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Egypt's property market offers opportunities ranging from affordable apartments at EGP 20,000 per square meter to luxury villas commanding over EGP 130,000 per square meter. Property prices surged 175-180% year-over-year in popular areas like New Cairo and 6th of October City as of 2024, driven by currency devaluation and infrastructure development.
The Egyptian residential market spans diverse property types from compact one-bedroom apartments starting at EGP 3 million in Alexandria to ultra-luxury villas exceeding EGP 100 million in Cairo's prime districts. Current market dynamics show strong growth momentum, with forecasts indicating 10-30% price increases through 2025 and long-term appreciation of 120-150% over the next decade.
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.
Average apartment prices range from EGP 20,000-35,000 per square meter, while villas cost EGP 75,000-130,000 per square meter across Egypt's major markets.
Total purchase costs including fees, taxes, and commissions add approximately 6-8% to the base property price, with registration fees capped at EGP 2,000 regardless of property value.
| Property Type | Price Range (EGP/sqm) | Total Cost Example (5M Property) |
|---|---|---|
| Apartments | 20,000 - 35,000 | 5.3M - 5.4M total |
| Villas | 75,000 - 130,000 | 5.3M - 5.4M total |
| Townhouses | 40,000 - 70,000 | 5.3M - 5.4M total |
| North Coast Chalets | 26,100 - 30,000 | 5.3M - 5.4M total |
| Legal & Agent Fees | 3-5% of price | 150K - 250K |
| Transfer Tax | 2.5% of price | 125K |
| Registration Fee | Max EGP 2,000 | 2K |
What types of properties are available and how do their average prices compare?
Egypt's residential market offers four main property types with distinct pricing structures as of June 2025.
Apartments dominate the market with prices ranging from EGP 20,000 to EGP 35,000 per square meter in popular areas like New Cairo and 6th of October City. These units typically range from 80 to 150 square meters and represent the most accessible entry point for both investors and residents.
Villas command premium prices between EGP 75,000 and EGP 130,000 per square meter, concentrated in upscale developments like Sheikh Zayed and Fifth Settlement. These properties typically span 300 to 500 square meters and cater to luxury buyers seeking privacy and extensive amenities.
Townhouses and twin houses occupy the middle segment at EGP 40,000 to EGP 70,000 per square meter, popular in emerging areas like Mostakbal City and New Alamein. These properties offer a compromise between apartment affordability and villa space, typically ranging from 200 to 350 square meters.
North Coast chalets represent a specialized seasonal market with prices from EGP 26,100 to EGP 30,000 per square meter in developments like Marassi and Sidi Abdel Rahman, designed primarily for vacation use and short-term rental income.
Which areas offer the most expensive, affordable, and promising investment opportunities?
Egypt's property market shows clear geographical price segmentation based on infrastructure, amenities, and development status.
The most expensive areas include Sheikh Zayed City and Fifth Settlement, where prices average EGP 24,900 to EGP 27,600 per square meter. These upscale gated communities offer premium amenities, established infrastructure, and strong rental demand from expatriates and affluent Egyptians.
Affordable options center on 6th of October City and New Alamein, with average prices ranging from EGP 9,450 to EGP 19,250 per square meter. These areas benefit from proximity to industrial zones and government initiatives to promote affordable housing, making them attractive for first-time buyers and investors seeking entry-level opportunities.
Up-and-coming areas include New Administrative Capital and Mostakbal City, priced between EGP 18,400 and EGP 23,850 per square meter. These government-backed mega-projects offer significant appreciation potential as infrastructure development accelerates and government offices relocate.
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Secondary cities like Alexandria and Hurghada provide alternative investment opportunities with lower entry costs and specific market dynamics driven by tourism and coastal lifestyle preferences.
How does property size affect pricing per square meter across different areas?
Property surface area significantly impacts per-square-meter pricing due to economies of scale and market preferences in Egypt's residential sector.
Smaller apartments of 80-120 square meters in New Cairo average EGP 23,800 per square meter, reflecting higher demand for compact units from young professionals and small families. These properties offer better affordability and typically achieve faster sales velocity.
Medium-sized properties of 150-250 square meters across various developments show pricing stability around market averages, representing the sweet spot for family buyers and investors seeking balanced rental yields.
Larger villas of 300-500 square meters in Sheikh Zayed cost approximately EGP 24,400 per square meter, showing slight premium pricing despite larger size due to exclusive amenities, private gardens, and luxury finishes that justify higher per-unit costs.
Coastal properties exhibit different dynamics, where larger chalets of 200+ square meters command premium pricing during peak seasons but may show lower per-square-meter values during off-peak periods.
The relationship between size and pricing also reflects developer strategies, with larger units often bundled with premium locations, better views, or enhanced amenities that contribute to overall value proposition.
What are the total costs involved in purchasing property including all fees and taxes?
Property purchase in Egypt involves several mandatory costs beyond the base price that buyers must factor into their budget calculations.
| Cost Component | Percentage/Amount | Example (EGP 5M Property) |
|---|---|---|
| Property Price | 100% base cost | EGP 5,000,000 |
| Registration Fees | 0.04% (max EGP 2,000) | EGP 2,000 |
| Legal Fees | 1-2% of property price | EGP 50,000-100,000 |
| Agent Commission | 2-3% of property price | EGP 100,000-150,000 |
| Transfer Tax | 2.5% of property price | EGP 125,000 |
| Notary Fees | 0.5-1% of property price | EGP 25,000-50,000 |
| Total Additional Costs | 6-8% of property price | EGP 300,000-375,000 |
Registration fees remain capped at EGP 2,000 regardless of property value, making this component relatively insignificant for higher-value transactions but meaningful for budget purchases.
Legal representation is essential for foreign buyers navigating Egyptian property law, with fees varying based on transaction complexity and lawyer experience level.
Agent commissions are typically negotiable, with some developers offering direct sales that eliminate this cost component entirely.
How have property prices changed over recent years and what drove these changes?
Egypt's property market experienced dramatic price movements over the past five years, driven primarily by currency devaluation and economic reforms.
The five-year compound annual growth rate reached approximately 10.96% from 2020 to 2025, reflecting steady underlying demand despite economic volatility. This growth trajectory outpaced regional averages and provided substantial returns for early investors.
The most dramatic surge occurred in 2024, with properties in New Cairo and 6th of October City experiencing 175-180% year-over-year price increases. This exceptional growth resulted from the Egyptian pound's devaluation against major currencies and supply constraints in popular developments.
Annual price increases of 39.3% were recorded across the broader market in 2023-2024, significantly exceeding official inflation rates. These increases primarily reflected currency adjustment effects rather than fundamental demand-supply imbalances.
Key drivers included government infrastructure investments in new cities, population growth pressures on existing housing stock, and foreign investment seeking inflation hedges. The New Administrative Capital project alone attracted billions in development capital, creating spillover effects across Greater Cairo.
Currency factors remain the dominant short-term price driver, while long-term trends reflect genuine urbanization pressures and Egypt's growing economy.
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What are the forecasts for property price movements in the coming years?
Egypt's property market forecasts indicate continued strong growth driven by structural economic factors and ongoing development projects.
Short-term projections for 2025 anticipate 10-30% price increases across major markets, driven by inflation pressures, continued infrastructure investment, and supply constraints in established areas. These increases may moderate as currency stabilization takes effect.
Five-year forecasts suggest cumulative price growth of 50-70% through 2030, supported by Egypt's urbanization trends, population growth of over 2% annually, and the completion of major infrastructure projects like the New Administrative Capital and new cities development program.
Ten-year projections indicate potential price appreciation of 120-150% by 2035, assuming successful economic reforms, continued foreign investment attraction, and completion of planned mega-projects including the new capital development and coastal tourism expansions.
Key factors supporting these forecasts include Egypt's young demographic profile, ongoing urban migration, government commitment to housing sector development, and the country's strategic position attracting regional investment flows.
Risks to these projections include currency volatility, potential oversupply in luxury segments, regional economic instability, and execution risks for large-scale development projects currently in planning or early construction phases.
What are current purchase prices for different property types in major cities?
As of June 2025, property prices vary significantly between Cairo and Alexandria, reflecting different market dynamics and buyer profiles.
| Property Type | Cairo Price Range (EGP) | Alexandria Price Range (EGP) |
|---|---|---|
| 1-Bedroom Apartment | 4,000,000 - 6,000,000 | 3,000,000 - 4,500,000 |
| Family House (4-bedroom) | 16,000,000 - 25,000,000 | 12,000,000 - 18,000,000 |
| Luxury Villa | 65,000,000 - 100,000,000 | 50,000,000 - 75,000,000 |
| Townhouse (3-bedroom) | 8,000,000 - 15,000,000 | 6,000,000 - 12,000,000 |
| Studio Apartment | 2,500,000 - 4,000,000 | 2,000,000 - 3,200,000 |
| Penthouse | 15,000,000 - 35,000,000 | 10,000,000 - 25,000,000 |
| Duplex Apartment | 7,000,000 - 12,000,000 | 5,500,000 - 9,500,000 |
Cairo commands premium pricing due to business center status, higher income levels, and superior infrastructure development. The capital's diverse economy attracts both domestic and international buyers, creating sustained demand pressure.
Alexandria offers approximately 25-30% lower prices across all property categories, reflecting its secondary market status while maintaining appeal for coastal lifestyle seekers and retirees.
It's something we develop in our Egypt property pack.
Which areas offer the best value for residents seeking lifestyle and stability?
For buyers prioritizing lifestyle and long-term stability, several Egyptian markets offer compelling value propositions based on amenities, price trends, and quality of life factors.
New Cairo emerges as the top choice for balanced living, with properties averaging EGP 23,800 per square meter. This area offers modern infrastructure, international schools, shopping centers, and healthcare facilities while maintaining reasonable commuting distances to central Cairo business districts.
Sheikh Zayed provides premium lifestyle options with established gated communities, golf courses, and expatriate-friendly amenities. Despite higher entry costs, this area demonstrates strong price stability and appreciation, with villa values increasing 10.7% between 2022-2024.
6th of October City appeals to value-conscious buyers seeking modern amenities at accessible prices. This area benefits from industrial zone proximity, providing employment opportunities and rental demand stability for investor-residents.
Maadi offers established community charm with tree-lined streets, international schools, and diplomatic quarter proximity. While prices trend higher, the area provides cultural amenities and established infrastructure that support long-term value retention.
For coastal lifestyle preferences, Hurghada combines affordable property prices with year-round recreational opportunities, though buyers should consider seasonal employment patterns and tourism dependency factors.
What rental strategies offer the best returns for property investors?
Egyptian rental markets offer diverse strategies with varying risk-return profiles depending on property type, location, and target tenant demographics.
Long-term residential rentals in areas like Mohandessin and Zamalek generate steady yields of 7-9% annually, primarily serving expatriate professionals and affluent Egyptian families. These markets offer predictable income streams with lower management requirements but may face currency conversion risks for foreign investors.
Short-term vacation rentals in Hurghada and North Coast destinations achieve yields of 7-10% annually, driven by Egypt's growing tourism sector. Peak season rates can exceed EGP 1,000 per night for well-located properties, though investors must manage seasonal fluctuations and higher operating costs.
Corporate housing in New Administrative Capital presents emerging opportunities as government ministries and international companies establish operations. Early investors in this market may capture premium rents as supply remains limited relative to growing demand.
Student accommodation near universities offers niche opportunities with potentially higher yields but requires specialized management and faces regulatory considerations regarding foreign ownership in educational zones.
Furnished apartment rentals in diplomatic areas command premium pricing but require higher initial investment in furniture and ongoing maintenance, typically suitable for investors with local management capabilities or partnerships.
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 locations demonstrate the strongest appreciation and resale potential?
Historical performance data reveals specific Egyptian markets with superior capital appreciation and strong resale liquidity for strategic investors.
New Administrative Capital leads appreciation metrics with 37.7% price growth recorded between 2023-2024, driven by government relocation initiatives and infrastructure completion. This area offers exceptional long-term potential as Egypt's new political and business hub develops.
Sheikh Zayed demonstrates consistent performance with 46.2% apartment appreciation between 2022-2024, supported by established amenities and continued development of surrounding areas. The location's proximity to Cairo while maintaining suburban character appeals to diverse buyer segments.
Fifth Settlement shows strong fundamentals with steady appreciation and high resale liquidity due to comprehensive amenities including American University in Cairo, shopping centers, and residential diversity attracting both families and young professionals.
North Coast properties experience seasonal appreciation cycles with strong summer demand but require careful timing for optimal resale. Properties in established developments like Marassi demonstrate better long-term value retention than newer projects.
Mostakbal City represents emerging opportunity with government backing and planned infrastructure development suggesting strong future appreciation potential, though current resale markets remain developing compared to established areas.
How does Egyptian property investment compare with regional alternatives?
Egypt's property market offers distinct advantages and challenges compared to other major Middle Eastern and North African investment destinations.
| City | Average Price (USD/sqm) | Rental Yield (%) | Price-to-Income Ratio |
|---|---|---|---|
| Cairo, Egypt | 700 | 6.77 | 11 |
| Casablanca, Morocco | 1,200 | 5.2 | 14 |
| Amman, Jordan | 1,100 | 4.8 | 13 |
| Istanbul, Turkey | 2,500 | 4.1 | 12 |
| Dubai, UAE | 4,200 | 5.5 | 8 |
| Beirut, Lebanon | 3,800 | 3.2 | 15 |
| Tunis, Tunisia | 900 | 6.1 | 12 |
Egypt offers the lowest entry costs among major regional markets, making it accessible for first-time international investors and those seeking portfolio diversification. The country's rental yields exceed most regional competitors, providing superior cash flow potential.
Currency volatility represents Egypt's primary disadvantage, with potential for significant purchasing power fluctuations that may offset nominal gains for foreign investors. This risk requires careful hedging strategies or acceptance of exchange rate exposure.
Egypt's large domestic market and growing economy provide stronger fundamental support than smaller regional markets, though political stability concerns may influence investor sentiment compared to Gulf markets.
It's something we develop in our Egypt property pack.
What are the most effective real estate investment strategies for current market conditions?
As we reach mid-2025, several investment strategies align with Egypt's market dynamics and offer compelling risk-adjusted returns for different investor profiles.
Affordable housing investment in projects like Taj City and Sarai developments targets the EGP 1.7-4 million range, capitalizing on government support for middle-income housing and strong demographic demand. These investments benefit from standardized products with predictable rental markets.
Mixed-use development investment in New Administrative Capital focuses on commercial-residential combinations that serve the growing government and business community. Early-stage investment in these projects offers potential for significant appreciation as the new capital develops.
Coastal rental property acquisition in North Coast developments targets seasonal tourism demand with potential 8-10% yields during peak periods. Success requires professional management and understanding of seasonal cash flow patterns.
Land banking in emerging areas like Mostakbal City allows investors to benefit from pre-construction pricing and infrastructure development appreciation. This strategy requires longer investment horizons and careful project selection based on government development commitments.
Build-to-rent strategies in established areas like New Cairo target growing rental demand from young professionals and expatriates, offering steady cash flows with potential for value appreciation through property improvements and market growth.
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 property market presents compelling opportunities for investors seeking affordable entry points into a growing economy with strong demographic fundamentals.
Current market conditions favor strategic buyers who understand currency dynamics, leverage extended payment plans, and focus on areas with government infrastructure investment support.
Sources
- Centro Real Estate - Property Types Comparison
- Property Finder Egypt - Current Listings
- Statista - Residential Unit Pricing by City
- Reportage Properties - 2025 Market Opportunities
- ElBayt - North Coast Properties
- Global Property Guide - Egypt Price History
- Edaraps - Luxury Real Estate
- Integra Dom - Market Analysis
- Daily News Egypt - 2025 Price Forecasts
- Global Property Guide - Rental Yields