What are the average apartment prices in Alexandria, Egypt?

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What are the current apartment prices in Alexandria including all fees and taxes?

Alexandria apartment prices range from EGP 3,000 to 5,000 per square meter as of June 2025, depending on location and building quality.

When purchasing an apartment in Alexandria, you need to budget for additional costs beyond the headline price. The real estate transaction tax is 2.5% of the property value, though first-time buyers purchasing properties under EGP 3 million and 200 square meters are exempt from this tax.

Stamp duty adds another 0.3% to your total cost, while registration and legal fees typically range from 1% to 3% of the property value. These fees vary depending on your lawyer, notary requirements, and the complexity of the transaction.

For most buyers, the total additional costs including fees and taxes will add between 3% to 6% to the original purchase price. This means if you're buying an apartment for EGP 2 million, you should budget an additional EGP 60,000 to 120,000 for all associated costs.

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How do apartment prices change based on size and number of bedrooms?

Apartment prices in Alexandria vary significantly based on size and bedroom count, with larger units commanding premium prices per square meter.

What's the price difference between furnished and unfurnished apartments?

Furnished apartments in Alexandria typically cost 10% to 25% more than their unfurnished counterparts, reflecting the immediate move-in convenience and included furniture value.

The price premium for furnished units varies based on the quality and completeness of the furnishing. Basic furnished apartments with essential furniture and appliances command around 10-15% higher prices, while fully furnished luxury units with high-end furniture and complete amenities can be 20-25% more expensive.

For rental investment purposes, furnished apartments generate higher rental income, especially for short-term rentals targeting tourists and business travelers. However, furnished units also require more maintenance and periodic furniture replacement, which impacts long-term profitability.

The furnished apartment market in Alexandria is particularly strong in tourist-heavy districts like Roushdy and Gleem, where demand from short-term renters justifies the higher purchase and maintenance costs.

How do prices vary across different districts in Alexandria?

Alexandria's apartment prices vary dramatically across districts, with prestigious areas like Roushdy commanding premium prices while suburban districts offer more affordable options.

Which areas offer the best value, highest prices, and strongest growth potential?

Alexandria's real estate market presents distinct investment opportunities across different price segments and growth trajectories.

Most Expensive Areas:

1. Roushdy - Premium sea-view apartments and diplomatic quarter
2. Sidi Gaber - Central business district with excellent transport links
3. Gleem - Historic beachfront with tourist appeal
4. Kafr Abdo - Upscale residential with quiet neighborhoods
5. San Stefano - Luxury developments with modern amenities

Most Affordable Areas:

1. Victoria - Budget-friendly with basic amenities
2. Asafra - Emerging area with development potential
3. Borg El Arab - Suburban option with larger spaces
4. Mandara - Family-oriented with reasonable prices
5. Wardian - Traditional area with authentic character

Up-and-Coming Areas with Growth Potential:

1. Smouha - Modern infrastructure attracting young professionals
2. Sporting - Central location with improving amenities
3. Eastern Alexandria compounds - New developments targeting middle-class buyers
4. Montazah - Government investment in tourism infrastructure
5. Agami - Seasonal demand driving year-round development

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What are typical prices for 1, 2, and 3-bedroom apartments in Alexandria?

Standard apartment prices in Alexandria reflect the city's diverse housing market, with significant variations based on location and amenities.

How have apartment prices changed over the past 5 years and 1 year?

Alexandria's apartment market has experienced significant volatility, with dramatic price corrections in 2025 following years of rapid appreciation.

Five years ago in 2020, average apartment prices in Alexandria's prime areas ranged from EGP 3,000 to 9,000 per square meter. The market experienced steady growth through 2021 and 2022, driven by currency devaluation and inflation pressures that pushed real estate prices higher.

The market peaked in 2024 before experiencing a sharp correction in 2025. Average apartment prices dropped by 42% year-on-year, falling to EGP 15,650 per square meter by June 2025. This dramatic decline reflects broader economic adjustments and currency stabilization efforts.

The recent price correction has created opportunities for buyers who were previously priced out of the market. Many analysts view the current pricing as more sustainable and aligned with local income levels, making 2025 a favorable entry point for property investment.

It's something we develop in our Egypt property pack.

What are the price forecasts for Alexandria apartments over the next 1, 5, and 10 years?

Alexandria's apartment price forecasts indicate stabilization followed by gradual growth as the market recovers from recent corrections.

For the next 12 months, expect modest price growth of 3% to 5% as the market stabilizes after the 2025 correction. This conservative growth reflects buyers' cautious approach and the need for market confidence to rebuild following the dramatic price drops.

The five-year outlook is more optimistic, with annual price increases of 5% to 10% expected across different districts. Prime areas like Roushdy and Sidi Gaber are likely to see higher appreciation rates, while emerging districts like Smouha may experience even stronger growth as infrastructure improvements attract more buyers.

Over the next decade, continued urban development and Alexandria's growing population are expected to support steady property appreciation. The city's Mediterranean location and tourism potential provide long-term value drivers, particularly for waterfront and well-located properties.

New infrastructure projects, including transportation improvements and tourism developments, are likely to create micro-markets with above-average appreciation potential, especially in currently undervalued areas.

What are the complete purchase costs including all fees and taxes?

Complete apartment purchase costs in Alexandria include several mandatory fees and taxes that buyers must factor into their budget planning.

The real estate transaction tax represents the largest additional cost at 2.5% of the higher value between the sale price and official government valuation. However, first-time buyers purchasing properties under EGP 3 million and 200 square meters receive full exemption from this tax.

Stamp duty at 0.3% of the transaction value applies to all property purchases, regardless of buyer status or property value. Registration and legal fees typically range from 1% to 3% of the property value, varying based on the complexity of the transaction and professional services required.

Foreign buyers face the same tax structure as Egyptian nationals for property purchases, though they may encounter additional legal requirements and restrictions on owning multiple properties. The process may require additional documentation and legal verification steps.

Annual property tax applies at 10% of the rental value after deductions, but only if the property is not owner-occupied. Owner-occupied properties are generally exempt from annual property taxes, making Alexandria attractive for residents rather than just investors.

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 neighborhoods offer the best value for residents in Alexandria?

Several Alexandria neighborhoods provide excellent value for residents seeking quality living at reasonable prices.

Smouha stands out as the top choice for value-conscious residents, offering modern infrastructure, planned development, and strong rental demand. The area attracts young professionals and families with its contemporary amenities and reasonable pricing compared to premium districts.

Sporting provides central location advantages with improving amenities and good connectivity to other parts of Alexandria. The neighborhood is experiencing gradual gentrification, making it attractive for residents who want urban convenience without premium pricing.

Lauran and Fleming offer balanced price-to-quality ratios, popular with families seeking established neighborhoods with good schools and community amenities. These areas provide stable residential environments with moderate appreciation potential.

For budget-conscious buyers, Mandara offers suburban living with larger apartment sizes and family-friendly environments at significantly lower prices than central districts. The area provides good value for families prioritizing space over central location.

What are the smartest areas for rental investment in Alexandria?

Alexandria's rental investment opportunities vary significantly between short-term and long-term rental strategies, each favoring different districts.

Short-term Rental Investment Areas:

1. Roushdy - High-end tourists and business travelers, premium nightly rates
2. Sidi Gaber - Business district proximity, corporate housing demand
3. Gleem - Beachfront location, seasonal tourist demand
4. San Stefano - Luxury accommodations, affluent visitors
5. Montazah - Tourist attractions, government tourism investment

Long-term Rental Investment Areas:

1. Smouha - Young professionals, university students, steady demand
2. Sporting - Central location, diverse tenant base
3. Mandara - Families, long-term residents, stable occupancy
4. Kafr Abdo - Professional families, premium long-term rents
5. Sidi Gaber - Mixed residential and business tenants

Short-term rental investments in prime tourist areas can generate higher returns but require more active management and face seasonal demand fluctuations. Long-term rental properties in residential areas provide steadier income streams with lower management requirements.

Which areas and property types will appreciate most for future resale?

Future appreciation potential in Alexandria concentrates in areas experiencing infrastructure development and demographic shifts.

Smouha and Sporting represent the strongest appreciation candidates due to ongoing development and infrastructure upgrades. These neighborhoods attract young professionals and benefit from planned improvements that enhance their long-term value proposition.

Waterfront and sea-view properties across all districts maintain strong appreciation potential due to limited supply and consistent demand. Alexandria's Mediterranean coastline provides a unique selling point that supports premium pricing and steady value growth.

New residential compounds in eastern Alexandria are attracting middle and upper-class buyers seeking modern amenities and planned communities. These developments often appreciate faster than older properties due to their contemporary appeal and integrated facilities.

Properties near planned infrastructure projects, including new transportation links and commercial developments, are positioned for above-average appreciation. Government investment in tourism infrastructure particularly benefits properties in tourist-adjacent areas.

It's something we develop in our Egypt property pack.

How do Alexandria prices compare to other Egyptian and Mediterranean cities?

Alexandria offers competitive pricing within the Egyptian market while remaining affordable compared to most Mediterranean coastal cities.

Within Egypt, Cairo commands higher apartment prices overall, especially in central districts where prices range from EGP 5,000 to 20,000 per square meter for quality apartments. Alexandria's pricing advantage makes it attractive for buyers seeking coastal living without Cairo's premium costs.

Compared to other Egyptian cities, Alexandria falls in the middle range - more expensive than smaller cities like Mansoura or Tanta, but significantly cheaper than New Administrative Capital developments that target affluent buyers with pricing above EGP 15,000 per square meter.

Against other Mediterranean cities, Alexandria remains highly affordable. While direct comparisons are complex due to currency differences, Alexandria's pricing is substantially lower than European Mediterranean cities like Barcelona, Nice, or even Naples, making it attractive for international buyers seeking Mediterranean lifestyle at accessible prices.

Regional comparisons show Alexandria competitive with other North African coastal cities like Tunis or Algiers, though economic stability and infrastructure quality can vary significantly between these markets.

Rental yields in Alexandria are comparable to or slightly higher than Cairo, especially for well-located properties, making the city attractive for both residence and investment purposes.

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.

Sources

1. ApartHotel - Egypt Market Analysis
2. SandsOfWealth - Egypt Real Estate for Foreigners
3. Wafeq - Real Estate Transaction Tax
4. Property Finder Egypt - Alexandria Apartments
5. Expat.com - Furnished vs Unfurnished Apartments
6. Expatistan - Cost of Living Alexandria
7. AqarMap - Market Trends Report
8. Imtilak - Apartment Prices in Alexandria
9. Global Property Guide - Egypt Price History
10. SandsOfWealth - Alexandria Real Estate Market