Authored by the expert who managed and guided the team behind the Egypt Property Pack
Yes, the analysis of Cairo's property market is included in our pack
Cairo's residential property market shows significant price variations across neighborhoods, with premium areas commanding EGP 23,800-27,600 per square meter while emerging areas start from EGP 9,450 per square meter as of September 2025.
Understanding Cairo's housing costs requires examining everything from luxury villas in Sheikh Zayed to budget-friendly apartments in emerging districts, plus the additional expenses that can add 8-12% to your total purchase price through fees, taxes, and commissions.
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, Cairo's average residential property prices range from EGP 9,450 per sqm in emerging areas to EGP 27,600 per sqm in premium districts like Zamalek and New Administrative Capital.
Total purchase costs including fees typically add 8-12% to the base property price, with mortgage rates currently ranging between 12-18% annually for qualified buyers.
| Property Type | Premium Areas (EGP per sqm) | Mid-Tier Areas (EGP per sqm) | Emerging Areas (EGP per sqm) |
|---|---|---|---|
| Apartments | 23,800 - 27,600 | 19,250 - 21,950 | 9,450 - 18,600 |
| Villas | 21,450 - 26,850 | 18,000 - 22,000 | 15,000 - 20,000 |
| Townhouses | 20,000 - 25,000 | 15,000 - 20,000 | 12,000 - 16,000 |
| Luxury Apartments | 30,000 - 50,000 | 25,000 - 30,000 | 20,000 - 25,000 |
| Premium Districts | Zamalek, New Capital | Nasr City, El Maadi | Obour, El Shorouk |
| Average Total Cost (120sqm apt) | EGP 2.8-3.3 million | EGP 2.3-2.6 million | EGP 1.1-2.2 million |
| USD Equivalent Range | $479-555 per sqm | $387-439 per sqm | $190-372 per sqm |
What are the current average sale prices for different types of residential properties in Cairo?
Cairo's residential property market displays distinct pricing tiers across apartments, villas, and townhouses as of September 2025.
Apartments in premium areas like the New Administrative Capital, Zamalek, New Cairo, and Sheikh Zayed command EGP 23,800-27,600 per square meter (USD 479-555). Mid-tier family-friendly districts including Nasr City, El Maadi, and 6th of October City typically range from EGP 19,250-21,950 per square meter (USD 387-439).
Budget-friendly and emerging areas such as Obour and El Shorouk offer apartments from EGP 9,450-18,600 per square meter (USD 190-372). A typical 120-square-meter apartment in high-end districts costs around EGP 2.8-3.3 million, while similar properties in Alexandria average EGP 1-1.4 million.
Villas in premium locations like New Administrative Capital, Sheikh Zayed, and New Cairo range from EGP 21,450-26,850 per square meter (USD 431-555). Sheikh Zayed stands as the most expensive zone for villas, with typical 200-square-meter properties costing EGP 4.8-5.2 million.
Townhouses generally fall between apartments and villas in both size and pricing, ranging from EGP 2,770-4,549 per square meter (USD 141-232) depending heavily on location and development quality.
How do average prices vary across key neighborhoods in Cairo?
Cairo's neighborhood pricing creates a clear hierarchy from ultra-premium to emerging investment zones.
The most expensive neighborhoods include Zamalek, where apartments average EGP 30,000-50,000 per square meter for luxury developments, and the New Administrative Capital, commanding similar premium rates. Sheikh Zayed leads villa pricing at EGP 24,000-27,000 per square meter, while New Cairo attracts families with EGP 23,800-26,850 per square meter.
Mid-tier neighborhoods offer excellent value for families and investors. El Maadi provides established community living at EGP 19,250-21,950 per square meter, while Nasr City delivers similar pricing with strong infrastructure. The 6th of October City attracts residents seeking modern amenities at competitive rates within this price range.
Emerging areas present the strongest growth potential for investors. Obour City offers entry-level pricing from EGP 9,450 per square meter, while El Shorouk provides similar opportunities with slightly higher baseline costs reaching EGP 18,600 per square meter. These areas benefit from ongoing infrastructure development and government support.
It's something we develop in our Egypt property pack.
Tourism-focused areas like the North Coast command EGP 20,200-41,660 per square meter for vacation properties, while Alexandria's established market averages EGP 7,300 per square meter for apartments and EGP 13,850 for villas.
What's the average price per square meter across these property types and areas?
| Area Category | Apartments (EGP/sqm) | Villas (EGP/sqm) | Townhouses (EGP/sqm) |
|---|---|---|---|
| Premium (Zamalek, New Capital) | 23,800 - 50,000 | 21,450 - 26,850 | 20,000 - 25,000 |
| High-End (Sheikh Zayed) | 25,000 - 30,000 | 24,400 - 27,000 | 22,000 - 26,000 |
| Mid-Tier (Maadi, Nasr City) | 19,250 - 21,950 | 18,000 - 22,000 | 15,000 - 20,000 |
| Emerging (Obour, Shorouk) | 9,450 - 18,600 | 15,000 - 20,000 | 12,000 - 16,000 |
| Tourism (North Coast) | 20,200 - 41,660 | 25,000 - 35,000 | 18,000 - 28,000 |
| Alexandria | 7,300 | 13,850 | 10,000 - 12,000 |
| USD Equivalent Range | $147 - $1,000 | $279 - $700 | $200 - $520 |
What's the total purchase cost including all fees and charges?
Beyond the property price, buyers in Cairo face additional costs totaling 8-12% of the purchase price.
Legal fees typically range from 1-2% of the property value, covering contract review, due diligence, and transaction coordination. Transfer taxes imposed by the government add approximately 2.5% of the property value, while registration fees with the Real Estate Registration Authority cost around 0.5-1%.
Real estate agent commissions usually range from 2-3% of the property value, split between buyer and seller agents. Property inspection costs add EGP 3,000-8,000 depending on property size and complexity. Mortgage arrangement fees, if financing is used, typically cost 1-1.5% of the loan amount.
Additional expenses include property insurance (EGP 2,000-5,000 annually), utility connection fees (EGP 1,000-3,000), and notary fees (EGP 1,000-2,500). For a EGP 2.5 million apartment, total additional costs typically range from EGP 200,000-300,000.
Foreign buyers may face additional requirements including currency conversion fees, international transfer charges, and extended legal documentation processes that can add another 1-2% to total costs.
How have average prices changed over the past year and compared to five years ago?
Cairo's residential property market experienced significant growth through 2025, with different areas showing varying appreciation rates.
Over the past year ending September 2025, average property prices in Cairo increased by approximately 8-12% across most segments. Premium areas like Sheikh Zayed saw the highest absolute increases, with prices rising from EGP 26,683 per square meter in September 2024 to EGP 61,852 per square meter, representing a substantial 132% increase.
New Cairo experienced the second-highest growth with increases of EGP 25,805 per square meter year-over-year. The 6th of October district saw apartment rental rates surge by 90.2% in Q1 2025, following annual growth exceeding 100% in 2024. New Cairo's rental market similarly jumped 88.2% in Q1 2025 after 108% growth in 2024.
Comparing to five years ago, Cairo's property market has more than doubled in many premium areas. The combination of currency devaluation, inflation, and strong demand from both domestic and international buyers has driven sustained price appreciation. Areas that cost EGP 15,000-20,000 per square meter in 2020 now command EGP 25,000-30,000 in similar locations.
Emerging areas have shown the most dramatic transformation, with places like Obour and El Shorouk increasing from EGP 5,000-8,000 per square meter to current levels of EGP 9,450-18,600 per square meter.
Don't lose money on your property in Cairo
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
What do current mortgage rates and financing options look like in Cairo?
Egyptian banks currently offer residential mortgages at annual interest rates ranging from 12-18% for qualified borrowers as of September 2025.
Down payment requirements typically range from 20-30% of the property value for Egyptian residents, while foreign buyers often face higher requirements of 30-40%. Banks prefer financing up to 70-80% of the property value for residents, with loan terms extending up to 20-25 years maximum.
Monthly payment calculations show significant costs due to high interest rates. For a EGP 2 million mortgage at 15% annual interest over 20 years, monthly payments would approximate EGP 32,500. A smaller EGP 1.5 million loan under similar terms would require monthly payments around EGP 24,400.
Qualifying income requirements typically demand monthly income of 3-4 times the expected mortgage payment, meaning borrowers need monthly income of EGP 100,000-130,000 to qualify for larger mortgages. Banks also evaluate debt-to-income ratios, preferring total debt obligations below 40-50% of monthly income.
Alternative financing includes developer payment plans, where buyers can spread payments over 3-7 years with partial down payments of 10-20%. Islamic financing options are available through specialized banks, offering Sharia-compliant structures typically at similar effective costs to conventional mortgages.
Which areas offer the best value for owner-occupiers seeking to live in the property?
For owner-occupiers prioritizing lifestyle balance, amenities, and long-term appreciation, several Cairo neighborhoods stand out as optimal choices.
El Maadi represents the top choice for families seeking established communities with international schools, green spaces, and proximity to business districts. Properties average EGP 19,250-21,950 per square meter while offering mature infrastructure, expatriate communities, and strong resale potential.
New Cairo appeals to residents wanting modern amenities and family-friendly environments. The area provides shopping centers, universities, and planned communities at EGP 23,800-26,850 per square meter. Its continued development ensures growing amenities and infrastructure improvements.
The 6th of October City offers excellent value for young professionals and growing families. With prices in the mid-tier range of EGP 19,250-21,950 per square meter, residents access modern developments, business parks, and educational institutions while maintaining reasonable commuting distance to central Cairo.
For buyers prioritizing urban lifestyle and cultural access, select areas of Downtown Cairo and Garden City provide character properties at moderate prices. These neighborhoods offer proximity to museums, restaurants, and Cairo's cultural heart.
Nasr City delivers strong value for government employees and middle-income families, combining established infrastructure with competitive pricing and excellent connectivity to various parts of Greater Cairo.
Which areas make the most sense for short-term vacation rental investments?
Short-term rental investments in Cairo should focus on tourism-heavy areas and business districts with high visitor demand.
Zamalek stands as the premium choice for vacation rentals, attracting international tourists and business travelers willing to pay premium rates for Nile views and central location. Properties command EGP 30,000-50,000 per square meter but generate strong rental yields through luxury positioning.
Downtown Cairo near major hotels and attractions offers opportunities for budget to mid-range vacation rentals. Properties in restored buildings near Tahrir Square and the Egyptian Museum appeal to cultural tourists and provide good rental occupancy rates.
The New Administrative Capital presents emerging opportunities as government offices relocate and business travel increases. Early investors in furnished apartments can capture growing demand from government officials and business visitors.
Areas near Cairo Airport, such as Heliopolis, serve transit passengers and business travelers seeking convenient accommodation. Properties here benefit from consistent demand and reasonable acquisition costs compared to central locations.
Properties near major attractions like the Pyramids in Giza offer specialized tourism opportunities, though buyers should consider seasonal demand fluctuations and tourism industry volatility when evaluating these investments.
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 smartest for long-term rental income?
Long-term rental investments should target areas with consistent demand from residents, students, and expatriate communities.
New Cairo leads long-term rental opportunities due to expanding university campuses, growing expatriate populations, and family demographics seeking modern amenities. Rental yields of 6-8% annually are achievable with proper property selection and management.
El Maadi provides stable rental income from diplomatic staff, international business employees, and affluent Egyptian families. The area's established infrastructure and international schools ensure consistent tenant demand and rental rate stability.
Areas near major universities, including parts of Giza and Heliopolis, offer student housing opportunities with strong demand and regular turnover. Properties configured as shared housing can generate higher yields through multiple tenant arrangements.
The 6th of October City attracts young professionals working in nearby business parks and industrial zones. Growing employment in the area supports rental demand, while competitive acquisition costs improve investment returns.
Nasr City provides steady rental income from government employees, medical professionals working at nearby hospitals, and middle-income families. The area's transportation connectivity and established services support consistent rental demand.
Which neighborhoods show the best potential for buy-to-resell investment strategies?
Buy-to-resell strategies should focus on areas with strong development potential, infrastructure improvements, and growing demand fundamentals.
The New Administrative Capital represents the highest potential for capital appreciation, with ongoing government investment, major corporate relocations, and infrastructure development. Early investors in residential properties benefit from rapid value appreciation as the area matures.
Emerging areas like Obour City and El Shorouk offer substantial upside potential due to current low pricing and planned infrastructure improvements. Government initiatives to develop these areas through transportation links and utilities create strong appreciation prospects.
Areas along new metro lines and transportation corridors show excellent resale potential. Properties near planned or under-construction metro stations typically experience significant value increases as projects near completion.
It's something we develop in our Egypt property pack.
Sheikh Zayed continues showing strong appreciation despite already high prices, supported by limited available land, premium positioning, and consistent demand from high-income buyers. Properties in established compounds within Sheikh Zayed maintain strong resale values.
Areas near planned mega-projects, including new business districts and entertainment complexes, offer speculative opportunities for investors willing to accept higher risk in exchange for potentially substantial returns over 3-5 year holding periods.
What are illustrative example purchase prices in each investment category?
| Investment Strategy | Recommended Area | Property Example | Purchase Price | Total Cost with Fees |
|---|---|---|---|---|
| Owner-Occupier | El Maadi | 120sqm, 3BR apartment | EGP 2.4 million | EGP 2.65 million |
| Short-Term Rental | Zamalek | 80sqm, 2BR apartment | EGP 2.8 million | EGP 3.1 million |
| Long-Term Rental | New Cairo | 100sqm, 2BR apartment | EGP 2.5 million | EGP 2.75 million |
| Buy-to-Resell | New Administrative Capital | 150sqm, 3BR apartment | EGP 4.0 million | EGP 4.4 million |
| Value Investment | Obour City | 120sqm, 3BR apartment | EGP 1.5 million | EGP 1.65 million |
| Luxury Investment | Sheikh Zayed Villa | 200sqm villa | EGP 5.2 million | EGP 5.7 million |
| Student Rental | Near Cairo University | 90sqm, 2BR apartment | EGP 1.8 million | EGP 1.98 million |
How do Cairo's average house prices compare to other major global cities?
Cairo's residential property market offers significantly lower entry costs compared to major international cities, making it attractive for both regional and international investors.
Compared to Middle Eastern counterparts, Cairo provides excellent value. While Dubai's prime areas command USD 1,500-3,000 per square meter and Abu Dhabi reaches USD 1,200-2,500 per square meter, Cairo's premium areas range from USD 479-555 per square meter, representing 60-80% lower costs.
Against North African markets, Cairo maintains competitive positioning. Casablanca's upscale areas average USD 800-1,200 per square meter, while Tunis ranges from USD 600-900 per square meter. Cairo's pricing structure offers similar quality at more accessible price points.
Global city comparisons highlight Cairo's value proposition dramatically. London's average property prices exceed USD 8,000 per square meter, New York averages USD 12,000-15,000 per square meter, and even emerging market cities like Istanbul command USD 1,000-2,000 per square meter.
It's something we develop in our Egypt property pack.
Within Africa, Cairo competes favorably with other major cities. Lagos commands USD 600-1,200 per square meter in prime areas, while Johannesburg ranges from USD 800-1,500 per square meter. Cairo's infrastructure, cultural significance, and economic importance justify its positioning within this range while offering superior historical and cultural amenities.
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.
Cairo's residential property market in September 2025 presents diverse opportunities across price segments, from emerging areas offering EGP 9,450 per square meter to luxury developments commanding over EGP 50,000 per square meter.
Whether seeking owner-occupier homes, rental investments, or capital appreciation plays, understanding neighborhood dynamics, total acquisition costs, and financing structures remains essential for successful property decisions in Egypt's dynamic capital city.
Sources
- Average Apartment Price Egypt - Sands of Wealth
- Egypt Real Estate Forecast - Sands of Wealth
- House Price Egypt - Sands of Wealth
- Cairo Residential Market Review Q1 2025 - Knight Frank
- Egypt Property Price History - Global Property Guide
- Average Price Increase Residential Real Estate Egypt - Statista
- Property Investment Cairo Egypt - Numbeo
- Cairo Price Forecasts - Sands of Wealth