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Everything you need to know before buying real estate is included in our Egypt Property Pack
Egypt's apartment market is experiencing significant growth driven by urbanization and foreign investment demand.
As of June 2025, apartment prices vary dramatically across Egyptian cities, with Cairo commanding premium rates while emerging areas offer attractive investment opportunities. The market has seen substantial price increases over recent years due to inflation and currency fluctuations, making timing crucial for potential 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 1,000,000 for budget units to over EGP 20,000,000 for luxury properties, with Cairo being the most expensive market.
Price per square meter varies from $520 in Hurghada to over $2,500 in prime Cairo developments, making Egypt competitive compared to regional cities like Istanbul and Casablanca.
| City | Average Price per m² (USD) | Typical Apartment Range (EGP) |
|---|---|---|
| Cairo | $1,000-$2,500+ | 2,000,000-5,000,000 |
| New Administrative Capital | $1,200-$2,000 | 2,000,000-4,000,000 |
| Hurghada | $520 | 1,500,000-8,000,000 |
| 6th October | $800 | 1,000,000-3,000,000 |
| Alexandria | $400-$800 | 800,000-2,500,000 |
| Budget Areas | $400-$600 | 1,000,000-2,000,000 |
| Luxury Developments | $2,500+ | 7,000,000-20,000,000+ |
How much does a typical apartment cost right now in Egypt overall?
As of June 2025, apartment prices in Egypt vary significantly based on location and quality.
The nationwide average shows apartment prices ranging from EGP 1,000,000 for basic units in affordable areas to over EGP 20,000,000 for luxury properties in prime locations. Most mid-range apartments in major cities cost between EGP 2,000,000 to EGP 5,000,000.
Cairo remains the most expensive market with average prices for medium to luxury apartments ranging from EGP 2,000,000 to EGP 5,000,000, roughly $40,000 to $100,000 USD depending on exchange rates. The New Administrative Capital has emerged as a significant market with mid-range apartments typically costing EGP 2,000,000 to EGP 4,000,000.
Budget-conscious buyers can find apartments starting from EGP 1,000,000 in areas like Obour City and Badr City, while luxury seekers might pay EGP 7,000,000 to EGP 20,000,000 or more in premium developments.
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What are the average prices per square meter in major cities like Cairo, Alexandria, and Hurghada?
Price per square meter varies dramatically across Egyptian cities, reflecting local demand and development quality.
Cairo leads with prices ranging from EGP 50,000 to EGP 125,000+ per square meter ($1,000 to $2,500+ USD), with premium areas like New Cairo averaging around EGP 60,000 per square meter. Sheikh Zayed and other luxury districts can exceed these ranges significantly.
Hurghada offers more affordable options at approximately EGP 26,500 per square meter ($520 USD), making it attractive for both investment and vacation home buyers. The Red Sea location provides excellent value compared to Cairo's premium pricing.
Alexandria, while lacking specific current data, is estimated to range from EGP 20,000 to EGP 40,000 per square meter ($400 to $800 USD), positioning it between Hurghada and Cairo in terms of affordability. 6th October City averages around EGP 40,000 per square meter ($800 USD).
These price differences reflect infrastructure quality, proximity to business districts, and local amenities available in each area.
How do prices vary between luxury apartments, mid-range units, and budget apartments?
The Egyptian apartment market shows clear segmentation across luxury, mid-range, and budget categories.
Luxury apartments in prime areas like New Cairo, Zamalek, and Sheikh Zayed command prices exceeding EGP 125,000 per square meter ($2,500 USD), with total unit prices often ranging from EGP 7,000,000 to EGP 20,000,000 or more. These properties feature premium finishes, modern amenities, and prestigious locations.
Mid-range units represent the market's core, typically priced between EGP 2,000,000 to EGP 5,000,000 for 2-3 bedroom apartments. Price per square meter ranges around EGP 40,000 to EGP 80,000, offering decent quality finishes and good locations without luxury premiums.
Budget apartments in areas like Obour City, Badr City, and parts of 6th October start from EGP 1,000,000 for smaller units. Per square meter rates can be as low as EGP 20,000 to EGP 30,000, providing basic accommodation for first-time buyers or investors seeking affordable entry points.
The luxury segment often includes additional costs for maintenance, security, and exclusive amenities not found in budget options.
What are some example prices for 1-bedroom, 2-bedroom, and 3-bedroom apartments in popular areas?
Specific examples across popular Egyptian developments show the range of options available to buyers.
| Area/Project | Type | Size (m²) | Price (EGP) | Price (USD, approx.) |
|---|---|---|---|---|
| El Rehab, New Cairo | 3-bedroom | 162 | 3,000,000-8,000,000 | $60,000-$160,000 |
| Taj City, New Cairo | 2-bedroom | 128 | 4,588,000 | $92,000 |
| Mountain View iCity | 3-bedroom | 155 | 20,475,000 | $410,000 |
| Al Rabwa, Sheikh Zayed | 3-bedroom | 192 | 7,525,000 | $151,000 |
| Al Ahyaa, Hurghada | Studio | 58 | 3,450,827 | $69,000 |
| Veranda, Sahl Hasheesh | 1-bedroom | 89 | 7,320,000-8,290,000 | $146,000-$166,000 |
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What are the total purchase costs including registration fees, taxes, notary fees, and legal charges?
Total purchase costs in Egypt extend beyond the property price to include various mandatory fees and taxes.
Registration fees typically amount to 1-3% of the property value, with 2% being standard for residential properties. Transaction tax equals 2.5% of the official sales value or actual sale price (whichever is higher), usually paid by the seller but buyers may need to cover this if the seller defaults.
Notary and legal fees vary but generally cost a few thousand EGP for standard transactions. Additional costs may include property inspection, legal due diligence, and administrative processing fees.
For a typical EGP 5,000,000 property, expect registration fees of EGP 100,000 (2%), potential transaction tax of EGP 125,000 (2.5% if applicable), totaling approximately EGP 225,000 in additional costs beyond the purchase price.
Buyers should budget an additional 5-7% of the property value to cover all purchase-related expenses and ensure smooth transaction completion.
How much can I expect to pay as a down payment, and what are typical mortgage terms and interest rates in Egypt?
Egyptian real estate financing typically requires moderate down payments with extended payment terms available.
Down payments generally range from 10-30% of the purchase price, depending on the developer and specific financing options offered. Many new developments provide flexible payment plans to attract buyers, particularly in emerging areas like the New Administrative Capital.
Mortgage terms commonly extend up to 10-12 years, with some developers offering interest-free periods during construction phases. Installment plans have become increasingly popular, with some extending payment schedules to make properties more accessible.
Interest rates reflect Egypt's economic environment, with the Central Bank's benchmark rate at 25.5% as of May 2025. However, mortgage rates for buyers are often subsidized or negotiated lower, especially for new developments where developers provide financing incentives.
Many buyers opt for developer financing rather than traditional bank mortgages, as developers often offer more attractive terms and simplified approval processes.
How have apartment prices in Egypt changed over the past 5 years and past 12 months?
Egypt's apartment market has experienced dramatic price increases over the past five years, particularly accelerating in 2023-2024.
The five-year period shows explosive growth, with some areas experiencing 175-180% annual increases due to currency devaluation and inflation pressures. These increases primarily occurred in 2023-2024 when economic factors created perfect conditions for rapid price appreciation.
Over the past 12 months, growth has stabilized but remains substantial. Prime areas like New Cairo and 6th October still saw approximately 90% year-on-year increases in Q1 2025, though this represents moderation from peak growth rates.
Nationally, real inflation-adjusted price growth was modest or negative in some quarters, but nominal prices rose sharply due to currency effects. The market is now transitioning from explosive growth to more sustainable expansion patterns.
Recent trends indicate the market expects continued growth at more moderate rates of 10-30% annually, depending on area and economic conditions, as supply and demand dynamics normalize.
What are the future price forecasts for the next 1 year, 5 years, and 10 years?
As we reach mid-2025, Egypt's apartment market outlook shows continued growth across multiple timeframes.
For the next year, developers anticipate 10-30% price increases driven by persistent strong demand, ongoing inflation pressures, and limited supply in desirable areas. This growth rate represents normalization from the explosive increases seen in 2023-2024.
The five-year forecast projects continued moderate growth averaging 10%+ compound annual growth rate (CAGR), supported by Egypt's ongoing urbanization, population growth, and increasing foreign investment in the real estate sector. New city developments will likely drive much of this growth.
Looking ahead 10 years, the long-term outlook remains positive with robust growth expected in well-located areas and government-backed new cities. Infrastructure improvements and economic development projects should support sustained appreciation in property values.
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What are the smartest areas to buy in right now in terms of future value appreciation?
Several Egyptian areas stand out for their future appreciation potential based on development plans and investment patterns.
New Cairo leads investment opportunities due to high demand, modern infrastructure, and strong continued investor interest. The area benefits from established amenities and proximity to Cairo's business districts while offering newer development standards.
The New Administrative Capital represents a government-backed investment with significant potential as it emerges as a major hub for both residential and commercial activity. Government investment in infrastructure and the planned relocation of ministries support long-term value appreciation.
6th of October City offers excellent value with affordable entry points, good connectivity to Cairo, and a growing industrial base that supports employment and demand. This area provides strong fundamentals for steady appreciation.
Hurghada and North Coast properties benefit from tourism demand and rental yield potential, offering both capital gains and income generation opportunities for investors seeking diversified returns.
Mostakbal City and other emerging developments provide ground-floor opportunities in areas planned for significant infrastructure investment.
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 areas are currently considered the most expensive, most affordable, and most up-and-coming for apartment buyers?
Egypt's apartment market clearly segments into distinct price categories based on location and development status.
The most expensive areas include Zamalek, Garden City, and luxury developments in New Cairo, where prime properties command premium prices exceeding $2,500 per square meter. These areas offer established prestige, central locations, and luxury amenities.
Most affordable options are found in Obour City, Badr City, and budget areas of 6th October, where prices can start from EGP 1,000,000 for decent-sized apartments. These areas provide entry-level opportunities for first-time buyers and investors seeking affordable options.
Up-and-coming areas with significant growth potential include the New Administrative Capital, Mostakbal City, and Sahl Hasheesh in Hurghada. These locations benefit from planned infrastructure investment, government support, and development momentum that should drive future appreciation.
The New Administrative Capital particularly stands out as it transitions from emerging to established, offering current buyers the opportunity to benefit from continued development and government investment in the area.
What are the best apartment investment options if I want to rent it out short-term, long-term, or flip it later for profit?
Different investment strategies require focusing on specific areas and property types that align with your intended exit strategy.
1. **Short-term rental opportunities**: Hurghada, North Coast, and central Cairo areas like Zamalek and Garden City provide excellent short-term rental potential due to tourism and expat demand. These locations generate higher rental rates but require more management.2. **Long-term rental investments**: New Cairo, 6th of October, and the New Administrative Capital offer steady tenant demand from professionals and families, providing consistent income with less management intensity than short-term rentals.3. **Flipping opportunities**: New developments in emerging areas like the New Administrative Capital and Mostakbal City offer potential for quick resale gains as these areas develop and property values appreciate rapidly.4. **Mixed-use strategies**: Properties in transitional areas can provide rental income initially and appreciation potential for later sale, offering flexibility in investment approach.5. **Tourism-focused investments**: Red Sea developments provide seasonal rental income with potential for capital appreciation as Egypt's tourism sector grows.Each strategy requires different property characteristics, financing approaches, and management commitments to maximize returns.
How do apartment prices in Egypt compare to other large cities in the region like Istanbul, Casablanca, or Amman?
Egypt's apartment prices remain competitive within the regional context, offering attractive value compared to other major Middle Eastern and North African cities.
| City | Average Price per m² (USD) | Market Characteristics |
|---|---|---|
| Cairo, Egypt | $1,000-$2,500+ | High demand, luxury options available |
| Istanbul, Turkey | $1,500-$3,000+ | Similar or higher than Cairo |
| Casablanca, Morocco | $1,000-$2,000 | Comparable to Cairo, slightly lower |
| Amman, Jordan | $1,000-$2,000 | Similar to Cairo, depends on area |
Egypt's pricing advantage becomes more pronounced in emerging cities and new developments, where international buyers can access modern properties at prices significantly below established regional markets.
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 offers diverse opportunities across price ranges, from budget-friendly options starting at EGP 1,000,000 to luxury properties exceeding EGP 20,000,000.
The market's recent stabilization at moderate growth rates of 10-30% annually, combined with government investment in new cities and infrastructure, creates favorable conditions for both residential buyers and investors seeking property in the region.