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Alexandria's apartment market offers diverse price points from EGP 7,300 per square meter in the city center to over EGP 26,000 in premium coastal areas.
As of September 2025, apartment prices in Alexandria range from budget-friendly options at EGP 3,000-5,000 per square meter in working-class neighborhoods to luxury waterfront properties exceeding EGP 25,000 per square meter. The market has shown strong growth with some areas like Nasr City experiencing 52% year-over-year price increases, while premium neighborhoods command significantly higher prices due to their proximity to the Mediterranean coast and modern amenities.
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Alexandria apartment prices vary significantly by location, with city center apartments starting at EGP 7,300 per square meter and luxury coastal properties reaching EGP 26,100 per square meter.
Total purchase costs include 4-6% in additional fees, taxes, and registration costs, with potential 14% VAT on new builds.
| Neighborhood Type | Price Range (EGP/sqm) | Target Buyer |
|---|---|---|
| Budget Areas (City Center) | 3,000 - 7,300 | First-time buyers, local residents |
| Premium Areas (Smouha, Stanley) | 10,000 - 15,000 | Middle-class families, professionals |
| Luxury Areas (Kafr Abdo, Cleopatra) | 15,000 - 22,450 | High-income buyers, investors |
| Ultra-luxury (North Coast, Waterfront) | 25,000 - 50,000+ | Ultra-wealthy, international buyers |
| Upcoming Areas (Nasr City, El Maadi) | 21,000 - 22,000 | Growth investors, modern living seekers |
What are the current average apartment prices in Alexandria by neighborhood?
Alexandria apartment prices vary dramatically depending on the specific neighborhood and proximity to the Mediterranean coast.
| Neighborhood | Price per sqm (EGP) | Characteristics |
|---|---|---|
| City Center | 7,300 | Affordable entry point, mixed commercial/residential |
| El Sheikh Zayed | 24,900 | Upscale area, high demand among professionals |
| North Coast | 26,100 | Premium coastal lifestyle, vacation properties |
| El Maadi | 21,950 | Family-friendly suburban environment |
| Nasr City | 21,100 | Rapid growth area, strong price appreciation |
| Smouha/Stanley/Kafr Abdo | 10,000-15,000 | Established premium neighborhoods |
| Working-class areas | 3,000-5,000 | Budget-friendly options, older buildings |
How do prices differ between new-build apartments, older apartments, and luxury apartments?
The age and quality of Alexandria apartments create distinct price tiers that reflect construction standards and amenities.
Standard older apartments in typical Alexandria neighborhoods range from EGP 3,000 to 5,000 per square meter. These properties often lack modern amenities but offer affordable entry points into the market. Premium new-build apartments command EGP 10,000 to 15,000 per square meter, featuring modern amenities, better construction quality, and prime locations. Luxury apartments range from EGP 15,000 to 22,450 per square meter, offering high-end finishes, premium locations, and exclusive amenities.
Ultra-luxury and beachfront properties represent the top tier, with prices ranging from EGP 25,000 to over 50,000 per square meter. These properties provide direct beach access, waterfront views, and the highest quality construction and amenities available in Alexandria.
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What is the typical cost per square meter for apartments of different sizes?
Apartment size directly impacts both total price and price per square meter in Alexandria's residential market.
| Apartment Size | Total Price Range (EGP) | Target Market |
|---|---|---|
| 60-80 sqm | 300,000 - 600,000 | Young professionals, first-time buyers |
| 120 sqm | 876,000 (average) | Small families, established professionals |
| 150 sqm (Luxury) | 1,500,000 - 3,000,000 | Affluent families, luxury seekers |
| 200+ sqm (Ultra-luxury) | 5,000,000 - 10,000,000+ | High-net-worth individuals |
What is the total purchase cost of an apartment once taxes, legal fees, and registration costs are included?
Total apartment purchase costs in Alexandria extend well beyond the asking price due to various taxes and fees.
Buyers should budget for additional costs totaling 4-6% of the property value for standard transactions. Transfer tax amounts to 2.5% and is typically paid by the seller. Registration fees range from 1-3% and are the buyer's responsibility. Stamp duty costs 0.5% and can be split between buyer and seller. Legal and solicitor fees add another 1-3% to the total cost.
New-build properties from developers include an additional 14% VAT that significantly increases the total purchase cost. Annual property tax equals 10% of the net rental value, with a 30% deduction allowed for maintenance costs. For a typical EGP 2 million apartment, buyers should expect total transaction costs of EGP 80,000 to 120,000, excluding VAT on new builds.
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How do mortgage rates and financing options affect the real monthly cost of buying an apartment in Alexandria?
High mortgage interest rates in Alexandria significantly impact the monthly cost of apartment ownership.
Egyptian banks typically require 20-30% down payments for apartment purchases. Interest rates often exceed 20% due to market conditions and inflation, making financing expensive for most buyers. For a EGP 2 million apartment financed over 20 years, monthly payments range from EGP 10,500 to 21,200 depending on the down payment amount and specific interest rate.
Many buyers find cash purchases or developer-provided installment plans more attractive than traditional bank financing. Some banks offer installment payment plans for new-build properties directly with developers, which can provide more favorable terms than conventional mortgages.
Which areas are considered the most expensive, which ones are upcoming and attractive for investment, and which are the most budget friendly?
Alexandria's neighborhood pricing creates distinct investment opportunities across different budget levels.
The most expensive areas include North Coast at EGP 26,100 per square meter and El Sheikh Zayed at EGP 24,900 per square meter. Premium compounds and waterfront properties in Stanley, Kafr Abdo, Smouha, and Cleopatra also command top prices due to their established luxury status and prime locations.
Upcoming and attractive investment areas feature Nasr City at EGP 21,100 per square meter with impressive 52% year-over-year growth, and El Maadi at EGP 21,950 per square meter offering suburban premium living. New urban development projects with improved infrastructure also present growth opportunities.
Budget-friendly options concentrate in the City Center and traditional working-class neighborhoods, where prices range from EGP 3,000 to 7,300 per square meter. These areas provide affordable entry points into Alexandria's property market while maintaining access to city amenities and transportation.
What are some concrete examples of purchase prices for apartments in popular neighborhoods?
Real apartment listings from summer 2025 demonstrate the actual price ranges across Alexandria's popular neighborhoods.
- Sporting neighborhood: 170 square meter apartment priced at EGP 4,000,000 (EGP 23,500 per square meter)
- Cleopatra luxury area: 145 square meter apartment for EGP 4,500,000 (EGP 31,000 per square meter)
- Smouha premium compound: 228 square meter apartment at EGP 10,776,150 (EGP 47,300 per square meter)
- Victoria neighborhood: 121 square meter apartment priced at EGP 2,550,000 (approximately EGP 21,000 per square meter)
- Kafr Abdo area: 160 square meter apartment for EGP 6,000,000 (EGP 37,500 per square meter)
- Miami neighborhood: 120 square meter apartment at EGP 3,100,000 (approximately EGP 26,000 per square meter)
- Modest residential areas: 100 square meter apartments ranging from EGP 730,000 to 1,200,000
What are the smartest apartment choices right now depending on whether someone wants to live there, rent it out short term, rent it out long term, or buy to resell later?
Different investment strategies require different neighborhood and property type selections in Alexandria's apartment market.
For personal living, established neighborhoods with comprehensive amenities work best. Smouha, Cleopatra, and Kafr Abdo suit upper-middle-class and luxury living preferences, while City Center or Miami neighborhoods provide budget-friendly residential options with good access to daily services.
Short-term rental investments should focus on waterfront or tourist-oriented properties. Stanley, Corniche, and North Coast compounds attract vacation renters and business travelers willing to pay premium rates for coastal access and modern amenities.
Long-term rental properties perform well in central neighborhoods near universities, business districts, and transportation hubs. Sidi Gaber and Sporting offer steady rental demand from students, professionals, and long-term residents. Areas with strong appreciation potential like Nasr City (52% year-over-year growth) and newer compounds in Smouha provide the best resale opportunities for capital gains investors.
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How have apartment prices changed in Alexandria compared to 5 years ago and compared to 1 year ago?
Alexandria apartment prices have shown strong growth over both short-term and medium-term periods.
Year-over-year price growth varies significantly by neighborhood and property type. Top historic and central neighborhoods experienced 31.3% price increases in the past year. Nasr City led with exceptional 52% year-over-year growth, demonstrating the premium investors place on emerging areas with development potential.
Five-year cumulative growth across Alexandria averages 48% for the overall market. However, some market segments, particularly older apartments in less desirable areas, experienced mild 16% declines year-over-year. Luxury properties and villas showed positive growth of 16-25% annually, reflecting strong demand in the premium segment.
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What are the forecasts for apartment prices in Alexandria for the next 1 year, 5 years, and 10 years?
Alexandria apartment price forecasts reflect continued upward pressure from inflation, construction costs, and strong demand.
Next year projections estimate 10-25% price increases due to ongoing inflation, construction material costs, and sustained buyer demand. The wide range reflects uncertainty about economic conditions and government policy impacts on the real estate sector.
Five-year forecasts predict cumulative growth of 50-70% in prime and luxury areas if current trends continue. Core city neighborhoods should see more moderate growth of 30-40% over the same period, as they're less affected by luxury market dynamics and foreign buyer demand.
Ten-year expectations suggest prices could roughly double in the best neighborhoods if inflation trends and demand patterns persist. These long-term forecasts depend heavily on Egypt's economic stability, currency performance, and continued development of Alexandria's infrastructure and tourism sectors.
How do apartment prices in Alexandria compare with those in other big cities in Egypt or similar regional cities?
Alexandria apartment prices position the city as more affordable than Egypt's premium markets while remaining competitive regionally.
| City | Average Price per sqm (EGP) | Market Position |
|---|---|---|
| New Administrative Capital | 27,600 | Premium government/business hub |
| New Cairo | 23,800 | Modern planned community |
| Cairo/Zamalek/Sheikh Zayed | 24,100-24,900 | Established luxury areas |
| 6th of October | 19,250 | Suburban development area |
| Alexandria | 7,300-26,100 | Wide range, coastal premium |
| Hurghada (luxury/seaside) | 25,000-40,000 | Tourism-focused premium market |
What are the main risks and opportunities today for someone considering buying an apartment in Alexandria?
Alexandria apartment investment presents both significant opportunities and notable risks in the current market environment.
Key opportunities include attractive rental yields averaging 5-7% citywide, which compare favorably to many international markets. Fast price appreciation in upcoming areas and luxury segments provides capital gains potential. Strong demand exists for both short-term vacation rentals and expat housing, creating multiple revenue streams for investors.
Primary risks center on high inflation rates and elevated mortgage costs that increase financing expenses. Fluctuations in the EGP/USD exchange rate create cost uncertainty for international buyers or those earning foreign currency. Legal and registration complexity, combined with high transaction costs including potential 14% VAT on new builds, can significantly impact investment returns.
Construction delays affect new development projects, particularly in infrastructure-focused areas. However, the overall outlook remains positive for the next 1-5 years for buyers who select appropriate neighborhoods and property types based on their investment strategy and risk tolerance.
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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.
Alexandria's apartment market offers compelling opportunities for both residents and investors, with prices ranging from affordable city center options to premium coastal properties.
The market's strong growth trends, attractive rental yields, and diverse price points make it an attractive destination for property investment, provided buyers understand the additional costs and market dynamics.
Sources
- Sands of Wealth - Average Apartment Prices Egypt
- Sands of Wealth - Alexandria Price Forecasts
- Sands of Wealth - Best Neighborhoods to Invest in Alexandria
- Edaraps - Luxury Apartment Prices
- Property Finder Egypt - Alexandria Apartments
- Bayut Egypt - Alexandria Apartments for Sale
- Sands of Wealth - Egypt Property Taxes
- Wise - Buying Property in Egypt
- CIB Egypt - Mortgages
- Global Property Guide - Egypt Rental Yields