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Egypt's real estate market is experiencing unprecedented growth, with property prices varying dramatically across regions and property types.
As of September 2025, average apartment prices range from EGP 9,450 per square meter in emerging cities to EGP 27,600 per square meter in Cairo's premium districts. Villas command higher prices, especially in coastal areas where luxury properties can reach EGP 77,300 per square meter in high-end Red Sea developments.
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.
Egypt's property market shows extreme price variations, with Cairo leading at EGP 19,250-27,600 per sqm for apartments, while emerging cities offer entry points from EGP 9,450 per sqm.
Transaction costs add 5-8% to purchase prices, and mortgage rates range from 3-8% for subsidized loans to 25-26% for market rates, significantly impacting affordability.
| Location | Apartment Price/sqm (EGP) | Villa Price/sqm (EGP) |
|---|---|---|
| Cairo Premium Areas | 19,250-27,600 | 21,400-26,850 |
| New Cairo | 23,800 | 21,450 |
| Sheikh Zayed | 24,900 | 24,400 |
| Alexandria | 7,300-12,625 | 13,850 |
| North Coast | 21,800-26,100 | 20,200 |
| Red Sea (Hurghada) | 26,500 | 56,400-77,300 |
| Emerging Cities | 9,450-18,500 | N/A |
What's the average price per square meter for different property types across Egypt?
Property prices in Egypt vary dramatically based on location and property type, with premium areas commanding significantly higher rates than emerging markets.
In Cairo's premium districts including the New Administrative Capital, apartment prices range from EGP 19,250 to EGP 27,600 per square meter ($387-555 USD), while villas cost between EGP 21,400 to EGP 26,850 per square meter ($431-545 USD). New Cairo specifically shows apartment prices at EGP 23,800 per square meter and villa prices at EGP 21,450 per square meter.
Sheikh Zayed and 6th of October City represent other high-value areas, with Sheikh Zayed apartments at EGP 24,900 per square meter and villas at EGP 24,400 per square meter. Alexandria offers more affordable options with apartment prices ranging from EGP 7,300 to EGP 12,625 per square meter and villa prices around EGP 13,850 per square meter.
Coastal areas command premium prices, particularly the Red Sea region where Hurghada apartments cost EGP 26,500 per square meter and high-end villas range from EGP 56,400 to EGP 77,300 per square meter. The North Coast shows apartment prices between EGP 21,800 to EGP 26,100 per square meter with villas at EGP 20,200 per square meter.
Emerging cities like Badr and Obour provide the most affordable entry points with apartment prices ranging from EGP 9,450 to EGP 18,500 per square meter.
How do average prices vary between major cities like Cairo, Alexandria, and emerging markets?
Cairo maintains its position as Egypt's most expensive real estate market, with the highest prices concentrated in premium districts and new developments.
The capital city, particularly areas like the New Administrative Capital, New Cairo, Sheikh Zayed, Zamalek, and Maadi, represents the fastest-growing segment of Egypt's property market. These areas have experienced dramatic price increases, with some locations seeing growth rates exceeding 100% year-on-year due to infrastructure development and investor demand.
Alexandria serves as a more budget-friendly alternative to Cairo, offering significantly lower entry prices especially in areas outside the high-demand coastal zones. However, Alexandria has witnessed steady growth and rising appeal among investors due to new development projects and improved infrastructure connectivity to Cairo.
Emerging markets including satellite cities like Badr, Obour, El Shorouk, and select Red Sea developments provide the most affordable entry points for property buyers. These areas have experienced significant appreciation, with some locations seeing price growth exceeding 100% annually as new projects launch and infrastructure improvements connect them better to major urban centers.
Secondary cities and satellite developments present compelling opportunities for budget-conscious buyers or speculative investors looking to capitalize on urban expansion trends. The price differential between Cairo's premium areas and emerging markets can be as much as 200-300%, creating diverse investment opportunities across different budget ranges.
What's the breakdown of costs beyond purchase price—like transaction fees, taxes, and notary charges?
Property transactions in Egypt involve several mandatory costs that buyers must factor into their total investment calculation.
| Cost Type | Percentage/Amount | Description |
|---|---|---|
| Registration/Notary Fees | 1-3% (typically 2%) | Required for property registration |
| Real Estate Transaction Tax | 2.5% | Paid electronically to Tax Authority |
| Agency Commission | 1-2% | Real estate agent fees |
| Legal Review Fees | 0.5-1% | Recommended legal assistance |
| Utility Connections | Variable | One-off fees for new builds |
| Annual Property Tax | 10% of rental value | On properties with rental value >EGP 24,000 |
The total transaction costs typically add 5-8% to the property purchase price, meaning a EGP 2 million apartment will incur additional costs of EGP 100,000 to EGP 160,000. The Real Estate Transaction Tax of 2.5% must be paid electronically to the Tax Authority before completing notary registration, making it a mandatory upfront cost.
For ongoing ownership, property tax applies to properties with annual rental values exceeding EGP 24,000, calculated at 10% of the rental value after allowable deductions. New construction projects may require additional utility connection fees, which vary by location and development type.
How do financing and mortgage rates affect the total cost of buying property now?
Egypt's mortgage market operates on a two-tier system with dramatically different rates depending on eligibility for government programs.
Standard market mortgage rates hover around 25-26%, directly tied to the Central Bank of Egypt's policy rate of 25%+, making conventional financing extremely expensive for most buyers. For buyers using market-rate mortgages, interest payments can more than double the effective property cost over the loan's lifetime, significantly impacting affordability for middle and upper-income segments.
Government-subsidized mortgage programs target low and middle-income buyers with rates ranging from 3-8%, representing substantial savings compared to market rates. These programs typically require down payments of 15-20% and offer loan terms up to 30 years, but come with maximum property value limits and strict income eligibility criteria.
For a EGP 2 million property with a subsidized 6% rate and 20% down payment, monthly payments would be approximately EGP 10,700 over 25 years. The same property financed at market rates of 25% would require monthly payments of approximately EGP 33,300, illustrating the dramatic impact of rate differences on affordability.
Cash purchases remain common in Egypt's property market, particularly among foreign investors and high-net-worth individuals seeking to avoid the high cost of financing. The financing challenge has contributed to the popularity of developer payment plans, which often offer more favorable terms than traditional bank mortgages.
What's the typical purchase price (including all costs) for a standard apartment versus a villa today?
A standard 100-square-meter apartment in Cairo's premium areas requires a total investment of EGP 2.04 to EGP 2.98 million including all transaction costs.
The base property price for a 100sqm apartment in Cairo's premium districts ranges from EGP 1.93 to EGP 2.76 million ($39,000-55,500 USD). Adding transaction costs of 5-8% increases the total investment by EGP 110,000 to EGP 220,000, bringing the all-inclusive purchase price to approximately EGP 2.04 to EGP 2.98 million.
Villas in premium areas start at EGP 2.1 to EGP 2.7 million for smaller 100-square-meter units, though typical villas feature much larger plots and living spaces. Villa transactions follow the same cost structure, with buyers needing to budget an additional 5-8% for fees, taxes, and legal expenses.
In emerging markets and budget-friendly areas, a 100sqm apartment costs between EGP 945,000 to EGP 1.85 million before transaction costs. Including all fees and taxes, buyers should budget EGP 1.0 to EGP 2.0 million for complete property acquisition in these areas.
Coastal properties command significant premiums, with North Coast apartments requiring EGP 2.3 to EGP 2.8 million all-inclusive for 100sqm, while Red Sea properties can exceed EGP 3.0 million for similar-sized units due to tourism demand and luxury positioning.
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Which areas are currently the most expensive, the fastest-growing, and the most budget-friendly for buyers?
Egypt's real estate market shows distinct patterns across different price segments and growth trajectories.
The most expensive areas center around Cairo's premium districts, with New Cairo leading at the highest price points due to comprehensive amenities, modern infrastructure, and proximity to business centers. Sheikh Zayed, 6th of October, and the New Administrative Capital follow closely, representing the pinnacle of luxury residential development in Egypt.
Red Sea coastal developments, particularly high-end projects in Hurghada and luxury North Coast resorts, command premium prices due to tourism appeal and foreign investment demand. These areas attract both domestic and international buyers seeking vacation homes or rental investment properties.
The fastest-growing areas include Sheikh Zayed and 6th of October City, which have experienced price appreciation of 120-175% year-on-year. New Cairo has seen even more dramatic growth at 180% annually, driven by continued urban expansion and infrastructure investment.
Budget-friendly options concentrate in emerging satellite cities around Greater Cairo, including Badr, Obour, and portions of 6th of October City's newer developments. Alexandria's suburban areas and secondary districts offer affordable entry points while still providing access to established urban amenities.
It's something we develop in our Egypt property pack.
If I plan to live in the property myself, what are the smartest options in terms of price and location today?
Owner-occupiers should focus on areas offering the best balance of affordability, amenities, and long-term livability prospects.
For value-focused buyers, well-planned new developments around Greater Cairo including Badr, Obour, and select portions of 6th of October City provide modern amenities at accessible prices. These areas benefit from ongoing infrastructure improvements and urban expansion while maintaining reasonable commuting distance to central Cairo.
Alexandria's secondary districts offer established urban amenities at significantly lower costs than Cairo, making them attractive for buyers prioritizing affordability over proximity to the capital. The city's coastal location and cultural amenities provide quality lifestyle benefits at budget-friendly prices.
Lifestyle-oriented buyers willing to pay premium prices should consider New Cairo, Sheikh Zayed, or Maadi for access to international schools, shopping centers, and expatriate communities. These areas offer the highest quality amenities but require significantly larger budgets.
Red Sea developments present unique opportunities for buyers seeking resort-style living, though buyers should carefully evaluate year-round livability versus seasonal appeal. Some Red Sea projects offer attractive pricing for permanent residents while providing rental income potential during peak tourism seasons.
The key consideration for owner-occupiers is balancing initial purchase price with ongoing quality of life factors including commute times, amenity access, and community development prospects.
If I'm renting out, how do short-term rental returns compare to long-term rental returns across regions?
Egypt's rental market offers compelling opportunities in both short-term and long-term segments, with significant performance variations by location.
Short-term rentals in Cairo generate median monthly revenues around $588, with average daily rates of $50 and median occupancy rates of 36%. Peak performance months can yield $1,000+ monthly revenue, while the best-performing properties in prime locations earn $1,800+ monthly.
Long-term rental yields vary significantly by city, with Cairo delivering gross yields of 6.8-10% depending on specific area and property type. Alexandria provides more modest returns of 5-7%, while Hurghada coastal properties generate 7-8% gross yields driven by tourism demand.
Net yields typically run 1.5-2% lower than gross yields after accounting for management costs, maintenance, and vacancy periods. Short-term rentals can deliver double the returns of long-term rentals in peak locations like Zamalek, Downtown Cairo, and prime coastline properties.
However, short-term rentals involve higher operational complexity, including guest management, cleaning costs, marketing expenses, and seasonal vacancy risks. Long-term rentals offer more predictable income streams with lower management requirements but generally lower overall returns.
Coastal areas particularly favor short-term rental strategies due to seasonal tourism patterns, while urban residential areas often perform better with long-term rental approaches targeting local residents and expatriate communities.
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.
If I buy to resell later, which areas offer the best potential for capital gains?
Capital appreciation potential in Egypt concentrates in areas experiencing infrastructure development and urban expansion.
New Cairo, the New Administrative Capital, Sheikh Zayed, and 6th of October City have demonstrated exceptional appreciation rates, with historical gains reaching 175-180% year-on-year. These areas benefit from government infrastructure investment, private sector development, and increasing demand from both domestic and international buyers.
Coastal developments along the North Coast and Red Sea show strong growth potential driven by tourism expansion and foreign investment interest. These areas attract both domestic vacation home buyers and international investors seeking rental income properties, creating multiple demand sources.
Emerging "new city" developments around Greater Cairo offer early-entry opportunities for investors willing to accept higher risk in exchange for potentially higher returns. These areas benefit from infrastructure development and urban expansion trends but require careful project and developer selection.
The key factors driving capital appreciation include government infrastructure investment, private sector development activity, population growth trends, and improving transportation connectivity. Areas benefiting from new highway connections, metro line extensions, or major commercial developments typically outperform the broader market.
Buyers should focus on areas with confirmed infrastructure projects rather than speculative developments, as execution risk can significantly impact appreciation potential in emerging markets.
How have average property prices changed over the past year and over the past five years?
Egypt's property market has experienced dramatic price movements, with acceleration particularly pronounced in the past year.
Between 2024 and 2025, national property prices increased approximately 30% on average, with hotspot locations experiencing gains up to 180% in nominal terms. This represents one of the most significant annual appreciation periods in Egypt's recent real estate history, driven by inflation, currency devaluation, and supply constraints.
Over the past five years (2020-2025), nominal price increases have ranged from 100% to 400% depending on location, with Cairo and new city developments leading appreciation. Coastal luxury markets and premium urban districts have experienced the highest cumulative gains during this period.
However, when adjusted for inflation and currency devaluation, real appreciation has been more modest, typically showing single-digit annualized gains in purchasing power terms. The Egyptian pound's devaluation against major international currencies has complicated price analysis for foreign investors.
Regional variation has been substantial, with emerging markets and infrastructure-connected areas significantly outperforming established neighborhoods. New developments have generally appreciated faster than existing housing stock due to modern amenities and financing availability.
The rapid price growth has created affordability challenges for local buyers while attracting international investors seeking to capitalize on currency arbitrage opportunities and high nominal returns.
What's the forecast for average prices over the next 1, 5, and 10 years?
Egypt's property market outlook suggests continued price appreciation driven by ongoing economic adjustments and infrastructure development.
One-year forecasts indicate price increases of 10-30% as inflation pressures continue, supply remains constrained, and major infrastructure projects reach completion. The completion of New Administrative Capital phases and transportation improvements are expected to support sustained demand in connected areas.
Five-year projections suggest cumulative price growth of 50-70%, contingent on currency stabilization and completion of major infrastructure projects. Economic policy reforms and continued urban expansion should support moderate but steady appreciation during this period.
Ten-year forecasts indicate cumulative growth of 120-150%, barring severe economic shocks or major policy changes. Long-term prospects depend heavily on Egypt's economic transformation success and continued infrastructure investment.
Key risks to these forecasts include currency volatility, inflation persistence, regional economic conditions, and execution risks for major infrastructure projects. Political stability and economic reform progress will significantly influence actual outcomes.
It's something we develop in our Egypt property pack.
How do Egypt's average property prices compare with those in other large, comparable cities internationally?
Egypt offers some of the most affordable property prices among major global and regional real estate markets.
| City | Average Price/sqm (USD) | Price-to-Income Ratio |
|---|---|---|
| Cairo | $700 | 11 |
| Istanbul | $2,500 | 12 |
| Dubai | $4,000 | 6 |
| New York | $18,000 | 27 |
| London | $15,000 | 25 |
Cairo's average price of approximately $700 per square meter positions Egypt as one of the most affordable major metropolitan markets globally. This represents a significant discount compared to regional competitors like Istanbul at $2,500 per square meter or Dubai at $4,000 per square meter.
The price-to-income ratio of 11 in Cairo indicates moderate affordability challenges for local buyers but exceptional value for foreign investors with international income sources. This compares favorably to markets like New York (27) or London (25) where price-to-income ratios create severe affordability constraints.
Egypt's competitive positioning creates strong investment appeal for international buyers, particularly those seeking rental income properties or vacation homes. The substantial price differential versus developed markets provides significant currency arbitrage opportunities.
Regional comparisons show Egypt offering the best value proposition among major Middle Eastern and North African markets, with prices significantly below comparable metropolitan areas in Turkey, UAE, or Morocco. This positioning supports continued foreign investment interest and tourism-related property demand.
It's something we develop in our Egypt property pack.
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 real estate market presents significant opportunities across diverse price points and investment strategies, from affordable emerging markets to premium coastal developments.
Success requires careful consideration of transaction costs, financing options, location selection, and investment timeline to navigate the market's rapid price movements and maximize returns.