Authored by the expert who managed and guided the team behind the Egypt Property Pack
Everything you need to know before buying real estate is included in our Egypt Property Pack
If you're looking to understand the current housing prices in Egypt, you're in the right place.
We constantly update this blog post to reflect the latest market data and price trends in the Egyptian real estate market.
Below, you'll find everything from median prices to neighborhood breakdowns, all written as of January 2026.
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 Egypt.
Insights
- The median home price in Greater Cairo reaches around 12 million EGP (about $252,000), but Egypt-wide the median drops to roughly 5.5 million EGP ($116,000) due to cheaper provincial stock.
- Egyptian property prices have risen roughly 18% in nominal terms over the past year, but only about 6% when adjusted for inflation, which remains in the low teens.
- New-build homes in Egypt command a 20% to 35% premium over older resale properties, largely because of bundled amenities, better finishing, and flexible developer payment plans.
- The gap between asking prices and actual sale prices in Egypt typically ranges from 8% to 12%, as negotiation and payment term adjustments are deeply embedded in market culture.
- El Sheikh Zayed and New Zayed are among the priciest neighborhoods in Greater Cairo, with prices reaching 125,000 to 200,000 EGP per square meter in January 2026.
- Over the past decade, Egyptian property prices have surged 650% to 900% in nominal terms, driven largely by currency devaluations that made real estate a preferred store of value.
- Apartments dominate the Egyptian housing market, making up about 66% of available inventory in Greater Cairo, followed by villas at 9% and duplexes at 8%.
- Transaction taxes in Egypt are fixed at 2.5% of the property price, confirmed by the Ministry of Finance, making it one of the more predictable costs for buyers.
- For $100,000, buyers in Egypt can find existing apartments of around 70 to 90 square meters in areas like Nasr City or 6th of October City.
- Ultra-prime properties in Garden City and Zamalek can exceed 260,000 EGP per square meter, placing them among the most expensive real estate in all of Egypt.
What is the average housing price in Egypt in 2026?
The median housing price is more telling than the average because it represents the middle point of the market, meaning it's not skewed by a few ultra-expensive or very cheap properties.
We are writing this as of January 2026 with the latest data collected from authoritative sources like Knight Frank and the Central Bank of Egypt, which we manually double-checked.
The median housing price in Egypt in 2026 is around 5.5 million EGP ($116,000 or about €98,000) for the national market, while the average is closer to 7.5 million EGP ($158,000 or €134,000). In Greater Cairo's more developed new communities, the median reaches about 12 million EGP ($252,000 or €214,000) and the average climbs to 15 million EGP ($316,000 or €268,000).
About 80% of residential property listings in Egypt in 2026 fall within the range of 2.5 million to 15 million EGP ($53,000 to $316,000 or €45,000 to €268,000).
A realistic entry-level range in Egypt in 2026 is 2 million to 3.5 million EGP ($42,000 to $74,000 or €36,000 to €63,000), which typically gets you an existing apartment of 70 to 90 square meters in areas like Nasr City or older parts of 6th of October City with basic finishing.
A typical luxury property in Egypt in 2026 falls in the 35 million to 120 million EGP range ($736,000 to $2.52 million or €625,000 to €2.14 million), which includes villas of 350 to 500 square meters in prime El Sheikh Zayed compounds with high-end finishing and landscaped plots.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Egypt.
Are Egypt property listing prices close to the actual sale price in 2026?
In Egypt in 2026, closed property prices are typically 8% to 12% below the asking price.
This gap exists because negotiation is culturally expected and sellers build in a buffer, plus payment terms like down payment size and installment length often matter as much as the headline price. The discount can be smaller for prime, scarce homes in high-demand compounds and larger for slower-moving resale stock in less popular areas.
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What is the price per sq m or per sq ft for properties in Egypt in 2026?
As of January 2026, the median housing price in Egypt's key Greater Cairo districts is around 120,000 EGP per square meter ($2,525 per sqm or €2,143 per sqm), which equals about 11,150 EGP per square foot ($234 per sqft or €199 per sqft). The average price per square meter is closer to 130,000 EGP ($2,736 per sqm or €2,321 per sqm), or roughly 12,080 EGP per square foot ($254 per sqft or €216 per sqft).
Penthouses, serviced apartments, and prime villas in top compounds in Egypt command the highest price per square meter, while older resale apartments in non-prime areas and unfinished shell-and-core units have the lowest, mainly because of land scarcity, finishing quality, and compound amenities.
In Egypt in 2026, the highest prices per square meter are found in El Sheikh Zayed, New Zayed, and premium New Cairo, ranging from 125,000 to 200,000 EGP per sqm. The lowest typical ranges are in 6th of October City, where prices sit around 100,000 to 120,000 EGP per square meter.
How have property prices evolved in Egypt?
Compared to one year ago (January 2025), property prices in Egypt have risen about 18% in nominal terms, though only around 6% in real (inflation-adjusted) terms. This increase is driven by ongoing construction cost pressures and strong demand supported by developers offering extended payment plans.
Looking back ten years to January 2016, Egyptian property prices have surged between 650% and 900% in nominal terms, or roughly 120% to 200% after adjusting for inflation. The main drivers were the major currency devaluations in 2016 and 2024, which pushed many Egyptians to view real estate as a safer store of value than cash.
By the way, we've written a blog article detailing the latest updates on property price variations in Egypt.
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 Egypt.
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.
How do prices vary by housing type in Egypt in 2026?
In Egypt's Greater Cairo market in 2026, apartments make up about 66% of available inventory, followed by villas at 9%, duplexes at 8%, townhouses at 7%, penthouses at 6%, and twin houses at 3%, reflecting a market where most buyers seek more affordable apartment living over standalone homes.
Average prices by property type in Egypt as of January 2026 are: apartments at around 9 million EGP ($189,000 or €161,000), duplexes at 14 million EGP ($295,000 or €250,000), penthouses at 22 million EGP ($463,000 or €393,000), townhouses at 28 million EGP ($589,000 or €500,000), twin houses at 32 million EGP ($673,000 or €571,000), and villas at 60 million EGP ($1.26 million or €1.07 million). These variations reflect the typical size differences and the premium that standalone or larger properties command in Egypt's compound-focused developments.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Egypt in 2026?
In Egypt in 2026, new-build and compound homes typically cost 20% to 35% more per square meter than older resale properties.
This premium exists because new developments in Egypt bundle finishing, amenities, reliable utilities, and security into the price, plus developers offer flexible payment plans that make higher sticker prices more accessible to buyers.
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How do property prices vary by neighborhood in Egypt in 2026?
In Maadi, one of Cairo's most popular expat neighborhoods, you'll find existing apartments and some renovated villas, with prices ranging from 8 million to 18 million EGP ($168,000 to $379,000 or €143,000 to €321,000). Maadi's tree-lined streets, international schools, and established expat services make it a consistently sought-after area.
Zamalek is Cairo's island neighborhood known for older but prestigious apartments and renovated heritage buildings, with prices typically between 18 million and 60 million EGP ($379,000 to $1.26 million or €321,000 to €1.07 million). The "trophy address" effect, walkability, and central location drive Zamalek's premium pricing.
New Cairo (Fifth Settlement) offers newer apartments, duplexes, and gated communities, with prices ranging from 10 million to 35 million EGP ($210,000 to $736,000 or €179,000 to €625,000). Families and professionals favor New Cairo for its modern compounds, proximity to schools, and easier commutes to business districts.
You will find a much more detailed analysis by areas in our property pack about Egypt. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range (EGP / $) | Avg per sqm (EGP / $) | Avg per sqft (EGP / $) |
|---|---|---|---|---|
| Nasr City | Value / Central | 2.5M-7M / $53k-$147k | 35k-70k / $736-$1,473 | 3.3k-6.5k / $68-$137 |
| Mokattam | Value / Views | 3M-9M / $63k-$189k | 40k-80k / $842-$1,684 | 3.7k-7.4k / $78-$157 |
| Heliopolis | Family / Commute | 6M-18M / $126k-$379k | 70k-120k / $1,473-$2,525 | 6.5k-11.1k / $137-$234 |
| Maadi | Expat / Family | 8M-18M / $168k-$379k | 80k-140k / $1,684-$2,945 | 7.4k-13k / $157-$274 |
| Downtown Cairo | Central / Investment | 4M-15M / $84k-$316k | 55k-120k / $1,158-$2,525 | 5.1k-11.1k / $108-$234 |
| Garden City | Ultra-Prime / Embassy | 25M-90M / $526k-$1.89M | 160k-260k / $3,367-$5,471 | 14.9k-24.2k / $313-$508 |
| Zamalek | Ultra-Prime / Expat | 18M-60M / $379k-$1.26M | 150k-260k / $3,156-$5,471 | 13.9k-24.2k / $290-$508 |
| 6th of October City | Value / Space | 3M-12M / $63k-$252k | 50k-120k / $1,052-$2,525 | 4.6k-11.1k / $97-$234 |
| El Sheikh Zayed | Family / Prime Compounds | 10M-120M / $210k-$2.52M | 120k-200k / $2,525-$4,208 | 11.1k-18.6k / $234-$391 |
| New Zayed | New / Premium | 12M-90M / $252k-$1.89M | 120k-200k / $2,525-$4,208 | 11.1k-18.6k / $234-$391 |
| New Cairo (Fifth Settlement) | Popular / New | 8M-70M / $168k-$1.47M | 110k-190k / $2,314-$3,998 | 10.2k-17.7k / $215-$372 |
| New Administrative Capital | New / Speculative | 7M-40M / $147k-$842k | 90k-160k / $1,895-$3,367 | 8.4k-14.9k / $175-$313 |
How much more do you pay for properties in Egypt when you include renovation work, taxes, and fees?
In Egypt in 2026, buyers should expect to pay 6% to 10% more than the headline price for new-build properties, and 10% to 20% more for resale homes that may need renovation.
If you buy a property around $200,000 (about 9.5 million EGP) in Egypt, you can expect additional costs of roughly 600,000 to 950,000 EGP ($12,600 to $20,000) for transaction tax, registration fees, and agent commissions, bringing your total to approximately 10.1 to 10.5 million EGP ($213,000 to $220,000).
For a property around $500,000 (about 23.8 million EGP), additional expenses would range from 1.4 million to 2.4 million EGP ($29,500 to $50,500), so your all-in cost would be around 25.2 to 26.2 million EGP ($530,000 to $551,000).
At the $1,000,000 level (about 47.5 million EGP), expect to add 2.9 million to 4.8 million EGP ($61,000 to $101,000) in fees and taxes, putting your total investment between 50.4 and 52.3 million EGP ($1.06 to $1.1 million).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Egypt.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Egypt
| Expense | Category | Estimated Cost Range (EGP / $) and Details |
|---|---|---|
| Transaction Tax | Tax | 2.5% of property price. For a 10 million EGP property, this equals 250,000 EGP (about $5,260). This rate was confirmed by the Egyptian Ministry of Finance and applies to all residential sales. |
| Registration and Notarization | Fees | 0.5% to 2.5% of property price. The exact amount depends on your registration route and whether you complete full title registration immediately. Some buyers delay formal registration, which lowers upfront costs. |
| Agent or Brokerage Fee | Fees | 1% to 2.5% of property price. In developer sales, the seller often covers this cost. In resale transactions, it's usually negotiable between buyer and seller. |
| Legal Review and Contracts | Fees | 0.2% to 0.8% of property price, or a flat fee. Hiring a lawyer to review contracts and verify ownership is strongly recommended in Egypt. Flat fees of 10,000 to 30,000 EGP ($210 to $630) are common for standard transactions. |
| Renovation | Renovation | 5% to 15% of property price if needed. Kitchen and bathroom upgrades plus electrical and plumbing work are the main cost drivers. New-build properties usually require little to no renovation. |
| Furniture and Appliances | Optional | 3% to 10% of property price. This is especially relevant for expat-targeted rentals or if you're moving into an unfurnished unit. Basic furnishing for a 10M EGP apartment might cost 300,000 to 1,000,000 EGP ($6,300 to $21,000). |
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 Egypt in 2026 with different budgets?
With $100,000 (about 4.75 million EGP) in Egypt in January 2026, you can find an existing 80 sqm apartment in Nasr City with basic finishing, a 90 sqm existing apartment in an older district of 6th of October City, or a 70 sqm existing apartment in Mokattam with good views in an older building.
With $200,000 (about 9.5 million EGP), your options include a 120 sqm existing apartment in Heliopolis with decent finishing, a newer 100 sqm apartment in a mid-tier district of the New Administrative Capital, or a 140 sqm existing apartment in a non-prime pocket of Maadi.
With $300,000 (about 14.3 million EGP), you can purchase a newer 120 sqm apartment in New Cairo's Fifth Settlement, a 160 sqm duplex in New Cairo (recent construction), or a 150 sqm apartment in a non-trophy Sheikh Zayed compound.
With $500,000 (about 23.8 million EGP), you can afford a 220 sqm new townhouse in New Zayed, a 220 sqm duplex in a prime New Cairo compound, or a smaller 280 sqm villa in upper 6th of October City compounds.
With $1,000,000 (about 47.5 million EGP), your options expand to a 350 to 400 sqm villa in a prime Sheikh Zayed compound with high-end finishing, a renovated 220 to 260 sqm penthouse in Zamalek, or a 420 sqm villa in a premium New Cairo compound.
With $2,000,000 (about 95 million EGP), there is a real market at this level in Egypt. You can acquire a 450 to 600 sqm villa in a top-tier Sheikh Zayed compound, a 500+ sqm villa in a flagship New Zayed development, or an ultra-prime 300+ sqm renovated apartment or penthouse in Garden City or Zamalek with exceptional views.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Egypt.
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 Egypt, 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 |
|---|---|---|
| Central Bank of Egypt - Exchange Rates | Egypt's central bank publishes official FX rates used as the reference for contracts and reports. | We used it to convert all EGP prices into USD and EUR. We kept one consistent FX snapshot from late December 2025 so all comparisons remain coherent. |
| Central Bank of Egypt - Inflation Rates | The CBE's official inflation dashboard is based on CAPMAS headline inflation and CBE core inflation data. | We used it to calculate inflation-adjusted price changes. We anchored our "real" vs "nominal" analysis to their latest published year-on-year inflation reading. |
| Knight Frank - Cairo Residential Market Review Q1 2025 | Knight Frank is a global real estate consultancy with a long-running research practice and explicit methodology notes. | We used it as our main price anchor for Greater Cairo, including average sale prices per sqm by district and property type. We projected from their Q1 2025 data to January 2026 using a stated 18% adjustment. |
| JLL - Cairo Living Market Dynamics Q3 2025 | JLL is a major global consultancy that publishes recurring market dashboards with supply and demand analysis. | We used it to cross-check the supply-side story including deliveries, stock growth, and developer activity. We relied on it to support our explanation of why prices moved. |
| Aqarmap - Egypt Real Estate Trends 2025 | Aqarmap is Egypt's largest property portal and publishes structured annual research reports describing its data collection methods. | We used it to triangulate direction and drivers like currency effects and demand shifts. We treated it as a private-sector source and did not rely on it alone for core price levels. |
| Ahram Online - Transaction Tax Statement | Ahram Online is a major national outlet reporting a direct statement from Egypt's finance minister on transaction tax rules. | We used it to anchor the 2.5% transaction tax assumption in our fees and taxes section. We still presented total closing costs as a range because other fees vary by deal structure. |
| PwC - Worldwide Tax Summaries Egypt | PwC is a global accounting and tax firm that summarizes tax rules consistently across countries. | We used it to cross-check the existence and structure of property-related taxes. We treated it as a guardrail source to avoid relying on informal blogs for tax concepts. |
| CAPMAS - Central Agency for Public Mobilization and Statistics | CAPMAS is Egypt's official statistics agency responsible for national economic and demographic data. | We referenced CAPMAS indirectly through the CBE's inflation data. We used their headline inflation figures to adjust nominal price changes to real terms. |
| World Bank - Egypt Overview | The World Bank provides independent macroeconomic analysis and country-level development data. | We used it for background context on Egypt's economic conditions. We cross-referenced their economic outlook when explaining long-term price drivers. |
| International Monetary Fund - Egypt | The IMF provides independent economic assessments and tracks Egypt's fiscal and monetary conditions. | We used IMF context to understand the currency devaluation episodes mentioned in our 10-year price analysis. We did not cite specific numbers from them. |
| Colliers International - MENA Research | Colliers is a global real estate services firm with regional research covering Middle East and North Africa markets. | We used their regional commentary to sense-check whether our Greater Cairo findings aligned with broader MENA trends. We did not extract specific price data from them. |
| Savills - Global Research | Savills is an international real estate services provider with published research on emerging markets. | We consulted their global and regional reports for context on investor sentiment in Egypt. We used them as a secondary validation source rather than a primary data source. |
| Property Finder Egypt | Property Finder is a leading property portal in the Middle East with active listings across Egypt. | We used their platform to spot-check asking prices in specific neighborhoods. We treated listings as directional indicators rather than closed transaction data. |
| Bayut Egypt | Bayut is a regional property portal with Egyptian market coverage and neighborhood-level search functionality. | We used Bayut to verify that our price ranges aligned with current market offerings. We did not extract aggregate statistics from their platform. |
| Aqarmap Portal | Aqarmap is Egypt's largest local property portal with millions of listings and market data. | We used their portal to validate neighborhood-level price ranges and property type availability. We cross-referenced portal prices with institutional reports. |
| Invest-Gate | Invest-Gate is an Egyptian real estate news and analysis platform focused on the local market. | We used their news coverage to stay updated on market developments and policy changes. We did not cite specific statistics from their articles. |
| Daily News Egypt | Daily News Egypt is an English-language newspaper covering Egyptian business and economic news. | We monitored their coverage for recent policy announcements and market commentary. We used them for qualitative context rather than quantitative data. |
| Enterprise | Enterprise is a respected Egyptian business newsletter with detailed coverage of the real estate sector. | We used Enterprise for background on developer activity and market sentiment. We cross-referenced their analysis with institutional reports from Knight Frank and JLL. |
| Orascom Development Holding | Orascom is a major Egyptian real estate developer with publicly reported financial and sales data. | We referenced their investor materials to understand developer pricing strategies and sales velocity. We used this for market context rather than specific price quotes. |
| SODIC | SODIC is one of Egypt's leading real estate developers with projects across Greater Cairo and the coast. | We reviewed SODIC's published project information to understand compound pricing in Sheikh Zayed and East Cairo. We used this to validate our premium compound estimates. |
| Palm Hills Developments | Palm Hills is a major Egyptian developer with a portfolio spanning residential, commercial, and resort properties. | We consulted their project pages to verify pricing in key developments. We used developer information as a cross-reference for institutional report data. |
| Emaar Misr | Emaar Misr is the Egyptian subsidiary of Dubai-based Emaar Properties, developing premium projects in Cairo. | We referenced Emaar's project pricing to understand the upper end of the Egyptian market. We used this for context on luxury segment pricing. |
| Ministry of Finance Egypt | Egypt's Ministry of Finance sets and announces tax policy including property transaction taxes. | We used the Ministry as the ultimate authority behind the 2.5% transaction tax rate. We accessed this confirmation through their official statements reported in the press. |
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