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Property prices in Cairo have surged dramatically in 2025, with average costs ranging from EGP 19,250 to EGP 27,600 per square meter in prime areas.
As of September 2025, the Cairo property market shows strong momentum across all segments, with apartments in the New Administrative Capital and New Cairo commanding the highest prices while emerging areas like New Alamein and Mostakbal City offer more accessible entry points for investors.
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Cairo's property market is experiencing unprecedented growth with prices rising 20-30% year-on-year in most areas and up to 50% in premium locations.
Smart buyers are focusing on smaller apartments in emerging districts and government-backed new cities for the best combination of affordability and capital appreciation potential.
| Area | Apartment Price (EGP/sqm) | Villa Price (EGP/sqm) | Investment Potential |
|---|---|---|---|
| New Administrative Capital | 27,600 | 26,850 | High - Government hub |
| New Cairo (5th Settlement) | 23,800 | 21,450 | High - Established luxury |
| Sheikh Zayed | 24,900 | 24,400 | Medium-High - Family areas |
| 6th of October | 19,250 | 23,050 | Medium - Good value |
| Mostakbal City | 18,500 | 19,850 | Very High - Emerging |
| Badr | 9,450 | 13,850 | High - Budget entry |
What's the average price per square meter in Cairo right now?
As of September 2025, apartment prices in Cairo range from EGP 19,250 to EGP 27,600 per square meter in prime areas.
The New Administrative Capital leads the market with prices reaching EGP 27,600 per sqm for quality apartments, followed closely by New Cairo's Fifth Settlement at EGP 23,800 per sqm. Sheikh Zayed maintains strong pricing at EGP 24,900 per sqm, while 6th of October offers more affordable options starting at EGP 19,250 per sqm.
Commercial properties command significantly higher prices, averaging around EGP 157,629 per sqm, with prime retail and office spaces often trading well above EGP 200,000 per sqm in central locations. The wide price range reflects Cairo's diverse market segments, from budget-friendly developments to luxury compounds.
Budget areas like Badr offer entry-level opportunities at EGP 9,450 per sqm, making property ownership accessible to a broader range of buyers. These price variations create multiple investment strategies depending on your budget and objectives.
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How do prices vary by property type in Cairo?
Apartments and villas show different pricing patterns across Cairo's neighborhoods.
Villas generally command premium prices, ranging from EGP 21,400 to EGP 26,850 per sqm in established areas like El Maadi, 6th of October, and Sheikh Zayed. The New Administrative Capital shows nearly equal pricing between apartments and villas at around EGP 27,000 per sqm, reflecting the area's master-planned development approach.
Commercial properties operate in a completely different price bracket, with average sale prices around EGP 157,629 per sqm, though prime retail or office spaces in central business districts can exceed EGP 200,000 per sqm. These properties attract institutional investors and businesses seeking high-visibility locations.
Luxury developments and new construction consistently fetch the highest rates within each category, while older buildings or properties in fringe neighborhoods offer more accessible entry points. The gap between luxury and standard units can be substantial, sometimes reaching 100% or more in premium locations.
Which neighborhoods are most expensive, up-and-coming, and budget-friendly?
Cairo's property market clearly segments into distinct price tiers based on location and development status.
The most expensive areas include the New Administrative Capital, New Cairo's Fifth Settlement, Zamalek, and Sheikh Zayed, where luxury units can reach EGP 260,000 per sqm. These neighborhoods offer established infrastructure, security, and lifestyle amenities that justify premium pricing.
Up-and-coming areas present the best growth potential, including New Alamein, Mostakbal City, East Cairo, El Obour, and El Shorouk, with prices ranging from EGP 18,500 to EGP 35,000 per sqm. These locations benefit from ongoing government investment and infrastructure development.
Budget-friendly options include Badr at EGP 9,450 per sqm and select developments in 6th of October City, plus Alexandria at EGP 7,300 per sqm for those willing to consider locations outside Cairo proper. These areas offer the most accessible entry points for first-time buyers and value-focused investors.
How do prices differ by property size?
Property size creates an inverse relationship with price per square meter in Cairo's market.
Smaller apartments, particularly studios and one-bedroom units, command higher prices per sqm due to strong rental demand and lower absolute purchase prices. These compact units appeal to young professionals and investors seeking manageable entry costs with solid rental yields.
Larger apartments and villas typically show discounted per-sqm pricing but require substantially higher total investment. A 200-sqm villa will cost less per sqm than a 50-sqm studio, but the total outlay increases dramatically, limiting the buyer pool and affecting liquidity.
Mid-sized properties (80-120 sqm) often represent the sweet spot, balancing reasonable per-sqm costs with manageable total prices. These units attract families and long-term residents, creating stable demand and consistent appreciation patterns.
The size effect becomes more pronounced in luxury developments, where larger units can see per-sqm discounts of 15-25% compared to smaller units in the same building.
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What's the total purchase cost including fees and taxes?
Total transaction costs typically add 4-7% to the property's purchase price in Cairo.
Transfer tax represents the largest single cost at 2.5% of the sale value, though this is normally paid by the seller. Buyers face registration fees of 1-3% of the property value, depending on the specific transaction and location within Cairo.
Annual property tax applies at 10% of net rental value after deductions, primarily affecting high-value properties. This ongoing cost factor should be considered for long-term ownership planning, especially for investment properties.
Additional costs include agency fees (typically 1-2% for the agent), legal fees ranging from EGP 10,000 to EGP 25,000, and utility connection fees for new properties. These seemingly small expenses can accumulate quickly on larger transactions.
Smart buyers budget an additional 6-8% above the agreed purchase price to cover all transaction costs comfortably, ensuring no surprises during the closing process.
How do mortgages affect affordability and costs?
Mortgage availability significantly impacts Cairo's property market dynamics and buyer behavior.
Egyptian citizens and select foreigners can access mortgages through banks and public initiatives, with subsidized options available for low and middle-income buyers. Market-rate loans carry interest rates that often exceed inflation, increasing total ownership costs but making properties accessible to more buyers.
Mortgage qualification depends on age, income stability, and credit score, with banks typically requiring 20-30% down payments for standard loans. Government-backed programs may offer more favorable terms for qualified applicants, particularly first-time buyers.
The availability of financing boosts demand, especially for affordable and mid-market units, which drives prices higher in those segments. This creates a feedback loop where increased affordability through mortgages leads to higher prices over time.
Investors should consider mortgage costs when calculating returns, as financed properties may show different yield profiles compared to cash purchases, particularly given Egypt's interest rate environment.
What are concrete examples of current purchase prices?
Real purchase examples demonstrate the wide range of opportunities across Cairo's property market.
| Area | Property Type | Size Range | Price Range |
|---|---|---|---|
| New Administrative Capital | 1BR Apartment | 70-90 sqm | EGP 4-6 million |
| New Cairo (5th Settlement) | 4BR Villa | 300-400 sqm | EGP 16-25 million |
| Sheikh Zayed | Townhouse | 200-250 sqm | EGP 8-15 million |
| 6th of October | Duplex | 150-200 sqm | EGP 7-12 million |
| Budget Areas | Studio | 40-60 sqm | EGP 2.5-4 million |
How have prices changed over recent years?
Cairo's property market has experienced dramatic price appreciation, particularly accelerating in 2024 and 2025.
Over the past year, residential prices surged 20-30% across most of Cairo, with luxury and prime districts growing even faster. Hot spots like East Cairo and North Coast developments saw increases up to 50% year-on-year, driven by strong demand and limited supply.
Looking at the five-year period, compound annual growth rates (CAGR) in the residential segment have ranged from 14-25%, with standout years including 2023 and 2025 seeing jumps exceeding 40% and 30% respectively. These figures reflect nominal growth and may not always be adjusted for inflation.
Smaller and mid-market units demonstrated the most resilient appreciation patterns, benefiting from strong rental demand and mortgage accessibility. This trend reflects Cairo's growing middle class and urbanization pressures creating sustained demand for moderately-sized properties.
The acceleration in price growth reflects broader economic factors including currency depreciation, inflation, and increased construction costs, making real estate an attractive hedge against monetary devaluation.
What's the forecast for Cairo property prices?
Property price forecasts for Cairo remain strongly positive across multiple time horizons.
For 2025-2026, analysts project another 10-30% price increase, driven by continued demand, inflation pressures, and ongoing depreciation of the Egyptian pound. This forecast reflects both fundamental market dynamics and macroeconomic conditions favoring real assets.
The medium-term outlook (2026-2030) suggests the residential market will grow at a 10-11% CAGR, with the New Administrative Capital and New Cairo expected to outperform due to infrastructure investments and population relocation. These areas benefit from government support and planned development.
Over the next decade, continued urbanization and government-backed development projects should drive sustained appreciation, though at a potentially moderating pace if supply increases to meet demand. The long-term outlook remains positive given Egypt's demographic trends and economic development plans.
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How does Cairo compare with other major cities?
Cairo's property market positioning shows competitive advantages within the regional context.
Cairo remains significantly more affordable than established markets like Istanbul, Dubai, or Tel Aviv for both luxury and mid-tier properties. This affordability gap, combined with strong price momentum, positions Cairo among the more attractive emerging markets in the MENA region.
Rental yields in Cairo average 4-6% for residential properties, sometimes reaching higher levels in up-and-coming areas where capital appreciation combines with strong rental demand. These yields compare favorably with many mature markets where yields have compressed due to price appreciation.
Premium districts such as New Cairo and Sheikh Zayed now rival secondary districts in mature markets for both pricing and amenities. This convergence reflects Cairo's rapid development and growing appeal to international buyers and residents.
The combination of lower entry costs, higher yields, and strong growth prospects makes Cairo particularly attractive for investors seeking emerging market exposure with developed-market amenities in select areas.
What are the smartest purchase strategies for different goals?
Optimal purchase strategies vary significantly based on intended use and investment objectives.
For self-living, New Cairo, Fifth Settlement, and Sheikh Zayed offer the best combination of security, infrastructure, and international schools. Mid to high-end compounds in these areas provide premium lifestyle returns and strong community amenities for families and professionals.
Short-term rental strategies should focus on North Coast developments, Downtown Cairo, and New Administrative Capital's hotel-branded developments, which show highest tourist appeal and projected occupancy rates. These locations benefit from business and leisure travel demand.
Long-term rental investments perform best in Maadi, Zamalek, and New Cairo, where strong expat and affluent Egyptian demand creates stable rental income. These established neighborhoods offer reliable tenant pools and consistent rental growth.
For resale and capital appreciation, up-and-coming areas like New Alamein, Mostakbal City, El Obour, and El Shorouk offer the highest growth potential, benefiting from government development plans and infrastructure investment.
What are the best overall options for new buyers?
Smart entry strategies for 2025 focus on maximizing value while positioning for future growth.
Smaller, efficiently planned apartments and townhouses represent the best opportunities to capture rental demand while benefiting from near-term value appreciation. These properties offer the ideal balance of affordability and income potential for new investors.
Luxury and branded residential units in government-backed "new cities" provide excellent options for long-term holds or resale strategies. These developments benefit from institutional support and planned infrastructure development.
Taking advantage of developer payment plans, often spanning 5-8 years with low down payments, allows leveraged growth exposure, especially in emerging compounds where future appreciation potential is highest. These flexible terms make larger investments accessible to more buyers.
Budget-conscious buyers should target areas like Badr, El Shorouk, and other developing locations for the best combination of current value and future growth potential. These areas offer authentic entry points into Cairo's property market with significant upside potential.
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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.
Cairo's property market in 2025 presents compelling opportunities across multiple price segments and investment strategies.
Success requires understanding the nuanced differences between neighborhoods, property types, and timing considerations to maximize both lifestyle and financial returns.