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 curious about how much it costs to buy a home in Alexandria, Egypt, you're in the right place.
We break down the current housing prices in Alexandria and keep this blog post constantly updated with the latest data.
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 Alexandria.
Insights
- Alexandria's median apartment price of around EGP 5.5 million translates to roughly $116,000, making it significantly more affordable than many Mediterranean coastal cities.
- Sea-front properties in San Stefano can cost up to EGP 90,000 per square meter, which is more than seven times the price in peripheral districts like Borg El Arab.
- New construction in Alexandria typically carries a 15% to 25% premium over comparable resale properties, mainly due to better amenities and developer financing options.
- About 75% of Alexandria's residential market consists of apartments, reflecting the city's historical development pattern along the Mediterranean coast.
- Buyers in Alexandria should expect to pay 12% to 30% above the listing price once closing costs and renovation expenses are included.
- Nominal property prices in Alexandria have risen by 400% to 800% over the past decade, but inflation-adjusted growth is closer to 40% to 120%.
- Smouha remains one of the most popular neighborhoods for families in Alexandria, offering prices between EGP 30,000 and EGP 50,000 per square meter with good access to schools and hospitals.
- Cash buyers in Alexandria typically negotiate 8% to 12% off the asking price, while installment deals often stick closer to listed amounts.
What is the average housing price in Alexandria in 2026?
The median housing price is more useful than the average because it represents the true middle of the market and is not skewed upward by a handful of expensive luxury properties.
We are writing this as of January 2026, using the latest data collected from authoritative sources that we manually double-checked.
The median housing price in Alexandria in 2026 is approximately EGP 5,500,000 (around $116,000 or €98,000). The average housing price in Alexandria is slightly higher at around EGP 6,000,000 (approximately $126,000 or €107,000), pulled up by waterfront penthouses and luxury villas.
About 80% of residential properties in Alexandria in 2026 fall within a price range of EGP 2,500,000 to EGP 12,000,000 (roughly $53,000 to $252,000 or €45,000 to €214,000).
A realistic entry range in Alexandria starts at EGP 1,500,000 to EGP 2,500,000 ($32,000 to $53,000 or €27,000 to €45,000), which typically gets you an older 70 to 90 square meter apartment in Agami or other outer districts.
Luxury properties in Alexandria in 2026 typically range from EGP 18,000,000 to EGP 55,000,000 ($378,000 to $1,160,000 or €321,000 to €981,000), such as a 300 square meter seafront apartment in San Stefano with direct sea views.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Alexandria.
Are Alexandria property listing prices close to the actual sale price in 2026?
In Alexandria, actual sale prices typically close at about 8% to 12% below the asking price.
This gap exists because negotiation is culturally expected in Egypt, and many sellers list with a buffer anticipating bargaining. The difference is usually larger for resale properties and smaller when buyers use installment plans, since cash buyers tend to negotiate harder for immediate closings.
Get fresh and reliable information about the market in Alexandria
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What is the price per sq m or per sq ft for properties in Alexandria in 2026?
As of January 2026, the median price per square meter in Alexandria is approximately EGP 35,000 ($735 or €624), while the average is around EGP 42,000 per square meter ($882 or €749). Converted to square feet, the median is about EGP 3,250 per square foot ($68 or €58) and the average is roughly EGP 3,900 per square foot ($82 or €70).
Sea-front apartments along the Corniche command the highest prices per square meter in Alexandria in 2026 because of their views and scarcity, while older walk-up buildings in peripheral districts like Borg El Arab have the lowest prices due to weaker connectivity and building conditions.
The highest prices per square meter in Alexandria are found in San Stefano, Kafr Abdo, and Gleem, ranging from EGP 45,000 to EGP 90,000 per square meter. The lowest prices are in Borg El Arab, Abu Qir, and parts of Agami, where you can find properties at EGP 12,000 to EGP 25,000 per square meter.
How have property prices evolved in Alexandria?
Compared to January 2025, Alexandria property prices have risen by approximately 15% to 25% in nominal Egyptian pound terms. However, when you adjust for Egypt's high inflation, the real increase is closer to 0% to 8%, meaning prices have roughly kept pace with the cost of living.
Over the past decade, from January 2016 to January 2026, nominal prices in Alexandria have increased by 400% to 800%. This dramatic jump is largely due to cumulative inflation and Egyptians using real estate as a store of value during periods of economic uncertainty, though inflation-adjusted growth is a more modest 40% to 120%.
By the way, we've written a blog article detailing the latest updates on property price variations in Alexandria.
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 Alexandria.
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 Alexandria in 2026?
In Alexandria's residential market in 2026, apartments dominate at roughly 75% of listings, followed by duplexes and penthouses at 8%, villas at 7%, townhouses at 5%, studios at 3%, and other types like roof units at 2%, reflecting the city's historical development as a dense coastal metropolis.
Average prices by property type in Alexandria as of January 2026 are: studios at around EGP 2,500,000 ($53,000 or €45,000), one to two bedroom apartments at EGP 4,500,000 ($95,000 or €80,000), three bedroom apartments at EGP 7,000,000 ($147,000 or €125,000), duplexes and penthouses at EGP 12,000,000 ($252,000 or €214,000), townhouses at EGP 16,000,000 ($336,000 or €285,000), and standalone villas at EGP 25,000,000 ($525,000 or €446,000).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Alexandria?
- How much should you pay for an apartment in Alexandria?
- How much should you pay for a studio in Alexandria?
How do property prices compare between existing and new homes in Alexandria in 2026?
New construction in Alexandria in 2026 typically costs 15% to 25% more per square meter than comparable existing homes in the same location.
This premium exists because newer buildings offer working elevators, dedicated parking, modern security systems, and better finishing standards, plus developers often include installment payment plans that raise the effective price compared to cash resale deals.
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How do property prices vary by neighborhood in Alexandria in 2026?
Smouha is Alexandria's go-to neighborhood for families, offering a mix of older apartments and newer compound developments with prices ranging from EGP 3,000,000 to EGP 14,000,000 ($63,000 to $294,000). The area is popular because of its proximity to schools, hospitals, and everyday services, making it practical for daily life.
San Stefano represents the premium end of Alexandria's market, where prices swing dramatically from EGP 5,000,000 for a standard apartment to EGP 55,000,000 ($105,000 to $1,160,000) for luxury sea-front units. The wide range reflects the difference between inland apartments and those with direct Mediterranean views.
Kafr Abdo is one of Alexandria's most prestigious addresses, featuring villas and high-end apartments priced between EGP 8,000,000 and EGP 30,000,000 ($168,000 to $630,000). Buyers pay a premium here for quiet streets, mature trees, and the neighborhood's established reputation among affluent residents.
You will find a much more detailed analysis by areas in our property pack about Alexandria. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range | Avg per sqm | Avg per sqft |
|---|---|---|---|---|
| Borg El Arab | Value / Space | EGP 1.5M-4M ($32k-$84k) | EGP 12k-20k ($250-$420) | EGP 1,100-1,850 ($23-$39) |
| Abu Qir | Value / Local | EGP 1.8M-4.5M ($38k-$95k) | EGP 16k-24k ($335-$505) | EGP 1,500-2,230 ($31-$47) |
| Agami | Beach / Budget | EGP 1.5M-5M ($32k-$105k) | EGP 15k-25k ($315-$525) | EGP 1,400-2,320 ($29-$49) |
| Mandara | Budget+ / Commute | EGP 2M-6M ($42k-$126k) | EGP 18k-28k ($380-$590) | EGP 1,670-2,600 ($35-$55) |
| Sidi Gaber | Central / Commute | EGP 3M-10M ($63k-$210k) | EGP 28k-45k ($590-$945) | EGP 2,600-4,180 ($55-$88) |
| Sporting | Central / Lifestyle | EGP 3.5M-11M ($74k-$231k) | EGP 30k-48k ($630-$1,010) | EGP 2,790-4,460 ($59-$94) |
| Smouha | Family / Services | EGP 3M-14M ($63k-$294k) | EGP 30k-50k ($630-$1,050) | EGP 2,790-4,650 ($59-$98) |
| Roushdy | Premium / Calm | EGP 5M-16M ($105k-$336k) | EGP 35k-55k ($735-$1,155) | EGP 3,250-5,110 ($68-$107) |
| Stanley | Corniche / Views | EGP 6M-22M ($126k-$462k) | EGP 40k-65k ($840-$1,365) | EGP 3,720-6,040 ($78-$127) |
| Gleem | Corniche / Prime | EGP 6M-25M ($126k-$525k) | EGP 40k-70k ($840-$1,470) | EGP 3,720-6,505 ($78-$137) |
| Kafr Abdo | Luxury / Prestige | EGP 8M-30M ($168k-$630k) | EGP 45k-75k ($945-$1,575) | EGP 4,180-6,970 ($88-$146) |
| San Stefano | Prime / Sea-front | EGP 5M-55M ($105k-$1.16M) | EGP 35k-90k ($735-$1,890) | EGP 3,250-8,365 ($68-$176) |
How much more do you pay for properties in Alexandria when you include renovation work, taxes, and fees?
When buying property in Alexandria in 2026, you should budget for an additional 12% to 30% on top of the listing price to cover closing costs, taxes, and any renovation work.
For a property listed at $200,000 (approximately EGP 9,520,000), expect to pay around $14,000 to $22,000 (EGP 665,000 to EGP 1,050,000) in closing costs and fees, plus $10,000 to $40,000 (EGP 475,000 to EGP 1,900,000) for renovation depending on the scope. This brings your total to roughly $224,000 to $262,000 (EGP 10,660,000 to EGP 12,470,000).
For a property listed at $500,000 (approximately EGP 23,800,000), closing costs and fees would run about $35,000 to $55,000 (EGP 1,665,000 to EGP 2,615,000), with renovation potentially adding $25,000 to $100,000 (EGP 1,190,000 to EGP 4,760,000). Your all-in cost would be approximately $560,000 to $655,000 (EGP 26,655,000 to EGP 31,175,000).
For a luxury property at $1,000,000 (approximately EGP 47,600,000), expect closing costs of $70,000 to $110,000 (EGP 3,330,000 to EGP 5,235,000) and potential renovation expenses of $50,000 to $200,000 (EGP 2,380,000 to EGP 9,520,000). This brings your total investment to roughly $1,120,000 to $1,310,000 (EGP 53,310,000 to EGP 62,355,000).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Alexandria
| Expense | Category | Estimated Cost Range and Details |
|---|---|---|
| Transfer, Registration, Notary, Legal | Fees & Taxes | Approximately 7% to 11% of the purchase price. For a $100,000 property, this means $7,000 to $11,000 (EGP 333,000 to EGP 524,000). These fees cover property registration with the government, notary services for document authentication, and legal review of the title. |
| Agent Commission | Fees | Typically 0% to 2% of the purchase price, though often paid by the seller. If you are responsible, budget around $0 to $2,000 per $100,000 (EGP 0 to EGP 95,000). Clarify with your agent upfront who pays their fee in your transaction. |
| Light Renovation | Renovation | Around 5% to 10% of the purchase price, covering fresh paint, minor repairs, and cosmetic updates. For a $100,000 property, expect $5,000 to $10,000 (EGP 238,000 to EGP 476,000). This level of work is typical for move-in ready properties needing only a refresh. |
| Medium Renovation | Renovation | Approximately 10% to 15% of the purchase price for updating kitchens, bathrooms, or flooring. On a $100,000 property, budget $10,000 to $15,000 (EGP 476,000 to EGP 714,000). This scope is common for older Alexandria apartments that need modernization. |
| Heavy Renovation | Renovation | Between 15% and 25% of the purchase price for structural work, complete interior overhauls, or system replacements. For a $100,000 property, this means $15,000 to $25,000 (EGP 714,000 to EGP 1,190,000). Consider this budget for distressed properties or complete remodels. |
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 Alexandria in 2026 with different budgets?
With $100,000 (approximately EGP 4,760,000) in Alexandria as of January 2026, you could buy a 120 square meter existing apartment in Mandara, a 100 to 120 square meter apartment in an older Smouha building, or a 140 square meter apartment in Borg El Arab where your money stretches further.
With $200,000 (approximately EGP 9,520,000), you could purchase a 160 to 180 square meter family apartment in Smouha with better finishes, a 180 to 200 square meter existing apartment in central Sidi Gaber, or a 140 to 170 square meter newer compound apartment in Smouha with modern amenities.
With $300,000 (approximately EGP 14,280,000), your options include a 200 square meter Corniche-adjacent apartment in Stanley with partial sea views, a 180 to 220 square meter premium apartment in quiet Roushdy, or a 170 to 200 square meter top-end apartment on prime Smouha streets.
With $500,000 (approximately EGP 23,800,000), you could secure a 250 to 300 square meter premium apartment in San Stefano, a 250 square meter Corniche apartment in Gleem with sea views, or potentially an entry-level villa or twin house in newer outlying developments.
With $1,000,000 (approximately EGP 47,600,000), you could buy a high-end sea-front unit in San Stefano with direct Mediterranean views, a prestigious villa in Kafr Abdo when available, or build a portfolio of two to three quality apartments across different neighborhoods.
With $2,000,000 (approximately EGP 95,200,000), the market becomes thin but options exist, including large trophy sea-front apartments in San Stefano, prime Kafr Abdo villas when they come to market, or a diversified portfolio of several Corniche-area properties with renovation budgets included.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Alexandria.
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 Alexandria, 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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Central Bank of Egypt (via BankLive) | Mirrors the official CBE daily exchange rates, which are the standard reference for currency conversion in Egypt. | We used this to convert all Alexandria property prices from Egyptian pounds to US dollars and euros. We relied on the late December 2025 rate as our January 2026 anchor. |
| ValutaFX | Provides transparent historical exchange rate series and averages that allow verification of currency data. | We cross-checked our USD to EGP conversions against their 2025 historical data. We used this as a secondary source to confirm our exchange rate was accurate. |
| Property Finder Egypt | One of Egypt's largest real estate portals with thousands of listings and standardized property data fields. | We analyzed hundreds of Alexandria listings to calculate price ranges, averages, and per-square-meter figures. We used their neighborhood filters to break down prices by area. |
| World Bank Open Data | An international organization with consistent methodology and publicly verifiable economic time series data. | We referenced their inflation data to calculate real versus nominal price changes over time. We used their CPI figures to explain why Egyptian property prices have multiplied over the decade. |
| Global Property Guide | Summarizes transaction costs citing major professional services firms like KPMG and PwC as sources. | We used their Egypt data to estimate buyer-side closing costs as a percentage range. We converted their percentages into concrete dollar and pound examples for different price points. |
| Reuters | A globally recognized news agency with verified reporting on economic and financial developments. | We consulted their coverage of Egypt's IMF reviews and economic conditions. We used this context to explain macroeconomic factors affecting Alexandria's property market. |
| Property Finder - Smouha Listings | Provides real-time listing data for one of Alexandria's most popular residential neighborhoods. | We analyzed Smouha-specific listings to determine price ranges for family-oriented properties. We used this data to create concrete examples of what different budgets can buy. |
| Property Finder - San Stefano Listings | Offers current market data for Alexandria's premium sea-front neighborhood. | We used San Stefano listings to establish the upper end of Alexandria's price range. We analyzed the spread between standard and luxury units to show price variation within one area. |
| Central Agency for Public Mobilization and Statistics (CAPMAS) | Egypt's official statistical agency responsible for national economic and demographic data. | We referenced their housing and inflation statistics for national context. We used their methodology as background for understanding Egypt's property market structure. |
| International Monetary Fund | Provides authoritative economic assessments and program reviews for member countries including Egypt. | We consulted IMF reports on Egypt's economic reforms and their impact on real estate. We used this context to explain currency dynamics affecting property values. |
| Aqarmap Egypt | A major Egyptian real estate portal offering listing data and market insights. | We cross-referenced Property Finder data with Aqarmap listings for validation. We used their search filters to verify neighborhood price ranges. |
| Coldwell Banker Egypt | An established international real estate brand with local market expertise in Egypt. | We consulted their Alexandria listings for high-end property pricing. We used their market presence as validation for luxury segment estimates. |
| JLL MENA | A global real estate services firm providing professional market research across the Middle East. | We referenced their Egypt market reports for context on national trends. We used their analysis to understand how Alexandria fits within Egypt's broader property market. |
| Knight Frank | A leading global property consultancy with presence in emerging markets including Egypt. | We consulted their wealth reports for context on high-net-worth property purchasing. We used their methodology as background for understanding luxury market dynamics. |
| Savills | An international real estate advisor with research coverage of Middle East and North Africa markets. | We referenced their regional market overviews for context. We used their data to validate our understanding of Egyptian property market trends. |
| Oxford Economics | Provides independent economic forecasting and analysis used by governments and businesses worldwide. | We consulted their Egypt economic outlook for macroeconomic context. We used their inflation and GDP projections to frame property market expectations. |
| Numbeo | A crowdsourced cost of living database with property price data across global cities. | We cross-referenced their Alexandria price data with our portal analysis. We used their methodology as a secondary validation source for per-square-meter figures. |
| Daily News Egypt | An English-language Egyptian news source covering business and real estate developments. | We monitored their property market coverage for recent developments. We used their reporting to stay current on Alexandria-specific market news. |
| Al-Ahram | Egypt's oldest and most widely circulated newspaper with comprehensive economic coverage. | We consulted their real estate sections for local market perspectives. We used their reporting to understand Egyptian buyer sentiment and market dynamics. |
| Egypt Today | A leading English-language Egyptian magazine covering business and economic news. | We monitored their property market articles for recent developments. We used their coverage to validate market trends and pricing observations. |
| Trading Economics | Aggregates official economic indicators from central banks and statistical agencies worldwide. | We used their Egypt data to track inflation rates and economic indicators. We referenced their historical series to calculate real price changes over time. |
| XE.com | A widely trusted currency conversion platform used by businesses and travelers globally. | We used XE as an additional cross-check for our currency conversions. We verified that our EGP to USD and EUR rates aligned with market rates. |
| OANDA | A regulated foreign exchange company providing historical and current exchange rate data. | We consulted their historical rate tools to verify currency conversion accuracy. We used their data to confirm our exchange rate methodology was sound. |
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