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
If you're wondering how much it costs to buy a home in Cairo in 2026, you're in the right place.
We've gathered the latest data on Cairo housing prices and broken it down so it's easy to understand.
This blog post is constantly updated to reflect current market conditions in Cairo's real estate market.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Cairo.
Insights
- A typical mid-market apartment in Cairo costs around EGP 12 million in 2026, which is roughly $257,000 at current exchange rates.
- Cairo's Zamalek Qibly micro-area commands prices nearly 9 times higher per square meter than budget corridors like El Mariotia.
- New construction in Cairo compounds sells at a 20% to 35% premium over older resale properties in the same area.
- Cairo property prices have risen an estimated 25% to 35% in nominal terms over the past year, driven largely by inflation and currency shifts.
- Over the past 10 years, Cairo housing prices have increased by 400% to 700% in Egyptian pounds, though real gains after inflation are closer to 80% to 200%.
- Apartments make up about 66% of Cairo's residential market, while villas account for only 9% of listings.
- Buyers in Cairo typically negotiate 7% to 12% off the listed asking price before closing a deal.
- A standalone villa in Sheikh Zayed can cost around EGP 36 million, roughly $766,000, making it three times pricier than a standard apartment.
- Entry-level homes in Cairo start around EGP 3 million to 5 million, which translates to approximately $63,000 to $105,000.
- The luxury segment in Cairo begins at around EGP 40 million and can exceed EGP 120 million for high-end villas with premium finishes.
What is the average housing price in Cairo in 2026?
The median housing price is more useful than the average because it represents what a typical buyer actually pays, without being skewed upward by a few very expensive villas or luxury properties.
We are writing this as of January 2026 using the latest data collected from authoritative sources like Knight Frank and Aqarmap, which we manually verified for accuracy.
The median housing price in Cairo in 2026 is approximately EGP 12,240,000, which converts to around $257,000 or €219,000. The average housing price in Cairo is slightly higher at EGP 13,520,000, or about $284,000 and €241,000, because larger villas and luxury properties push it up.
About 80% of residential properties in Cairo in 2026 fall within a price range of EGP 6 million to EGP 25 million, which is roughly $126,000 to $526,000.
A realistic entry range in Cairo starts at EGP 3 million to 5 million (about $63,000 to $105,000 or €54,000 to €89,000), which can get you an older 90 sqm apartment with basic finishing in areas like the El Mariotia or Faisal corridor.
Luxury properties in Cairo in 2026 typically range from EGP 40 million to 120 million (approximately $841,000 to $2.5 million or €714,000 to €2.14 million), which includes standalone villas of 350 to 450 sqm in premium Sheikh Zayed or New Zayed compounds with high-end finishes.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Cairo.
Are Cairo property listing prices close to the actual sale price in 2026?
In Cairo, buyers typically negotiate the final price down by 7% to 12% from the original listing price.
This happens mainly because sellers pad their asking prices to account for Egypt's currency volatility and high inflation, giving themselves room to negotiate. The gap tends to be larger for resale properties with unclear documentation or unfinished interiors, where buyers have more leverage.
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What is the price per sq m or per sq ft for properties in Cairo in 2026?
As of January 2026, the median price per square meter in Cairo is around EGP 102,000 (about $2,145 or €1,822), while the average is slightly higher at EGP 104,000 per sqm ($2,187 or €1,857). In terms of square feet, the median works out to roughly EGP 9,500 per sqft ($199 or €169), and the average is about EGP 9,660 per sqft ($203 or €173).
Small premium units like penthouses, serviced apartments, and branded compound residences command the highest price per sqm in Cairo, while older resale apartments in lower-demand corridors with weak finishing have the lowest.
The highest prices per sqm in Cairo are found in Zamalek and Zamalek Qibly, where averages range from EGP 64,000 to over EGP 92,000 per sqm. The lowest prices are in budget areas like El Mariotia in the Faisal corridor, where listings average around EGP 10,000 to 15,000 per sqm.
How have property prices evolved in Cairo?
Compared to one year ago, Cairo housing prices have risen an estimated 25% to 35% in nominal terms. This jump is largely driven by high inflation and currency depreciation, which pushed up construction costs and prompted developers to reprice their inventory.
Looking back 10 years, Cairo property prices have increased by an estimated 400% to 700% in Egyptian pounds. Major currency devaluations and sustained inflation reshaped what replacement costs mean in local currency, while the shift toward gated compound living raised the typical price point across the market.
By the way, we've written a blog article detailing the latest updates on property price variations in Cairo.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Cairo.
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 types of homes are available in Cairo and how do their prices compare in 2026?
In Cairo's residential market in 2026, apartments dominate at about 66% of listings, followed by villas at 9%, duplex apartments at 8%, townhouses at 7%, penthouses at 6%, and twin houses at 3%, reflecting the strong preference for compound-style apartment living in Greater Cairo's new developments.
Average prices in Cairo as of January 2026 vary significantly by property type: a typical 120 sqm apartment costs around EGP 12.2 million ($257,000 or €219,000), a 200 sqm duplex runs about EGP 20.4 million ($429,000 or €364,000), a 180 sqm penthouse averages EGP 18.4 million ($387,000 or €329,000), a 100 sqm serviced apartment costs roughly EGP 10.4 million ($219,000 or €186,000), a 220 sqm townhouse is around EGP 22.9 million ($482,000 or €409,000), and a 350 sqm villa averages about EGP 36.4 million ($766,000 or €651,000).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Cairo?
- How much should you pay for an apartment in Cairo?
- How much should you pay for a studio in Cairo?
How do property prices compare between existing and new homes in Cairo in 2026?
New construction in Cairo compounds sells at a premium of 20% to 35% per square meter compared to older resale properties in the same general area.
This premium exists because new compound stock includes finished interiors, modern infrastructure, security, landscaping, and parking, plus buyers value the certainty of developer payment plans and ready-to-move conditions over older buildings with variable quality.
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How do property prices vary by neighborhood in Cairo in 2026?
Zamalek is Cairo's classic expat and diplomatic neighborhood, known for its walkable streets and limited supply. Apartments here typically range from EGP 8.7 million to 14.5 million ($183,000 to $304,000 or €156,000 to €259,000), with prices elevated due to the central location and scarcity of available units.
Maadi offers a green, suburban feel with international schools nearby, making it popular with families. Prices in Maadi vary widely by micro-location, with some pockets like Maadi Island averaging EGP 1.2 million to 2 million for smaller apartments ($26,000 to $43,000), while premium streets command significantly more.
New Cairo is the go-to district for modern compound living, featuring gated communities, schools, and a car-first lifestyle. Apartments in New Cairo compounds typically range from EGP 7.6 million to 12.7 million ($160,000 to $267,000 or €136,000 to €227,000), reflecting the area's strong demand and newer construction.
You will find a much more detailed analysis by areas in our property pack about Cairo. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Profile | Avg Price Range | Avg per sqm | Avg per sqft |
|---|---|---|---|---|
| El Mariotia | Budget / Entry | EGP 920K - 1.5M ($19K - $32K) | EGP 7,700 - 12,800 ($162 - $270) | EGP 715 - 1,190 ($15 - $25) |
| Sheraton | Commute / Airport | EGP 3M - 4.9M ($62K - $103K) | EGP 24,600 - 40,900 ($517 - $860) | EGP 2,285 - 3,800 ($48 - $80) |
| Maadi Island | Riverside / Niche | EGP 1.2M - 2M ($26K - $43K) | EGP 13,600 - 22,600 ($286 - $475) | EGP 1,265 - 2,100 ($27 - $44) |
| Dokki | Central / Established | EGP 6.2M - 10.3M ($130K - $217K) | EGP 25,800 - 43,000 ($542 - $904) | EGP 2,400 - 4,000 ($50 - $84) |
| Zamalek | Expat / Ultra-central | EGP 8.7M - 14.5M ($183K - $304K) | EGP 48,300 - 80,500 ($1,016 - $1,693) | EGP 4,490 - 7,480 ($94 - $157) |
| Zamalek Qibly | Ultra-prime | EGP 12.5M - 20.8M ($262K - $436K) | EGP 69,200 - 115,300 ($1,456 - $2,424) | EGP 6,430 - 10,710 ($135 - $225) |
| New Cairo Compounds | Family / Modern | EGP 7.6M - 12.7M ($160K - $267K) | EGP 54,300 - 90,600 ($1,142 - $1,905) | EGP 5,045 - 8,420 ($106 - $177) |
| Fifth Square | Premium Compound | EGP 10.7M - 17.8M ($224K - $373K) | EGP 71,000 - 118,400 ($1,493 - $2,489) | EGP 6,595 - 11,000 ($139 - $231) |
| 6th of October City | Value / West Cairo | EGP 6.1M - 10.1M ($128K - $213K) | EGP 67,600 - 112,600 ($1,421 - $2,368) | EGP 6,280 - 10,460 ($132 - $220) |
| Sheikh Zayed | Premium / West Cairo | EGP 12.9M - 21.5M ($271K - $452K) | EGP 85,900 - 143,100 ($1,806 - $3,009) | EGP 7,980 - 13,295 ($168 - $280) |
| New Zayed | New Premium / Expansion | EGP 13.3M - 22.2M ($280K - $467K) | EGP 83,400 - 138,900 ($1,753 - $2,921) | EGP 7,750 - 12,905 ($163 - $271) |
| New Cairo District | High-demand / East | EGP 9.4M - 15.6M ($197K - $328K) | EGP 78,100 - 130,100 ($1,642 - $2,737) | EGP 7,255 - 12,085 ($153 - $254) |
How much more do you pay for properties in Cairo when you include renovation work, taxes, and fees?
When buying property in Cairo in 2026, you should plan to add roughly 8% to 15% on top of the purchase price to cover taxes, fees, and any renovation work.
For a property around $200,000 (about EGP 9.5 million), expect to pay an additional EGP 950,000 to 1.4 million ($20,000 to $30,000) for registration fees, broker commissions, and minor upgrades like fresh paint or lighting. This brings your total cost to roughly EGP 10.5 to 11 million.
If you're buying at the $500,000 level (around EGP 23.8 million), additional costs would typically range from EGP 2.4 to 3.6 million ($50,000 to $75,000), covering fees and mid-level renovations like kitchen and bathroom updates. Your all-in cost would be approximately EGP 26 to 27.5 million.
For a $1,000,000 property (about EGP 47.5 million), budget an extra EGP 4.8 to 7 million ($100,000 to $150,000) for fees plus more extensive upgrades like landscaping and premium finishes. This puts your total investment at roughly EGP 52 to 55 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Cairo.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Cairo
| Expense | Category | Estimated Cost |
|---|---|---|
| Registration and admin fees | Taxes/Fees | Typically 1% to 4% of the purchase price, depending on the property's legal status and documentation. This covers stamp duties, registration with the real estate registry, and administrative processing. The exact amount varies based on whether the property has clear title. |
| Broker/agent commission | Fees | Usually 1% to 2.5% of the purchase price when paid by the buyer. Many deals split this between buyer and seller, but budget for up to 2.5% to be safe. This fee is negotiable depending on the deal and agent. |
| Basic refresh | Renovation | EGP 100,000 to 400,000 ($2,100 to $8,400) covers painting, new lighting fixtures, and small repairs. This is typical for move-in ready units that just need cosmetic updates. Most buyers in newer compounds fall into this category. |
| Mid-level renovation | Renovation | EGP 400,000 to 1.5 million ($8,400 to $31,500) covers kitchen remodeling, bathroom upgrades, and flooring replacement. This is common for older resale apartments or units with dated finishes. Expect this level for properties over 10 years old. |
| Heavy renovation | Renovation | EGP 1.5 million to 6 million or more ($31,500 to $126,000+) covers layout changes, full electrical and plumbing updates, and premium finishes. This applies to older villas or apartments requiring complete modernization. Large villas with gardens often need landscaping on top of interior work. |
We made this infographic to show you how property prices in Egypt compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Cairo in 2026 with different budgets?
With $100,000 (about EGP 4.76 million), you can buy an existing 90 to 110 sqm apartment with basic finishing in the El Mariotia or Faisal corridor, an older 120 sqm apartment in Sheraton near Heliopolis, or an older unit in Dokki if it needs some renovation work.
With $200,000 (about EGP 9.5 million), you can buy a 140 sqm apartment in a mid-market New Cairo compound, a 180 sqm apartment in Zamalek on a less prime street, or a 120 to 150 sqm apartment in a newer 6th of October City compound.
With $300,000 (about EGP 14.3 million), you can buy a 150 sqm apartment in a premium New Cairo compound like Fifth Square, a 180 sqm apartment in a better Zamalek location, or a 200 sqm duplex in a newer New Cairo development.
With $500,000 (about EGP 23.8 million), you can buy a 220 sqm townhouse in New Zayed, a large premium apartment or penthouse in a Sheikh Zayed compound, or a prime 180 to 220 sqm apartment in Zamalek Qibly.
With $1,000,000 (about EGP 47.5 million), you can buy a standalone 350 to 450 sqm villa in a Sheikh Zayed premium compound, a high-end villa in New Zayed with upgraded finishes, or an ultra-prime large apartment in Zamalek if one becomes available.
With $2,000,000 (about EGP 95 million), you're entering a thin market with fewer listings. At this level, you could buy a trophy villa in Sheikh Zayed or New Zayed with the largest plots and best finishes, acquire multiple premium apartments in New Cairo as investments, or secure a top-end Zamalek residence with exceptional views when such rare units come to market.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Cairo.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Cairo, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Knight Frank Cairo Residential Market Review | Knight Frank is a major global real estate consultancy that publishes structured, comparable market metrics for cities worldwide. | We used their Cairo price-per-sqm benchmarks by district and property type. We also used their min/max price ranges and market composition shares to estimate realistic price bands. |
| Aqarmap | Aqarmap is one of Egypt's largest property portals, publishing standardized average price per meter statistics directly on listing pages. | We used Aqarmap's neighborhood-level average price per meter to build our comparison table. We also used their listings to anchor entry and mid-market examples with realistic sizes. |
| Central Bank of Egypt | The CBE is Egypt's central bank and publishes official inflation statistics based on government CPI releases. | We used their inflation data to explain why nominal prices rise so fast in Cairo. We also used it to support inflation-adjusted price comparisons over time. |
| CAPMAS | CAPMAS is Egypt's official statistics agency and maintains the public CPI dataset catalog. | We used their portal to confirm the official CPI methodology. We relied on it as the authoritative source for inflation measurement continuity. |
| World Bank Data | The World Bank provides standardized inflation series sourced from IMF International Financial Statistics. | We used it to check the longer-run inflation context for our 10-year comparisons. We used it for consistent cross-country data when local series were hard to stitch together. |
| Google Finance USD/EGP | Google Finance is a widely used market data feed showing timestamped spot foreign exchange rates. | We used it only for currency conversion so readers can think in their own currency. We used late December 2025 rates as a proxy for January 2026. |
| Google Finance EUR/EGP | Same as above, providing real-time euro to Egyptian pound conversion rates. | We used this rate alongside the USD rate to provide euro conversions throughout the article. We applied the same late December 2025 snapshot. |
| Aqarmap Zamalek Listings | Direct listing page for Zamalek apartments with published average price per meter. | We used the displayed average to anchor Zamalek pricing. We cross-referenced with other Zamalek micro-areas to show price variation within the district. |
| Aqarmap Zamalek Qibly | Listing page for the ultra-prime Zamalek Qibly micro-area with specific pricing data. | We used this to show how much prices vary even within Zamalek. We included it to illustrate the premium for the best streets and views. |
| Aqarmap New Cairo Compounds | Aggregated listing page for apartments in New Cairo compound developments. | We used the average price per meter to establish New Cairo compound pricing. We referenced it for examples of what buyers get at different budget levels. |
| Aqarmap Fifth Square | Specific compound listing page showing pricing for this premium New Cairo development. | We used it to illustrate premium compound pricing within New Cairo. We included it as a concrete example of what higher budgets can buy. |
| Aqarmap El Mariotia | Listing page for this budget-friendly corridor showing entry-level Cairo pricing. | We used it to establish the floor for Cairo apartment prices. We referenced it for budget buyer examples and neighborhood comparison. |
| Aqarmap Sheraton | Listing page for the Sheraton area near the airport with mid-market pricing. | We used it to show mid-tier pricing in an established area. We included it as an option for buyers with airport commute needs. |
| Aqarmap Maadi Island | Listing page for this niche riverside pocket within the Maadi district. | We used it to illustrate price variation within Maadi. We referenced it to show how micro-location affects pricing dramatically. |
| Aqarmap Dokki | Listing page for this central, established Cairo neighborhood. | We used the average price per meter for our neighborhood comparison table. We referenced it for central Cairo pricing context. |
| World Bank Devaluation Study | Academic research paper on Egypt's 2016 currency devaluation and its economic impacts. | We used it to explain the historical context of currency shocks on housing prices. We referenced it to support the 10-year price change estimates. |
| Knight Frank property type breakdown | The same Knight Frank report includes detailed market composition data by property type. | We used their percentage breakdowns for apartments, villas, townhouses, and other types. We applied these shares to explain what dominates Cairo's market. |
| Knight Frank district benchmarks | Knight Frank provides per-sqm benchmarks for major Cairo development districts. | We used their 6th of October, Sheikh Zayed, New Zayed, and New Cairo figures. We applied typical unit sizes to calculate total price estimates. |
| Local broker and market practice | We consulted typical transaction structures reported by real estate professionals in Cairo. | We used this knowledge to estimate negotiation discounts of 7% to 12%. We also used it to estimate fee ranges for taxes, registration, and broker commissions. |
| Construction cost observations | Renovation and finishing costs were estimated from contractor pricing in Greater Cairo. | We used these observations to build our renovation cost table. We provided ranges to account for variation in scope and quality of work. |
| Egyptian real estate transaction norms | Standard practices for property transactions in Egypt, including payment structures. | We used this to explain the new vs. existing home premium. We referenced it to explain why sellers pad asking prices for negotiation. |
| Currency conversion methodology | We used consistent late December 2025 exchange rates throughout the article. | We applied 1 USD = 47.55 EGP and 1 EUR = 56 EGP for all conversions. We noted these rates serve as a practical proxy for January 2026. |
| Square footage conversion standard | The standard conversion of 1 sqm = 10.764 sqft is universally accepted. | We applied this ratio to convert all per-sqm figures to per-sqft. We included both metrics so readers can use whichever they prefer. |
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