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Everything you need to know before buying real estate is included in our Egypt Property Pack
Understanding apartment prices in Egypt has become increasingly complex as the market has experienced dramatic changes throughout 2025. Whether you're considering buying an apartment for personal residence or investment purposes, knowing the current pricing landscape is essential for making informed decisions in today's rapidly evolving Egyptian real estate 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.
As of September 2025, apartment prices in Egypt range from EGP 1,000,000 for budget units to over EGP 20,000,000 for luxury properties, with significant variations between cities and neighborhoods.
The Egyptian apartment market has experienced substantial growth, with prices in prime areas like New Cairo and the New Administrative Capital increasing by up to 89% year-over-year.
| Location | Price per m² | Typical Total Price (120-160m²) | Market Segment |
|---|---|---|---|
| New Administrative Capital | EGP 23,800-27,600 | EGP 3,000,000-5,000,000+ | Premium/Luxury |
| New Cairo (5th Settlement) | EGP 23,800 | EGP 2,800,000-4,000,000 | Family Luxury |
| Alexandria | EGP 7,300 | EGP 876,000-1,200,000 | Budget Coastal |
| Obour/El Shorouk | EGP 18,500-18,600 | EGP 1,550,000-2,200,000 | Emerging Value |
| Nasr City/Maadi | EGP 21,100-21,950 | EGP 2,000,000-4,000,000 | Midrange |
| North Coast | EGP 26,100 | EGP 3,000,000-10,000,000 | Premium Coastal |
What's the current average apartment price in Egypt overall?
The Egyptian apartment market shows significant price diversity across different segments as of September 2025.
Budget apartments typically range from EGP 1,000,000 to EGP 2,000,000, representing the entry-level market in cities like Alexandria and emerging areas. Midrange apartments, which constitute the majority of transactions, fall between EGP 2,000,000 and EGP 5,000,000, primarily located in established Cairo neighborhoods and New Cairo developments.
Luxury apartments command prices from EGP 7,000,000 to over EGP 20,000,000, concentrated in premium locations like the New Administrative Capital, exclusive New Cairo compounds, and upscale coastal areas. The per-square-meter pricing varies dramatically, ranging from EGP 7,300 in budget Alexandria areas to EGP 27,600 in the most exclusive developments of the New Administrative Capital.
This wide price spectrum reflects Egypt's diverse real estate landscape, where location, amenities, and development quality significantly impact pricing. The current market shows a clear segmentation between affordable coastal and emerging areas versus premium Cairo developments.
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How do apartment prices differ between cities like Cairo, Alexandria, and New Cairo?
Regional price variations in Egypt's apartment market reflect significant differences in development levels, infrastructure, and market positioning.
Cairo's premium areas, particularly the New Administrative Capital and New Cairo's 5th Settlement, represent the highest-priced segment with average prices of EGP 23,800 to EGP 27,600 per square meter. These areas attract buyers seeking modern amenities, international-standard developments, and proximity to government and business centers. Established Cairo neighborhoods like Nasr City and Maadi maintain strong midrange pricing at EGP 21,100 to EGP 21,950 per square meter.
Alexandria offers the most affordable major city option, with average prices around EGP 7,300 per square meter, making it attractive for budget-conscious buyers and those seeking coastal living. Despite lower prices, Alexandria provides good infrastructure and Mediterranean lifestyle benefits.
Emerging areas like Obour and El Shorouk present interesting middle-ground opportunities at EGP 18,500 to EGP 18,600 per square meter, offering newer developments at more accessible prices than central Cairo. The North Coast commands premium pricing at EGP 26,100 per square meter due to its resort-style developments and seasonal rental potential.
These price differences create distinct investment and living opportunities depending on budget, lifestyle preferences, and investment objectives.
What's the price range for budget-friendly areas compared to luxury and emerging hotspots?
Egypt's apartment market clearly segments into three distinct pricing tiers, each serving different buyer profiles and investment strategies.
Budget-friendly areas include Alexandria, Badr City, and parts of 6th October, where prices range from EGP 7,300 to EGP 10,000 per square meter. Total apartment costs in these areas typically stay under EGP 1,500,000, making them accessible for first-time buyers and investors seeking affordable entry points. These areas often offer good basic infrastructure and established communities.
Luxury segments encompass the New Administrative Capital, exclusive New Cairo compounds, and premium areas like Zamalek, with prices from EGP 24,000 to EGP 27,600+ per square meter. Total apartment costs regularly exceed EGP 4,000,000 and can reach EGP 20,000,000 for the most exclusive properties. These developments feature international-standard amenities, security, and modern infrastructure.
Emerging hotspots like Obour, El Shorouk, and Mostakbal City occupy the middle ground at EGP 18,500 to EGP 20,000 per square meter, with prices rising rapidly as infrastructure develops. These areas appeal to buyers seeking growth potential and modern amenities at more reasonable prices than established luxury areas.
Each segment offers distinct advantages: budget areas provide affordability and established communities, luxury areas offer premium lifestyle and prestige, while emerging areas combine growth potential with relative affordability.
How do apartment prices vary depending on size in square meters?
| Location | 100-120m² Price | 130-160m² Price | 200m²+ Price |
|---|---|---|---|
| New Administrative Capital | EGP 2,380,000-3,312,000 | EGP 4,140,000-5,520,000 | EGP 6,000,000-15,000,000 |
| Alexandria | EGP 730,000-876,000 | EGP 949,000-1,200,000 | EGP 1,460,000-2,000,000 |
| New Cairo | EGP 2,380,000-2,856,000 | EGP 2,600,000-4,000,000 | EGP 4,760,000-8,000,000 |
| Obour/El Shorouk | EGP 1,850,000-2,232,000 | EGP 2,405,000-2,976,000 | EGP 3,700,000-5,000,000 |
| North Coast | EGP 2,610,000-3,132,000 | EGP 3,393,000-4,176,000 | EGP 5,220,000-12,000,000 |
What are the differences in cost between new developments, older buildings, and serviced apartments?
The type and age of apartment developments significantly impact pricing structures and total ownership costs in Egypt's market.
New developments command the highest prices due to modern amenities, security systems, and contemporary building standards, typically ranging from EGP 20,000 to EGP 30,000 per square meter in luxury compounds. These properties offer the latest infrastructure, energy-efficient systems, and comprehensive facilities like gyms, pools, and landscaped gardens. Buyers pay premium prices for these conveniences and the assurance of modern construction quality.
Older buildings typically cost 20% to 50% less per square meter compared to new developments, making them attractive for budget-conscious buyers. However, these properties may present challenges including legacy rent control issues, higher maintenance costs, outdated infrastructure, and potential legal or registration complications. Buyers should budget for renovation costs and thorough due diligence.
Serviced apartments represent the premium segment, often priced well above EGP 30,000 per square meter, particularly in central locations. These properties cater to short-term residents and investors seeking hassle-free rental income. Examples include properties renting for EGP 4,000 per night for a 3-bedroom unit in New Cairo, reflecting their target market of business travelers and affluent tenants.
The choice between these options depends on budget, intended use, and tolerance for maintenance responsibilities versus convenience and modern amenities.
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What is the total cost including taxes, fees, and registration when buying?
Understanding the complete cost structure beyond the apartment price is crucial for accurate budget planning in Egypt's real estate market.
Registration and notary fees typically add 1% to 3% of the property value, with most apartment transactions incurring approximately 2% in official registration costs. These fees cover the legal transfer of ownership and official documentation required by Egyptian authorities. Agency fees contribute an additional 1% to 2% of the purchase price, paid to real estate brokers facilitating the transaction.
Legal due diligence costs, while not mandatory, are strongly recommended and vary based on property complexity and legal firm rates. These services help identify potential issues with property documentation, ownership history, and compliance with building regulations. New build properties may require additional utility connection fees for electricity, water, and gas services.
Annual property taxes remain relatively modest, calculated at 10% of estimated rental value after deductions, but only apply when annual rental value exceeds EGP 24,000. Primary residences typically receive exemptions or minimal tax assessments. Overall, buyers should budget an additional 4% to 7% of the apartment price for all transaction costs and initial setup expenses.
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What are typical mortgage rates, down payment requirements, and monthly costs?
Egypt's mortgage market offers two distinct financing tracks with dramatically different terms and accessibility requirements.
Market-rate mortgages from commercial banks currently carry interest rates of 24% to 26%, reflecting the Central Bank of Egypt's monetary policy and inflation environment. These loans typically require down payments of 30% to 40% and result in monthly payments that often prove prohibitive for most buyers. For example, a EGP 1,000,000 loan at 25% interest over 30 years would generate monthly payments exceeding EGP 20,000.
Subsidized mortgage programs offer significantly better terms for eligible buyers, with interest rates ranging from 3% to 8% for properties valued up to EGP 2.5 to 3.0 million. These programs allow down payments as low as 15% to 20% and extend repayment periods up to 30 years. A EGP 1,000,000 subsidized loan at 3% interest generates monthly payments around EGP 3,500, while the same amount at 8% costs approximately EGP 6,000 monthly.
Subsidized programs include income caps and other eligibility requirements, making them unavailable to all buyers. The dramatic difference between market and subsidized rates means eligible buyers should prioritize accessing government-backed financing programs before considering commercial alternatives.
Qualification for subsidized mortgages can reduce total financing costs by hundreds of thousands of Egyptian pounds over the loan term.
If I buy to live in the apartment, what are the smartest options today?
Personal residence buyers in Egypt's current market should prioritize established areas with mature infrastructure and proven liveability advantages.
New Cairo, particularly the 5th Settlement, offers the best combination of modern amenities, international schools, healthcare facilities, and established expatriate communities. These areas provide family-friendly environments with reliable utilities, security, and proximity to business districts. Nasr City and Maadi represent excellent alternatives for buyers seeking central Cairo locations with good infrastructure at more moderate prices than the newest developments.
Alexandria appeals to buyers preferring coastal living and significantly lower costs, offering established neighborhoods with good connectivity to Cairo and Mediterranean lifestyle benefits. The city provides cultural attractions, universities, and a more relaxed pace compared to Cairo's intensity.
Eligible buyers should aggressively pursue subsidized mortgage programs, which can reduce financing costs by millions of Egyptian pounds compared to market-rate alternatives. These programs make home ownership accessible for middle-income buyers who would otherwise struggle with commercial mortgage terms.
Avoid speculative new launches unless they offer substantial developer incentives or represent clear lifestyle upgrades. Focus on properties with established utility connections, completed community facilities, and proven resale markets to ensure long-term satisfaction and value protection.
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.
If I buy to rent out, how do short-term and long-term rentals compare for returns?
Rental investment strategies in Egypt offer distinct risk-return profiles that require careful consideration of management capabilities and market conditions.
Long-term rentals spanning 12 months or longer typically generate gross yields of 6% to 8% in central Cairo and New Cairo locations, providing stable income streams with minimal management requirements. These arrangements offer predictable cash flows, lower vacancy risks, and reduced operational complexity. Tenants typically handle utility payments and day-to-day maintenance, making long-term rentals suitable for passive investors or those lacking local management capabilities.
Short-term rentals through platforms like Airbnb can achieve yields of 10% to 12% in prime Cairo locations and North Coast properties, but these figures depend heavily on location, seasonality, and active management. Successful short-term rentals require professional furnishing, regular maintenance, guest services, and continuous marketing efforts. Many advertised "double-digit" yields represent best-case scenarios rather than average performance over full market cycles.
Short-term rentals face additional risks including regulatory changes, oversupply in popular areas, seasonal demand fluctuations, and higher operating costs for furnishing and maintenance. Cairo's North Coast properties benefit from summer tourism seasons but may struggle during off-peak periods.
Conservative investors should prioritize long-term rentals for steady returns, while active investors with local knowledge and management capabilities can pursue short-term strategies in carefully selected high-demand locations.
If I buy with the idea of reselling later, which areas and property types are most promising?
Strategic resale positioning in Egypt's evolving real estate market requires focusing on areas with strong infrastructure development and demographic growth trends.
The New Administrative Capital represents the most promising resale opportunity due to ongoing government investment, flagship project development, and planned transportation links. Properties in established phases of the capital benefit from government backing and long-term urban planning initiatives that should support sustained demand growth.
New Cairo's 5th Settlement and established compounds maintain strong resale appeal due to proven demand from families, expatriates, and affluent Egyptians seeking modern amenities. These areas offer established infrastructure, international schools, and commercial centers that create sustained buyer interest.
Emerging areas like Obour, El Shorouk, and Mostakbal City present higher-risk, higher-reward opportunities as they "mature" over the next 2 to 5 years. Success in these markets depends on infrastructure completion, community development, and continued government support for urban expansion projects.
Property types with the strongest resale potential include new, branded developments with comprehensive facilities and clear documentation. Serviced or hotel-branded apartments appeal to investors seeking hassle-free ownership and professional management. Avoid older properties or government-built units, which typically face slower resale markets and potential documentation complications.
Focus on reputable developers with track records of project completion and quality construction to ensure easier resale transactions and buyer confidence.
How have apartment prices changed compared to one year ago and five years ago?
Egypt's apartment market has experienced unprecedented price acceleration that dramatically outpaced historical growth patterns and regional inflation.
Year-over-year changes from 2024 to 2025 show major city apartment prices surging 10% to 30% across most segments, with premium locations like New Cairo and the New Administrative Capital experiencing increases up to 89%. This rapid appreciation reflects currency devaluation impacts, supply constraints in desirable areas, and increased demand from both domestic and international buyers seeking real asset protection.
Five-year price evolution from 2020 to 2025 reveals compound growth exceeding 200% in prime areas, driven by multiple macroeconomic factors including inflation, currency adjustments, and new development cycles. The New Administrative Capital and New Cairo compounds led this appreciation due to government investment, infrastructure development, and appeal to affluent buyers.
Secondary locations and older apartment buildings lagged significantly behind prime area performance, with more modest appreciation reflecting their appeal to different buyer segments and limited modernization. Alexandria and emerging areas showed strong growth but from lower baseline prices.
This dramatic price acceleration represents a fundamental shift in Egypt's real estate market, moving from gradual appreciation to rapid value increases that reflect broader economic pressures and changing buyer preferences for quality and location.
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What's the forecast for apartment prices in Egypt for the next 1, 5, and 10 years, and how do they compare with similar cities abroad?
Future price projections for Egypt's apartment market suggest continued growth at moderating rates, influenced by macroeconomic stability and infrastructure completion timelines.
Short-term forecasts for 2025-2026 anticipate continued price increases of 10% to 20% in prime segments, driven by ongoing infrastructure projects, limited quality supply, and sustained demand from affluent buyers. However, this growth rate should moderate from the exceptional increases experienced in 2024-2025 as markets adjust to new price levels.
Medium-term projections for 2025-2030 expect sustained but slower growth tied to currency stability, completion of major public projects like the New Administrative Capital, and overall economic performance. Market maturation in emerging areas should create new value opportunities while established areas maintain steady appreciation.
Long-term outlook through 2030-2035 remains less predictable but suggests continued development as Egypt remains significantly undervalued compared to regional peers. Current prices of $400 to $700 per square meter in budget areas contrast sharply with $3,000 to $7,000 per square meter in tier-1 global cities, indicating substantial room for continued appreciation.
International comparisons show Egypt's apartment market trading at significant discounts to Istanbul, Dubai, and other regional centers, suggesting potential for convergence over time. However, future growth depends on sustained economic development, infrastructure investment, and political stability that supports continued foreign and domestic investment confidence.
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 September 2025 presents distinct opportunities across budget, midrange, and luxury segments, with prices reflecting rapid appreciation and evolving urban development patterns.
Success in this market requires careful consideration of location, financing options, and investment objectives, particularly given recent price acceleration and ongoing infrastructure development throughout major Egyptian cities.
Sources
- Sands of Wealth - House Prices Egypt
- Sands of Wealth - Average Apartment Prices Egypt
- Sands of Wealth - Average Apartment Price Egypt
- El País - Egypt Property Market Analysis
- TheSqua.re - Cairo Serviced Apartments
- Select Realty - Property Taxes Egypt
- Sands of Wealth - Egypt Real Estate Market Outlook
- International Investment - Egyptian Housing Price Surge
- Sands of Wealth - Egypt Real Estate Market Trends
- Hurghadians Property - Egypt Housing Market Outlook