) |
|---|---|---|
| New Administrative Capital | 27,600 | 555 |
| New Cairo (Fifth Settlement) | 23,800 | 479 |
| Sheikh Zayed | 24,900 | 501 |
| Zamalek | 24,100 | 485 |
| Alexandria | 7,300 | 147 |
| 6th of October City | 19,250 | 387 |
| Obour/El Shorouk | 18,500 | 372 |
How much does an apartment cost on average in Egypt today?
As of June 2025, apartment prices in Egypt show significant variation depending on location and property type.
In premium Cairo locations like the New Administrative Capital, apartments average EGP 27,600 per square meter (USD 555), while New Cairo's Fifth Settlement averages EGP 23,800 per square meter (USD 479).
Mid-tier areas like Nasr City and El Maadi range from EGP 21,100 to EGP 21,950 per square meter, translating to approximately EGP 2,000,000 to EGP 4,000,000 for a typical 100-150 square meter apartment. Alexandria offers more affordable options at EGP 7,300 per square meter, making it significantly cheaper than Cairo's prime districts.
Emerging areas like Obour and El Shorouk provide budget-friendly alternatives at EGP 18,400-18,600 per square meter, offering excellent value for money with strong growth potential.
For a standard 120 square meter apartment, buyers can expect to pay between EGP 876,000 in Alexandria and EGP 3,312,000 in the New Administrative Capital.
How do apartment prices vary between cities like Cairo, Alexandria, Hurghada, and emerging areas like the New Administrative Capital?
Price variations across Egyptian cities reflect different economic dynamics, development levels, and investment appeal.
Cairo remains the most expensive market, with the New Administrative Capital leading at EGP 27,600 per square meter, followed by Sheikh Zayed at EGP 24,900 and Zamalek at EGP 24,100 per square meter. These premium areas command high prices due to their central locations, luxury amenities, and proximity to business districts.
Alexandria presents a dramatically different price landscape at just EGP 7,300 per square meter, making it nearly four times cheaper than Cairo's premium areas. Despite being Egypt's second-largest city and major Mediterranean port, Alexandria's apartment prices remain highly accessible for middle-income buyers.
Hurghada, while not extensively covered in recent data, typically mirrors Alexandria's pricing for standard apartments but commands premium rates for waterfront properties due to its status as a major tourist destination. Seaside apartments often sell for 20-30% above standard market rates.
Emerging areas show promising value propositions, with the New Administrative Capital experiencing rapid price appreciation due to government investment and infrastructure development. Other emerging zones like Obour and El Shorouk offer prices around EGP 18,500 per square meter, positioning them as attractive options for first-time buyers and investors seeking growth potential.
What are the price differences between luxury apartments, mid-range units, and budget-friendly housing?
Egypt's apartment market clearly segments into three distinct price categories based on location, amenities, and target demographics.
| Category | Price Range (EGP) | Typical Locations |
|---|---|---|
| Luxury Apartments | 5,000,000 - 8,000,000+ | New Administrative Capital, Zamalek, New Cairo |
| Mid-Range Units | 2,000,000 - 4,000,000 | Nasr City, El Maadi, 6th of October |
| Budget-Friendly Housing | 700,000 - 1,500,000 | Alexandria, Obour, El Shorouk, Badr |
| Social Housing | 500,000 - 1,000,000 | Government projects (Sakan Misr, Dar Misr) |
| Premium Coastal | 3,000,000 - 10,000,000 | North Coast, Hurghada waterfront |
Luxury apartments in prime locations feature high-end finishes, smart home technology, and exclusive amenities like private elevators, swimming pools, and 24/7 security. These properties often include parking spaces, storage units, and access to premium facilities.
Mid-range units typically offer modern amenities, reliable infrastructure, and good transportation connections without the premium price tag of luxury developments.
Budget-friendly options focus on essential living requirements with basic amenities, making homeownership accessible to middle-income families and first-time buyers.
What is the typical cost per square meter for apartments in major Egyptian cities?
The cost per square meter varies dramatically across Egypt's major urban centers, reflecting local economic conditions and development levels.
Cairo's premium districts command the highest rates, with the New Administrative Capital at EGP 27,600 per square meter, New Cairo at EGP 23,800, and Sheikh Zayed at EGP 24,900 per square meter. These areas benefit from modern infrastructure, proximity to business centers, and high-quality amenities.
Traditional Cairo neighborhoods show more moderate pricing, with Nasr City at EGP 21,100 per square meter and El Maadi at EGP 21,950 per square meter, while 6th of October City offers better value at EGP 19,250 per square meter.
Alexandria stands out as significantly more affordable at EGP 7,300 per square meter, making it attractive for buyers seeking coastal living without Cairo's premium pricing. This represents excellent value considering Alexandria's historical significance, Mediterranean location, and established infrastructure.
Emerging areas like Obour and El Shorouk offer competitive rates around EGP 18,500 per square meter, while Badr provides the most affordable option at EGP 9,450 per square meter.
It's something we develop in our Egypt property pack.
How much should I expect to pay in total when including fees, closing costs, and taxes for buying an apartment?
Beyond the purchase price, apartment buyers in Egypt must budget for various fees and closing costs that typically add 5-8% to the total transaction cost.
Essential costs include a property registration fee of EGP 500-2,000 depending on property size, solicitor fees ranging from 1-3% of the property value, and a state registration fee of 3% of the property value paid to the court system.
The seller typically pays a 2.5% transfer tax, though this cost may be negotiated into the purchase price. Utilities re-registration costs approximately $250 (EGP 12,000), while mortgage fees add additional bank charges and insurance requirements if financing is used.
For a typical EGP 2,000,000 apartment purchase, buyers should budget approximately EGP 112,000-132,000 in closing costs, including EGP 40,000-60,000 for solicitor fees, EGP 60,000 for state registration, EGP 500-2,000 for property registration, and EGP 12,000 for utilities setup.
Additional costs may include property inspection fees, legal document verification, and bank processing fees for mortgage applications, potentially adding another EGP 20,000-40,000 to the total transaction cost.
How have apartment prices changed compared to 5 years ago and 1 year ago?
Egypt's apartment market has experienced dramatic price increases over both short and long-term periods, driven by economic factors and market dynamics.
Over the past five years, many areas have seen price increases of 100% or more, with some premium locations doubling in value due to currency devaluation, inflation, and increased demand from both domestic and international buyers.
The one-year trend shows even more dramatic changes, with East Cairo and New Administrative Capital experiencing price increases of 37-100% between 2023 and 2024. New Cairo apartments rose 37.1% year-over-year to EGP 19,050 per square meter by March 2024, while 6th of October City saw a remarkable 63.3% increase to EGP 12,900 per square meter.
Nasr City experienced a 40.4% price surge to EGP 11,650 per square meter, and El Maadi saw nearly 50% growth to EGP 14,000 per square meter. These increases reflect broader economic pressures including inflation, currency depreciation, and rising construction costs.
As we reach mid-2025, the market continues showing strong momentum with annual increases of 14-52% in various districts, demonstrating the sustained upward pressure on apartment prices across Egypt's major urban centers.
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What are the forecasts for apartment prices in Egypt over the next 1 year, 5 years, and 10 years?
Egypt's apartment market outlook remains strongly positive across all time horizons, supported by fundamental economic drivers and infrastructure investment.
For the next 12 months, experts predict continued moderate to strong growth of 10-15% annually, driven by ongoing demand, infrastructure investment, and limited supply in premium areas. The New Administrative Capital and emerging urban communities are expected to outperform traditional neighborhoods due to government backing and modern amenities.
The five-year outlook shows steady appreciation potential, with new cities and government-backed mega projects likely to deliver superior returns compared to older districts. Areas like New Alamein, Mostakbal City, and expanded zones around Cairo are positioned for significant growth as infrastructure development continues.
Over the next decade, Egypt's real estate market benefits from strong demographic trends, with population growth of nearly 2% annually driving urban housing demand. The government's commitment to mega projects like the New Administrative Capital, combined with Egypt's strategic geographic position, supports long-term appreciation potential.
Investment in smart city technologies, sustainable development, and improved transportation networks will likely create value premiums for properties in well-connected, modern developments compared to older urban areas.
Currency stabilization and economic reforms may moderate the extreme price volatility seen in recent years while maintaining steady appreciation trends.
How do average apartment prices in Egypt compare to similar cities in other countries in the region or globally?
Egypt's apartment prices remain competitive within the broader Middle Eastern and North African context, offering attractive value propositions for both residents and investors.
Compared to Gulf countries like UAE, Saudi Arabia, or Kuwait, Egypt's luxury apartment prices are significantly lower, with Dubai's premium areas commanding 3-4 times higher prices per square meter than Cairo's most expensive districts. This price differential makes Egypt attractive for regional investors seeking real estate exposure at lower entry points.
Within North Africa, Egypt's major cities generally price higher than Morocco or Tunisia but remain below premium destinations in the region. Alexandria's coastal properties compete favorably with similar Mediterranean markets in terms of value for money.
On a global scale, Egypt's apartment prices align with emerging markets in Southeast Asia, Eastern Europe, and parts of Latin America, while remaining substantially below Western European, North American, or top-tier Asian cities like Singapore or Hong Kong.
The currency exchange advantage often makes Egyptian properties particularly attractive to international buyers, as foreign currency converts to significant purchasing power in the local market. This dynamic has attracted considerable foreign investment, particularly from Gulf countries and European buyers seeking second homes or investment properties.
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 kind of mortgage or financing options are available, and what would the monthly cost look like?
Egypt offers several mortgage financing options, though current interest rates remain high due to economic conditions.
Conventional mortgages represent the most common financing method, provided by banks and financial institutions with down payment requirements of 10-25% of the property value. Current interest rates range from 22% to 26.7% annually, reflecting the challenging economic environment and high central bank lending rates.
Social housing mortgages provide government-subsidized options for low-income buyers, offering reduced interest rates and extended repayment periods. These programs target specific income groups and typically require stricter eligibility criteria but provide more affordable financing terms.
Islamic finance options (Ijarah) offer lease-to-own arrangements compliant with Islamic banking principles, providing alternatives for buyers preferring Sharia-compliant financing structures.
For a typical EGP 2,000,000 apartment with 20% down payment (EGP 400,000), the remaining EGP 1,600,000 loan at 24% annual interest over 15 years would result in monthly payments of approximately EGP 32,000-35,000. These high payments reflect current elevated interest rates and underscore the importance of substantial down payments to minimize financing costs.
It's something we develop in our Egypt property pack.
Which apartment types and areas are the smartest choices right now if I want to live in it, rent it short-term, long-term, or resell later at a profit?
Strategic apartment selection in Egypt depends heavily on your intended use and investment timeline, with different areas serving different purposes optimally.
For personal living, New Cairo, Sheikh Zayed, Zamalek, and El Maadi offer the best combination of amenities, safety, and infrastructure. These areas provide excellent schools, healthcare facilities, shopping centers, and reliable utilities, making them ideal for families and professionals seeking quality of life.
Short-term rental opportunities thrive in tourist-focused areas like Hurghada, North Coast, and New Alamein, where seasonal demand from domestic and international visitors supports higher rental rates during peak periods. Properties with sea views, resort amenities, and proximity to attractions command premium short-term rental rates.
Long-term rental investments perform best in areas with strong expatriate and professional populations, particularly New Cairo, Sheikh Zayed, and 6th of October City. These locations attract stable, long-term tenants working in multinational companies, embassies, and growing business districts.
For resale profit potential, focus on emerging areas with government backing and infrastructure development. The New Administrative Capital, New Alamein, and Mostakbal City offer the highest appreciation potential due to ongoing development, government investment, and growing demand as these areas mature.
Two-bedroom apartments in emerging areas represent the sweet spot for investment, offering affordability for first-time buyers while maintaining strong rental demand and appreciation potential.
Can you give example purchase prices for apartments in both high-end, budget-friendly, and upcoming neighborhoods?
| Neighborhood Type | Example Area | Apartment Size | Price Range (EGP) |
|---|---|---|---|
| High-End Luxury | New Administrative Capital | 150 sqm | 4,140,000 - 5,520,000 |
| High-End Traditional | Zamalek | 120 sqm | 2,890,000 - 3,380,000 |
| Mid-Range Modern | New Cairo | 130 sqm | 2,600,000 - 3,500,000 |
| Budget-Friendly | Alexandria | 100 sqm | 730,000 - 1,200,000 |
| Upcoming/Emerging | Obour | 110 sqm | 1,550,000 - 2,200,000 |
| Ultra-Budget | Badr | 90 sqm | 850,000 - 1,200,000 |
| Coastal Premium | North Coast | 140 sqm | 3,500,000 - 6,000,000 |
These examples reflect current market conditions as of June 2025, with high-end properties commanding premium prices due to location, amenities, and build quality. Budget-friendly options in Alexandria and emerging areas provide excellent entry points for first-time buyers.
Upcoming neighborhoods like Obour and El Shorouk offer attractive value propositions, combining affordability with growth potential as infrastructure development continues. Coastal properties command significant premiums due to their recreational appeal and rental income potential.
What are currently the most expensive, most affordable, and most promising (up-and-coming) areas for buying an apartment in Egypt?
Egypt's apartment market clearly segments into distinct categories based on pricing, accessibility, and future potential.
The most expensive areas center around Cairo's premium districts, led by the New Administrative Capital at EGP 27,600 per square meter, followed by Sheikh Zayed, New Cairo's Fifth Settlement, and Zamalek. These areas command premium prices due to their infrastructure, amenities, and prestige, making them suitable for high-income buyers and luxury investors.
Most affordable options include Badr at EGP 9,450 per square meter, followed by Alexandria at EGP 7,300 per square meter, and emerging areas like Obour and El Shorouk around EGP 18,500 per square meter. These locations provide excellent value for money and accessibility for middle-income buyers.
The most promising up-and-coming areas include the New Administrative Capital, which despite high current prices shows continued growth potential due to government relocation and infrastructure investment. New Alamein emerges as a future investment hub with major coastal development projects, while Mostakbal City and East Cairo expansion areas offer significant appreciation potential.
Other emerging areas like Obour, El Shorouk, and parts of 6th of October City provide excellent value propositions, combining affordability with strong growth prospects as urban development extends beyond traditional Cairo boundaries.
It's something we develop in our Egypt property pack.
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 in 2025 presents compelling opportunities across various price segments, from luxury developments in the New Administrative Capital to affordable options in Alexandria and emerging areas.
While current high interest rates pose financing challenges, the underlying fundamentals of population growth, urbanization, and infrastructure investment support continued price appreciation, making strategic apartment purchases attractive for both residence and investment purposes.
Sources
- Global Property Guide - Egypt Property Market Analysis
- Sands of Wealth - Egypt Price Forecasts
- Imtilak Global - Cairo Apartment Prices 2025
- Sands of Wealth - Egypt Real Estate Market Statistics
- Statista - Egypt Residential Property Prices by City
- ElBayt - Egypt Mortgage Financing Options
- Trading Economics - Egypt Bank Lending Rate
- Aparthotel.com - Egypt Housing Market Analysis