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In this article, we explain the current housing prices in Cairo in 2026, using the latest market data available for residential property.
We constantly update this blog post, because Cairo property prices change quickly with inflation, exchange rates, construction costs, and buyer demand.
You will find simple price ranges for apartments, villas, townhouses, neighborhoods, taxes, fees, and different buying budgets.
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 Cairo.
Insights
- The average housing price in Cairo in 2026 is around EGP 10.8 million, but the median price is closer to EGP 7.8 million because luxury homes pull the average up.
- A normal buyer in Cairo in 2026 should think in bands: EGP 2 million to 4 million for entry apartments, EGP 6 million to 12 million for middle-market homes, and EGP 45 million or more for villas.
- Listing prices in Cairo are usually higher than final sale prices, with a typical resale gap of about 7% to 12% after negotiation.
- New homes in Cairo in 2026 usually cost about 25% to 45% more than comparable older resale homes, mainly because of compounds, parking, amenities, and payment plans.
- New Cairo and Sheikh Zayed have some of the highest Cairo price per sqm levels, often reaching EGP 90,000 to 160,000+ per sqm in strong projects.
- Older districts such as Nasr City, Mokattam, and lower-priced parts of 6th of October still offer real entry points for buyers with EGP 2 million to 4 million.
- A $200,000 budget in Cairo in 2026 is meaningful, because it can buy an older apartment in Maadi or Heliopolis, or a smaller compound apartment in New Cairo.
- Luxury Cairo homes are a thin market, so buyers above $1 million should expect more negotiation, more legal checks, and bigger differences between asking prices and realistic values.
- Renovation, taxes, broker fees, legal work, and compound costs can add 8% to 18% on a normal resale purchase, and much more for shell-and-core new homes.
What is the average housing price in Cairo in 2026?
The median housing price in Cairo in 2026 is often more useful than the average price because the average is pushed up by villas, duplexes, townhouses, and prime compound units.
We are writing this as of 2026 with the latest data collected from authoritative sources that we manually double checked.
The estimated median housing price in Cairo in 2026 is about EGP 7.8 million, which is around $151,000 or €130,000. The estimated average housing price in Cairo in 2026 is about EGP 10.8 million, which is around $209,000 or €180,000.
For about 80% of residential properties in the Cairo market in 2026, a realistic price range is EGP 2.5 million to EGP 24 million, or about $48,000 to $464,000, or about €42,000 to €401,000.
A realistic entry range in Cairo in 2026 is EGP 1.8 million to EGP 3.8 million, or about $35,000 to $73,000, or about €30,000 to €63,000, which can usually buy an older 90 to 130 sqm apartment in Nasr City, Mokattam, or lower-priced parts of 6th of October.
A typical luxury property range in Cairo in 2026 is EGP 28 million to EGP 90 million, or about $541,000 to $1.74 million, or about €467,000 to €1.50 million, which can buy a new duplex, townhouse, villa, or prime apartment in New Cairo, Sheikh Zayed, New Zayed, Zamalek, or a strong gated compound.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Cairo.
Are Cairo property listing prices close to the actual sale price in 2026?
In Cairo in 2026, resale listing prices are usually about 7% to 12% higher than the final sale price, with a practical central estimate of about 9%.
This gap exists because many Cairo sellers list above their real minimum price, and many online listings are duplicated or remain online after buyer demand has weakened. The gap varies most for older resale apartments, stale listings, and developer units where the real discount may appear through payment terms instead of a lower headline price.
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What is the price per sq m or per sq ft for properties in Cairo in 2026?
As of 2026, the estimated median housing price in Cairo is around EGP 64,000 per sqm, or $1,236 per sqm, or €1,068 per sqm, which equals about EGP 5,950 per sqft, or $115 per sqft, or €99 per sqft. The estimated average housing price in Cairo is around EGP 82,000 per sqm, or $1,584 per sqm, or €1,369 per sqm, which equals about EGP 7,620 per sqft, or $147 per sqft, or €127 per sqft.
The highest price per sqm in Cairo in 2026 is usually found in serviced apartments, branded compound homes, prime villas, and Nile-view apartments, while the lowest price per sqm is usually found in older walk-up apartments or basic resale homes with weaker building quality and weaker resale liquidity.
The highest Cairo price per sqm ranges are usually found in New Cairo, Sheikh Zayed, New Zayed, Zamalek, and prime gated compounds, where typical prices often sit around EGP 90,000 to EGP 160,000+ per sqm. The lowest Cairo price per sqm ranges are usually found in Mokattam, Nasr City, and lower-priced parts of 6th of October, where typical prices often sit around EGP 22,000 to EGP 45,000 per sqm.
How have property prices evolved in Cairo?
Compared with one year earlier, property prices in Cairo in 2026 are estimated to be about 14% to 18% higher in nominal EGP terms. The main reasons are high construction costs, expensive financing, and continued demand from families who still see Cairo real estate as a store of value.
Compared with two years earlier, property prices in Cairo in 2026 are much higher in EGP terms because the 2023 to 2024 repricing period changed the base level of the market. The rise was especially visible in new compounds, where developers had to reprice land, steel, cement, imported finishes, and longer construction timelines.
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 Cairo.
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How do prices vary by housing type in Cairo in 2026?
The formal Cairo residential market in 2026 is mainly apartment-led, with apartments around 66% of available stock, duplexes around 8%, villas around 9%, townhouses around 7%, penthouses around 6%, twin houses around 3%, and serviced apartments or other homes around 1%.
In Cairo in 2026, a standard apartment averages around EGP 8.8 million, or $170,000, or €147,000, while a duplex is closer to EGP 18.5 million, or $357,000, or €309,000. A penthouse is often around EGP 24 million, or $464,000, or €401,000, a townhouse around EGP 28 million, or $541,000, or €467,000, a twin house around EGP 40 million, or $773,000, or €668,000, and a villa around EGP 62 million, or $1.20 million, or €1.04 million.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Cairo in 2026?
In Cairo in 2026, new-build and developer homes usually cost about 25% to 45% more than comparable older resale homes, with a central estimate of about 35%.
This premium exists because newer Cairo projects usually include gated security, parking, facilities, modern layouts, and long payment plans, while older resale apartments can need renovation and may have weaker building management or less clear paperwork.
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How do property prices vary by neighborhood in Cairo in 2026?
In Maadi in 2026, buyers mostly find existing apartments, older villas, and some renovated family homes, with common prices around EGP 6 million to EGP 18 million, or about $116,000 to $348,000, or about €100,000 to €301,000. Maadi is more expensive than many older areas because the neighborhood has green streets, embassies, international schools, and a long-standing expat community.
In Zamalek in 2026, buyers mostly find older but prestigious apartments, large family flats, and some rare Nile-view homes, with common prices around EGP 8 million to EGP 35 million, or about $155,000 to $676,000, or about €134,000 to €584,000. Zamalek prices stay high because the island location is central, walkable, scarce, and strongly associated with prestige.
In New Cairo in 2026, buyers mostly find new apartments, duplexes, townhouses, and villas in compounds, with common prices around EGP 7 million to EGP 30 million, or about $135,000 to $580,000, or about €117,000 to €501,000. New Cairo prices are high because families pay for schools, malls, newer infrastructure, parking, security, and compound amenities.
You will find a much more detailed analysis by areas in our property pack about Cairo. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Area in Cairo | Market feel | Typical home price | Typical price per sqm | Typical price per sqft |
|---|---|---|---|---|
| Nasr City | Entry / local family | EGP 2.5m to 6m / $48k to $116k | EGP 25k to 40k / $483 to $773 | EGP 2.3k to 3.7k / $45 to $72 |
| Mokattam | Budget / first buyer | EGP 2.2m to 5m / $42k to $97k | EGP 22k to 35k / $425 to $676 | EGP 2.0k to 3.3k / $39 to $63 |
| Heliopolis | Established / airport access | EGP 5m to 12m / $97k to $232k | EGP 45k to 70k / $869 to $1,352 | EGP 4.2k to 6.5k / $81 to $126 |
| Dokki | Central commute | EGP 5m to 11m / $97k to $212k | EGP 42k to 65k / $811 to $1,255 | EGP 3.9k to 6.0k / $75 to $117 |
| Mohandessin | Central resale | EGP 4.5m to 10m / $87k to $193k | EGP 38k to 60k / $734 to $1,159 | EGP 3.5k to 5.6k / $68 to $108 |
| Maadi | Expat / green | EGP 6m to 18m / $116k to $348k | EGP 50k to 85k / $966 to $1,642 | EGP 4.6k to 7.9k / $90 to $153 |
| Zamalek | Prestige / central | EGP 8m to 35m / $155k to $676k | EGP 65k to 130k / $1,255 to $2,511 | EGP 6.0k to 12.1k / $117 to $233 |
| Rehab | Family / planned community | EGP 6m to 16m / $116k to $309k | EGP 55k to 85k / $1,062 to $1,642 | EGP 5.1k to 7.9k / $99 to $153 |
| Madinaty | Planned / installment-friendly | EGP 5.5m to 15m / $106k to $290k | EGP 50k to 80k / $966 to $1,545 | EGP 4.6k to 7.4k / $90 to $144 |
| 6th of October | Value compound / west Cairo | EGP 5m to 22m / $97k to $425k | EGP 55k to 95k / $1,062 to $1,835 | EGP 5.1k to 8.8k / $99 to $171 |
| New Cairo | Popular / compound | EGP 7m to 30m / $135k to $580k | EGP 80k to 140k / $1,545 to $2,704 | EGP 7.4k to 13.0k / $144 to $251 |
| Sheikh Zayed / New Zayed | Luxury family / west Cairo | EGP 8m to 45m / $155k to $869k | EGP 90k to 155k / $1,738 to $2,994 | EGP 8.4k to 14.4k / $161 to $278 |
How much more do you pay for properties in Cairo when you include renovation work, taxes, and fees?
In Cairo in 2026, a cautious buyer should usually budget 8% to 18% extra on top of the agreed resale price, and 20% to 40% or more for a shell-and-core or unfinished new home.
For a property around $200,000, or about EGP 10.35 million, extra buying costs and renovation can easily add EGP 1.2 million to EGP 2 million, depending on the building and finish. This means the final cost can land around EGP 11.6 million to EGP 12.4 million, or about $224,000 to $240,000.
For a property around $500,000, or about EGP 25.9 million, extra costs can easily add EGP 2.5 million to EGP 5 million for legal work, broker fees, compound costs, and moderate improvements. This means the final cost can land around EGP 28.4 million to EGP 30.9 million, or about $549,000 to $597,000.
For a property around $1,000,000, or about EGP 51.8 million, extra costs can add EGP 5 million to EGP 10 million or more, especially if the home is in a compound or needs high-end fit-out. This means the final cost can land around EGP 56.8 million to EGP 61.8 million, or about $1.10 million to $1.19 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 Cairo
| Extra cost | Type | Typical cost range in Cairo |
|---|---|---|
| Legal review / lawyer | Fees | Usually around 0.5% to 1.5% of the purchase price. On a $100,000 to $500,000 purchase, that is roughly $500 to $7,500, or about EGP 26,000 to EGP 388,000. |
| Broker commission | Fees | Often around 1% to 2.5% of the purchase price. On a $100,000 to $500,000 purchase, that is roughly $1,000 to $12,500, or about EGP 52,000 to EGP 647,000. |
| Registration / notary / title work | Fees | Often around 0.5% to 3%, but the final amount can be capped or variable depending on the case. Buyers should check the specific file before signing because paperwork can change the real cost. |
| Real-estate transaction tax | Tax | The real-estate transaction tax is 2.5% of the transaction value. It is usually seller-side, but it can still affect the negotiated price, so buyers should not ignore it. |
| Maintenance deposit / club / compound fees | Fees | In many Cairo compounds, this can be around 2% to 8% of the property price. On a $100,000 to $500,000 deal, that can mean about $2,000 to $40,000, or about EGP 104,000 to EGP 2.07 million. |
| Light renovation | Renovation | A simple refresh can cost around EGP 4,000 to EGP 8,000 per sqm, or about $77 to $155 per sqm. This usually covers basic repairs, paint, simple fixtures, and small upgrades. |
| Full renovation | Renovation | A full renovation can cost around EGP 8,000 to EGP 18,000 per sqm, or about $155 to $348 per sqm. This can include bathrooms, kitchens, floors, electrical work, plumbing, and better finishing. |
| High-end fit-out | Renovation | A premium fit-out can cost around EGP 18,000 to EGP 35,000+ per sqm, or about $348 to $676+ per sqm. This is common when a buyer wants luxury finishes or buys a shell-and-core home. |
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 Cairo in 2026 with different budgets?
With $100,000, or about EGP 5.18 million, buyers in Cairo in 2026 can usually target an existing 140 to 170 sqm apartment in Nasr City, an existing 110 to 140 sqm apartment in Mokattam, or an older 90 to 120 sqm apartment in Heliopolis or Mohandessin that may need renovation.
With $200,000, or about EGP 10.35 million, buyers in Cairo in 2026 can usually target an existing 160 to 200 sqm apartment in Maadi, an existing 170 to 220 sqm apartment in Heliopolis, or a new or resale 100 to 140 sqm apartment in New Cairo.
With $300,000, or about EGP 15.53 million, buyers in Cairo in 2026 can usually target a new 130 to 160 sqm apartment in New Cairo, an existing 160 to 220 sqm apartment in Zamalek, or a new or recent 150 to 190 sqm apartment in Sheikh Zayed or New Zayed.
With $500,000, or about EGP 25.88 million, buyers in Cairo in 2026 can usually target a 220 to 260 sqm duplex in Sheikh Zayed, a 210 to 250 sqm townhouse in 6th of October or New Cairo, or a large renovated 220 to 300 sqm apartment in Zamalek or Maadi.
With $1,000,000, or about EGP 51.77 million, buyers in Cairo in 2026 can usually target a 350 to 500 sqm villa in New Cairo, a twin house or standalone villa in Sheikh Zayed or New Zayed, or a large luxury apartment or duplex in Zamalek.
With $2,000,000, or about EGP 103.54 million, there is a real but thin luxury market in Cairo in 2026, with options such as a prime standalone villa in New Cairo, a large villa in Sheikh Zayed or New Zayed, or an exceptional Nile-view apartment or duplex in Zamalek.
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 Cairo, 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 used | Why this source is useful | How we used it for Cairo prices |
|---|---|---|
| JLL, Cairo Living Market Dynamics Q1 2026 | JLL is a major global real estate consultancy that regularly tracks formal residential supply in Cairo. | We used it to anchor the 2026 Cairo market context. We used its stock, pipeline, delivery rhythm, and resale-market slowdown signals to avoid overstating price growth. |
| Knight Frank, Cairo Residential Market Review Q1 2025 | Knight Frank is a major global real estate consultancy and gives direct price-per-sqm benchmarks by Cairo district and property type. | We used it as the main benchmark for New Cairo, Sheikh Zayed, New Zayed, 6th of October, and formal new-build inventory. We adjusted its Q1 2025 values forward to 2026 using observed market direction. |
| Aqarmap Egypt Index | Aqarmap is one of Egypt’s main real estate portals and reflects listing activity, demand, and resale-market sentiment. | We used it to cross-check resale-market movement and demand weakness. We did not use it alone because portal listings can overstate final transaction prices. |
| Global Property Guide, Egypt Residential Property Market Analysis 2026 | Global Property Guide aggregates Egyptian housing index data and gives a useful view of nominal and inflation-adjusted movement. | We used it to triangulate one-year and longer-term price changes. We compared its price movement with the Cairo ranges from consultancy and portal sources. |
| Central Bank of Egypt, Exchange Rates | The Central Bank of Egypt is the official source for EGP exchange rates. | We used the June 2026 market rates of about EGP 51.77 per USD and EGP 59.90 per EUR. We converted all EGP prices into USD and EUR with these rates. |
| Central Bank of Egypt, Inflation Rates | The Central Bank publishes official headline and core inflation indicators for Egypt. | We used the latest official inflation reading available before June 2026. We used it to estimate whether Cairo home prices rose in real terms or only in nominal EGP terms. |
| CAPMAS official statistics portal | CAPMAS is Egypt’s official statistics agency and is useful for macro and population context. | We used it to cross-check inflation, population, and official background data. We did not use it as a granular Cairo house-price index because CAPMAS does not publish that kind of neighborhood-level price data. |
| Egyptian Real Estate Tax Authority | The Real Estate Tax Authority is the official public authority for Egypt’s real-estate tax framework. | We used it to explain recurring real-estate tax and the official tax context. We combined it with transaction-tax information to estimate the extra buying costs a buyer should expect. |
| Ahram Online, Ministry of Finance statement on transaction tax | Ahram Online is a national outlet and the article reports a direct Ministry of Finance position. | We used it to confirm that Egypt’s real-estate transaction tax remained 2.5%. We treated it as a tax-policy cross-check, not as a property-price source. |
| UN-Habitat Egypt urbanization profile | UN-Habitat is a UN agency focused on cities, housing, and urban development. | We used it to explain why Greater Cairo has persistent housing demand. We used it as background for population pressure and urban concentration, not as a price source. |
| Central Bank of Egypt, currency conversion check | The same official exchange-rate source is important because small currency changes can change USD and EUR price estimates. | We used it again as a conversion control before rounding the tables. We rounded numbers to keep the blog post easy to read for non-professional buyers. |
| JLL, Cairo supply and pipeline check | JLL is useful not only for prices, but also for understanding supply, delivery timing, and the formal development market. | We used it again to check whether rising prices were supported by supply conditions. We also used it to explain why price growth is still positive but less aggressive than in 2023 and 2024. |
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