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Alexandria's property market shows significant activity in 2025, with average apartment prices ranging from EGP 3,000-5,000 per square meter and villas starting from $250,000.
Property prices have risen 6% citywide compared to last year, with some neighborhoods like Nasr City experiencing growth of up to 52%, making Alexandria an increasingly attractive market for both investors and residents looking for Mediterranean coastal living.
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Alexandria's residential market offers apartments from EGP 3,000-5,000/sqm and villas from $250,000, with citywide prices up 6% year-over-year.
El Sheikh Zayed leads rental yields at 7.39%, while Nasr City shows the fastest price appreciation at 52% annual growth.
| Property Type | Average Price Range | Key Markets |
|---|---|---|
| Apartments | EGP 3,000-5,000/sqm | City Center, Smouha |
| Premium Apartments | EGP 10,000-15,000/sqm | El Sheikh Zayed, El Maadi |
| Villas | EGP 8,000-12,000/sqm | Nasr City, gated communities |
| Luxury Villas | EGP 25,000+/sqm | North Coast, beachfront |
| Coastal Chalets | $80,000-$400,000 | San Stefano, Al Agamy |
| Off-plan Units | $60,000-$200,000 | New developments citywide |
| Purchase Costs | 4-8% of property value | Fees, taxes, registration |
What is the current average asking price for residential property in Alexandria by type?
As of September 2025, Alexandria's residential market shows clear price distinctions across property types.
Apartments in popular neighborhoods average EGP 3,000-5,000 per square meter, translating to approximately $40,000-$140,000 for 1-3 bedroom units. Premium apartments in upscale areas like El Sheikh Zayed command EGP 10,000-15,000 per square meter, while luxury waterfront properties can reach EGP 22,450 per square meter.
Villas start at EGP 8,000-12,000 per square meter for standard properties, with prices beginning around $250,000. Gated community villas range from EGP 12,000-18,000 per square meter, while beachfront villas exceed EGP 25,000 per square meter. The villa market particularly benefits from Alexandria's coastal location and established infrastructure.
Off-plan developments offer entry points from $60,000-$200,000, often featuring flexible payment plans that appeal to both investors and end-users. Coastal chalets, popular for vacation homes and rental investments, range from $80,000-$400,000 depending on location and amenities.
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How do average prices vary across different neighborhoods in Alexandria?
Alexandria's neighborhood pricing reflects distinct lifestyle preferences and investment characteristics across the city.
| Neighborhood | Avg. Price/sqm (EGP) | Rental Yield | Investment Profile |
|---|---|---|---|
| El Sheikh Zayed | 24,900 | 7.39% | Upscale, high demand area |
| Nasr City | 21,100 | 6.00% | Fastest growth (+52% YOY) |
| El Maadi | 21,950 | 5.38% | Family-friendly suburban |
| North Coast | 26,100 | 4.5% | Premium coastal lifestyle |
| City Center | 7,300 | 6.70% | Affordable, high yields |
| King Mariout | Below city average | N/A | Affordable, emerging area |
| Smouha | Moderate pricing | Strong yields | Great value, emerging |
What are typical price differences by property size across main property types?
Property pricing per square meter in Alexandria follows predictable patterns based on size and type.
Standard apartments typically cost EGP 3,000-5,000 per square meter, while premium apartments in sought-after locations command EGP 10,000-15,000 per square meter. Luxury waterfront apartments reach up to EGP 22,450 per square meter, reflecting Alexandria's premium coastal positioning.
Villa pricing starts at EGP 8,000-12,000 per square meter for standard properties, rising to EGP 12,000-18,000 per square meter in gated communities. Beachfront villas exceed EGP 25,000 per square meter, with some premium coastal properties commanding even higher rates due to direct sea access and exclusive locations.
Smaller apartments tend to yield better returns per square meter, following an inverse correlation between size and investment efficiency. This makes compact units particularly attractive for rental investment strategies in Alexandria's growing market.
The size premium becomes more pronounced in luxury segments, where buyers pay significantly more for additional space in prestigious neighborhoods like San Stefano and El Sheikh Zayed.
What is the total cost of purchasing property today including all fees and taxes?
Property purchase costs in Alexandria extend beyond the asking price through various mandatory fees and taxes.
Transfer tax represents 2.5% of the property value, typically paid by the seller but often passed to buyers in negotiations. Registration fees range from 1-3% of property value, while stamp duty adds another 0.5% to transaction costs.
Notary and legal fees contribute 1-3% of the purchase price, essential for proper documentation and legal compliance. New properties from developers include 14% VAT, significantly impacting total acquisition costs for off-plan purchases.
Annual property tax equals 10% of net rental value after a 30% deduction, creating ongoing ownership expenses. Unlike many markets, Egypt doesn't impose capital gains tax on individual property sales, reducing exit costs for investors.
Total purchase expenses typically range from 4-8% of the property price, meaning a EGP 1 million property incurs additional costs of EGP 40,000-80,000 beyond the purchase price.
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What are estimated monthly mortgage payments and total costs if financing via mortgage?
Mortgage financing in Alexandria presents different options depending on income levels and property types.
Down payment requirements range from 15-30% through private banks, with government schemes offering 10% down payments for qualifying buyers. Interest rates vary significantly between 16-22% for private market mortgages and 3-8% for government-subsidized programs, though the latter includes income caps.
Loan terms extend up to 20-30 years, allowing buyers to spread payments over extended periods. For a EGP 1 million property with government financing at 8% over 30 years, monthly payments approximate EGP 6,175 after the required down payment.
Private market mortgages may carry effective APRs exceeding 20% in 2025 due to inflation and central bank rate policies, making government programs significantly more attractive for eligible buyers.
Total loan costs over the full term can double or triple the original borrowed amount, particularly with higher interest rate private financing, making careful calculation essential for long-term financial planning.
How have average property prices in Alexandria changed compared to one year ago?
Alexandria's property market experienced substantial growth over the past year, outpacing many regional markets.
Citywide apartment prices increased 6% year-over-year, representing solid appreciation across all property types. This growth reflects increased demand from both domestic buyers and international investors attracted to Alexandria's coastal lifestyle and relative affordability.
Specific neighborhoods showed dramatic variations, with Nasr City leading at 52% annual growth and Old Town rising 31.3%. These exceptional increases reflect infrastructure improvements and renewed investor confidence in traditionally undervalued areas.
Transaction volumes increased 5% alongside price appreciation, indicating genuine market demand rather than speculative pricing. Premium and waterfront properties experienced 15-25% price increases, driven by limited coastal supply and growing luxury market demand.
The consistent price growth across diverse neighborhoods demonstrates broad-based market strength rather than isolated speculation in Alexandria's residential sector.
How have average property prices changed compared to five years ago?
Alexandria's five-year property performance shows sustained appreciation across the market.
Overall property values rose 48% since 2020, representing nearly 10% average annual appreciation. This consistent growth reflects Alexandria's fundamental strengths including population growth, infrastructure development, and coastal scarcity.
Annual appreciation rates vary by neighborhood, with El Sheikh Zayed achieving 6-8% yearly growth, Nasr City maintaining 4-6% annual increases, and City Center delivering steady 2-4% appreciation. These differences reflect varying development stages and market maturity levels.
The 48% five-year increase significantly outpaced inflation, creating real wealth gains for property owners. This performance positioned Alexandria favorably compared to other Egyptian cities and regional markets during the same period.
Long-term holders in premium neighborhoods particularly benefited, with some waterfront and luxury properties achieving appreciation rates well above the market average throughout this timeframe.
What is the short-term price forecast for property prices in Alexandria?
Alexandria's property market outlook for the next year appears strongly positive according to expert analysis.
Market experts forecast property price increases of 10-30% citywide in 2025-2026, with Alexandria likely achieving the upper range of 20-25% due to continued strong demand. This optimistic projection reflects infrastructure investments, population growth, and limited coastal land supply.
Continued inflation pressures and government infrastructure spending support higher price expectations across all property types. The coastal location provides additional price support as domestic and regional buyers seek Mediterranean lifestyle opportunities.
Premium neighborhoods and waterfront properties may exceed general market appreciation due to supply constraints and growing luxury demand. The combination of limited coastal development land and increasing affluent buyer interest creates particularly strong pricing pressure in these segments.
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What is the medium-term outlook for property price trends over five years?
Alexandria's five-year property outlook indicates sustained growth driven by fundamental market strengths.
Market projections suggest steady growth with a compound annual growth rate (CAGR) of approximately 11% from 2025-2029. This sustained appreciation reflects Alexandria's positioning as Egypt's premier coastal city with limited developable land along the Mediterranean.
High-demand and prime areas are expected to outperform the market average, particularly neighborhoods with direct coastal access, established infrastructure, and proximity to major employment centers. These areas benefit from both scarcity value and increasing affluent population growth.
Infrastructure developments including expanded transportation networks, new commercial centers, and tourism investments provide additional support for medium-term price appreciation. Government commitment to Alexandria's development as a regional hub reinforces positive market fundamentals.
The combination of population growth, economic development, and geographic constraints creates a favorable supply-demand balance supporting continued price appreciation throughout the forecast period.
What is the long-term projection for average prices over ten years?
Alexandria's ten-year property outlook builds on strong historical performance and favorable fundamentals.
The market achieved 48% appreciation over the previous decade, establishing a foundation for continued long-term growth. Fundamental drivers including job growth, population expansion, and land scarcity suggest solid long-term potential, particularly for well-located properties.
Upscale and strategically located properties are expected to outperform the general market due to increasing wealth concentration and limited premium coastal supply. The Mediterranean coastline provides natural development constraints that support long-term value appreciation.
Economic diversification initiatives, tourism development, and Alexandria's role as a regional commercial hub create multiple growth drivers beyond residential demand alone. These factors provide stability and growth potential throughout economic cycles.
Long-term investors should focus on quality locations with infrastructure access, as these properties typically achieve the strongest appreciation while maintaining rental demand during market fluctuations.
Which neighborhoods and property types offer the smartest value for residential living?
Alexandria offers distinct value propositions depending on lifestyle preferences and budget considerations.
For best overall value, Smouha provides excellent rental yields in an emerging area with strong growth potential, while City Center offers affordability with good access to employment and amenities. Both neighborhoods provide entry points for first-time buyers without sacrificing long-term appreciation potential.
Family-oriented buyers should consider El Maadi and Nasr City, offering suburban amenities with rapid appreciation potential and new infrastructure development. These areas provide quality schools, parks, and community facilities essential for family living.
Prestige seekers can target San Stefano and El Sheikh Zayed for premium living with sea views and luxury amenities. While more expensive, these neighborhoods offer exceptional lifestyle quality and strong long-term value retention.
Budget-conscious buyers should explore King Mariout and City Center for affordability, though these areas require careful property selection to ensure good long-term value appreciation and rental potential.
What are the best property types and areas for rental investment or resale returns?
Alexandria's investment landscape offers multiple strategies depending on return objectives and risk tolerance.
1. **Highest rental yields**: El Sheikh Zayed (7.39%), City Center (6.7% for 2-bedroom), and apartments in active family-focused neighborhoods2. **Best capital growth**: Nasr City, El Sheikh Zayed, and North Coast properties with seasonal premium potential3. **Short-term rental opportunities**: Coastal apartment units in San Stefano, Al Agamy, and properties near tourist and cultural sites4. **Long-term rental demand**: Modern apartments in Smouha, Sidi Gaber, and compound developments targeting upmarket tenants, expatriates, and professional families5. **Size optimization**: Smaller apartments typically provide better returns following inverse correlation between size and yield efficiencyShort-term rental properties benefit from Alexandria's growing tourism sector and seasonal demand, particularly in coastal areas with easy beach access. These properties command premium rates during peak seasons while maintaining steady occupancy from business travelers year-round.
Long-term rental investments should focus on modern apartments in established neighborhoods with good infrastructure, as these attract stable, higher-income tenants willing to pay premium rents for quality accommodations.
Capital growth investments perform best in areas with confirmed development plans, infrastructure improvements, or supply constraints that support sustained price appreciation over time.
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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.
Alexandria's property market in 2025 presents compelling opportunities across multiple price points and investment strategies.
With citywide price appreciation of 6% annually and some neighborhoods achieving over 50% growth, the market demonstrates both stability and exceptional growth potential for informed investors and residents.
Sources
- Sands of Wealth - Alexandria Property Market Analysis
- Sands of Wealth - Best Alexandria Investment Neighborhoods
- Sands of Wealth - Alexandria Price Forecasts
- ApartHotel - Egypt Market Analysis
- Sands of Wealth - Egypt Property Taxes
- Wise - Buying Property in Egypt Guide
- Select Realty - Egypt Property Taxes 2025
- Sands of Wealth - Egypt House Prices
- Egypt Real Estate Authority - Mortgage Rates
- Egypt Real Estate Authority - Mortgage Qualification 2025
-Alexandria Property Buying Process Guide
-How Much Does Property Cost in Alexandria
-Alexandria Property Guide for Foreigners
-How to Buy a House in Alexandria
-Average Apartment Prices in Alexandria Egypt
-Average Rental Yield in Alexandria