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Cairo's real estate market is experiencing unprecedented growth, with property prices surging 39.3% in 2024 alone.
The Egyptian capital offers diverse investment opportunities across different neighborhoods, from luxury penthouses in Zamalek commanding EGP 200,000 per square meter to affordable apartments in Al Shorouk starting at EGP 20,000 per square meter. Understanding these price dynamics is crucial for both investors and residents considering property purchases in this rapidly evolving market.
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As of June 2025, apartments dominate Cairo's property market (75-80% of purchases), with average prices ranging from EGP 35,000-75,000 per square meter in New Cairo, while luxury villas in Sheikh Zayed command EGP 95,000-180,000 per square meter.
The market shows strong growth potential with 18.4% compound annual growth over the past five years, making Cairo an attractive investment destination compared to regional competitors like Istanbul and Casablanca.
| Property Type | Average Price Range (EGP/m²) | Popular Locations |
|---|---|---|
| Luxury Apartments | 130,000 - 200,000 | Zamalek, Garden City |
| Premium Apartments | 75,000 - 130,000 | New Cairo (5th Settlement) |
| Mid-Range Apartments | 40,000 - 70,000 | Sheikh Zayed, 6th October |
| Affordable Apartments | 20,000 - 35,000 | Future City, Al Shorouk |
| Luxury Villas | 95,000 - 180,000 | Sheikh Zayed Compounds |
| Mid-Range Villas | 50,000 - 90,000 | 6th October City |
| Townhouses | 50,000 - 90,000 | Mostakbal City, Mixed Developments |
What types of properties are most commonly bought in Cairo?
Apartments dominate Cairo's real estate market, accounting for 75-80% of all property purchases as of June 2025.
The most popular apartment configurations are 2-3 bedroom units, particularly in established areas like New Cairo and Sheikh Zayed. These properties appeal to both local families and international investors seeking rental income opportunities.
Villas represent 15-20% of the market share, with buyers gravitating toward gated compounds such as Madinaty and Al Rehab. These communities offer enhanced security, amenities, and lifestyle benefits that justify their premium pricing.
Townhouses make up the remaining 5-10% of purchases, primarily concentrated in mixed-use developments like Mostakbal City. This property type attracts buyers seeking a middle ground between apartment living and villa ownership.
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Which neighborhoods in Cairo are considered the most expensive, most affordable, and most up-and-coming?
Cairo's neighborhood pricing follows distinct tiers based on location, infrastructure, and development status.
| Category | Neighborhoods | Price Range (EGP/m²) |
|---|---|---|
| Luxury Tier | Zamalek, Garden City | 130,000 - 200,000 |
| Premium Tier | New Cairo (5th Settlement) | 75,000 - 130,000 |
| Mid-Range | Sheikh Zayed, 6th October | 40,000 - 70,000 |
| Affordable | Future City, Al Shorouk | 20,000 - 35,000 |
| Up-and-Coming (West) | October Gardens | 35% price growth in 2024 |
| Up-and-Coming (East) | New Capital Downtown | 37.7% annual appreciation |
| Up-and-Coming (Southwest) | Axis Compounds (Suez Road) | 22% rental yield growth |
The most expensive areas remain Zamalek and Garden City, where prime Nile-front properties command premium prices due to their central location and historical significance.
For affordable options, Future City and Al Shorouk offer entry-level pricing while still providing decent infrastructure and connectivity to central Cairo.
What are the average price ranges per square meter in key neighborhoods?
As we reach mid-2025, Cairo's real estate pricing varies significantly across different districts and property types.
In New Cairo's 5th Settlement, apartments average EGP 35,000-75,000 per square meter, making it a premium but accessible location for many buyers. The area benefits from modern infrastructure and proximity to international schools and business districts.
Sheikh Zayed commands villa prices of EGP 95,000-180,000 per square meter, reflecting its status as Cairo's premier gated community destination. The area's master-planned developments and golf courses justify these premium rates.
6th October City offers more moderate pricing at EGP 50,000-90,000 per square meter for townhouses, appealing to families seeking suburban living with urban connectivity.
Entry-level areas like Al Shorouk and Future City provide opportunities starting at EGP 20,000-35,000 per square meter, ideal for first-time buyers and investors targeting rental markets.
How much does a typical apartment or villa cost in total, including taxes and fees?
Beyond the property purchase price, buyers must budget for additional costs that typically add 5-8% to the total investment.
| Cost Component | Percentage of Property Value | Range for EGP 20M Villa |
|---|---|---|
| Property Price | 90-92% | EGP 19-20 million |
| Registration Fees | 2-3% | EGP 380,000-600,000 |
| Legal/Notary Fees | 1.5-2% | EGP 285,000-400,000 |
| Agent Commission | 2-3% | EGP 380,000-600,000 |
| Valuation/Survey | 0.5-1% | EGP 100,000-200,000 |
| Insurance (Annual) | 0.2-0.5% | EGP 40,000-100,000 |
For a typical 200-square-meter villa priced at EGP 20 million, total ownership costs range from EGP 21.2-22.9 million including all fees and initial insurance.
Apartment purchases follow similar fee structures, though legal complexities may vary depending on whether the property is in a compound or standalone building.
How have house prices in Cairo changed over the past 5 years and recently?
Cairo's real estate market has demonstrated remarkable growth momentum, particularly accelerating in recent years.
Over the five-year period from 2020-2025, property prices achieved an impressive compound annual growth rate (CAGR) of 18.4%. This consistent appreciation reflects strong underlying demand and economic factors supporting the market.
The year 2024 marked an exceptional period with 39.3% nominal price growth, driven by currency devaluation, construction cost inflation, and increased investor interest in real estate as a hedge against economic uncertainty.
During the last 12 months specifically, certain submarkets have outperformed the average, with New Capital's Downtown area recording 37.7% annual appreciation and October Gardens achieving 35% price growth.
As of June 2025, market indicators suggest continued upward pressure on prices, though growth rates may moderate compared to 2024's exceptional performance.
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What are the price forecasts for Cairo's real estate market?
Industry analysts project continued growth for Cairo's property market across multiple time horizons, though at more sustainable rates than 2024's exceptional performance.
For 2025, real estate developers anticipate price increases of 20-30%, reflecting ongoing construction cost pressures and strong demand fundamentals. This forecast accounts for potential economic stabilization measures that may moderate growth compared to 2024.
The 5-year outlook (2025-2030) suggests sustained appreciation averaging 15-20% annually, driven by infrastructure development projects including the New Administrative Capital and continued urbanization trends.
Long-term projections for the next decade indicate potential compound annual growth of 12-18%, assuming political stability and continued economic reforms. Key growth drivers include population growth, urban development projects, and Egypt's strategic position in regional trade.
Specific high-growth areas like the Government District in New Capital could see 42% projected growth as government relocation accelerates and supporting infrastructure develops.
How does Cairo's average house price compare with regional cities?
Cairo offers significantly more affordable property prices compared to other major Middle Eastern and North African cities, creating attractive opportunities for international investors.
| City | Apartment Price (USD/m²) | Villa Price (USD/m²) | Premium vs Cairo |
|---|---|---|---|
| Istanbul | $3,233 | $5,100 | +369% |
| Casablanca | $2,004 | $3,800 | +190% |
| Amman | $1,850 | $3,200 | +168% |
| Cairo | $690 | $1,800 | Baseline |
| Dubai | $4,500 | $8,200 | +556% |
| Beirut | $2,800 | $4,600 | +306% |
Despite Cairo's lower absolute prices, the city offers competitive or superior rental yields, with residential properties generating 6-8% returns compared to Istanbul's 4-5% and Casablanca's 6-9%.
This price differential creates arbitrage opportunities for investors familiar with regional markets, particularly given Cairo's large population base and growing economy.
What are the best investment strategies in Cairo's real estate market?
Successful Cairo property investment requires understanding local market dynamics and matching strategy to investor profile and risk tolerance.
- Long-term rental properties - Generate 9-12% yields in areas like New Capital, targeting government employees and expatriate workers relocating for new administrative functions.
- Pre-construction flipping - Achieve 25-40% gains within 18-24 months by purchasing off-plan properties in developing areas and selling upon completion.
- Commercial conversion projects - Deliver up to 120% ROI in West Cairo mixed-use developments, converting residential to commercial space in high-demand areas.
- Co-living space development - Capture 18% occupancy premiums near universities by creating shared accommodation for students and young professionals.
- Smart home retrofits - Add 22% value through technology upgrades in premium properties, appealing to tech-savvy tenants and buyers.
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Emerging opportunities include logistics hubs near Sphinx Airport, where land values have grown 35%, and short-term rental markets in tourist-adjacent areas.
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.
What mortgage options are available for property buyers in Cairo?
Cairo's mortgage market offers different terms and requirements for local versus international buyers, with recent improvements in accessibility and terms.
Egyptian nationals can access mortgages with 70-90% loan-to-value ratios, interest rates of 8-12%, and terms extending 15-20 years. Major banks like CIB and ADIB offer competitive packages with streamlined approval processes.
Foreign buyers face more restrictive terms, typically limited to 50-70% LTV ratios and requiring Egyptian residency visas. Documentation requirements include income verification, credit history, and property valuation reports.
Down payment requirements range from 10-30% for locals and 30-50% for foreigners, with higher percentages often securing better interest rates and terms.
Alternative financing options include developer payment plans, which allow buyers to spread payments over construction periods, and Islamic banking products that comply with Sharia principles.
What legal restrictions and costs affect foreign property buyers in Egypt?
Foreign property ownership in Egypt operates under specific legal frameworks that buyers must understand before proceeding with purchases.
- Ownership restrictions - Foreigners cannot purchase agricultural land or properties in military zones, and some areas require special government approval.
- Residency requirements - Many mortgage products require Egyptian residency status, though cash purchases face fewer restrictions.
- Two-year resale lock - Subsidized housing units cannot be resold within two years of purchase, affecting some new developments.
- Currency regulations - Large transactions may require Central Bank approval and documentation of fund sources.
- Legal representation - Foreign buyers must use licensed Egyptian lawyers for transaction completion and property registration.
Government incentives under Vision 2030 include tax benefits for investors in certain development zones and streamlined approval processes for large-scale investments.
Additional costs for foreign buyers include translation fees for documents, extended legal review periods, and potential currency conversion fees.
What are recent example purchase prices for different property types?
Current market transactions provide concrete examples of pricing across Cairo's diverse property segments as of June 2025.
| Property Type | Location | Size/Details | Purchase Price |
|---|---|---|---|
| Entry-level Studio | Al Shorouk | 60m², basic finishes | EGP 1.8 million |
| Standard 2-Bedroom | Future City | 120m², modern compound | EGP 4.2 million |
| Premium 3-Bedroom | New Cairo 5th Settlement | 180m², luxury finishes | EGP 8.5 million |
| Luxury Penthouse | Nile City Towers | 300m², river views | EGP 45 million |
| Mid-Range Villa | 6th October City | 250m², gated community | EGP 18 million |
| Luxury Villa | Mostakbal City | 400m², premium compound | EGP 68 million |
These examples reflect market conditions as of mid-2025, with prices varying based on specific location, amenities, and finishing quality within each category.
Which Cairo areas offer the smartest real estate investment opportunities today?
Strategic investment selection in Cairo requires balancing current value with growth potential and rental income prospects.
New Capital's Government District represents the top opportunity for 2025, with 42% projected growth as government ministries complete their relocation and supporting infrastructure develops. Early investors benefit from pre-appreciation pricing.
The Sphinx Airport Corridor offers industrial and logistics investment potential, benefiting from Egypt's position as a regional trade hub and growing e-commerce sector.
October Gardens has emerged as a mixed-use development hotspot, combining residential and commercial opportunities with strong infrastructure connectivity to central Cairo.
For rental income focus, established areas like New Cairo's 5th Settlement provide stable 7-9% yields with strong tenant demand from expatriate professionals and affluent Egyptian families.
Risk-adjusted returns favor investors combining localized market knowledge with flexible capital structures, particularly in infrastructure-adjacent developments and premium rental properties.
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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.
Cairo's real estate market presents compelling opportunities for both investors and residents, with property prices ranging from affordable entry points in emerging areas to luxury options in established districts.
The combination of strong growth fundamentals, competitive regional pricing, and diverse investment strategies makes Cairo an attractive destination for property investment in 2025 and beyond.
Sources
- Centro Real Estate - Apartments vs Villas Comparison Egypt
- DLLeni - Cheapest Properties for Sale in New Cairo
- Sands of Wealth - Egypt Which Area
- El Bayt - Average Price per Square Meter New Cairo
- Elevatered - Most Desirable Neighborhoods Cairo Investment
- Global Property Guide - Egypt Home Price Trends
- Daily News Egypt - Property Prices Soar 2023
- Daily News Egypt - Price Increases 2025
- Backyard - Egypt Real Estate Market
- Sands of Wealth - Cairo Price Forecasts