What is the average property price in Cairo?

Authored by the expert who managed and guided the team behind the Egypt Property Pack

Yes, the analysis of Cairo's property market is included in our pack

Who is the author of this content?

SANDS OF WEALTH

A team specialized in real estate investing in MENA countries (Morocco, UAE, Oman, etc.)

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Cairo. If you'd like to learn more about us, you can check our presentation page.

What are the current average property prices in Cairo by neighborhood?

As of September 2025, Cairo's property market shows significant price variations across different neighborhoods and districts.

Premium areas command the highest prices, with the New Administrative Capital leading at EGP 27,600 per square meter for apartments. Zamalek, Cairo's upscale island district, matches this price point for luxury apartments. New Cairo's 5th Settlement follows closely at EGP 23,800 per square meter for apartments, while Sheikh Zayed averages EGP 24,900 per square meter.

Mid-range and emerging areas offer more accessible entry points. 6th of October City apartments average EGP 19,250 per square meter, while Ain El Sokhna coastal properties reach EGP 21,700 per square meter. El Obour City has experienced dramatic price growth, jumping from EGP 7,000 in 2023 to EGP 35,000 per square meter in 2025.

Budget-friendly options remain available in Alexandria, where apartments average just EGP 7,300 per square meter, making it the most affordable major city option for Cairo-area property investment.

It's something we develop in our Egypt property pack.

How do prices differ between apartments, houses, villas, and luxury properties?

Property type significantly impacts pricing across Cairo's real estate market, with distinct patterns emerging between residential categories.

Apartments generally trade at higher per-square-meter rates than villas in premium areas. In the New Administrative Capital, apartments cost EGP 27,600 per square meter while villas average EGP 26,850 per square meter. New Cairo shows a larger gap, with apartments at EGP 23,800 per square meter compared to villas at EGP 21,450 per square meter.

Villas command premium pricing in certain developments, particularly in Sheikh Zayed where villas average EGP 24,400 per square meter versus apartments at EGP 24,900 per square meter. 6th of October City shows the most significant difference, with villas reaching EGP 23,050 per square meter while apartments stay at EGP 19,250 per square meter.

Luxury properties in Zamalek represent the market's peak, focusing exclusively on high-end apartments at EGP 27,600 per square meter. Budget markets like Alexandria maintain consistent ratios, with villas at EGP 13,850 per square meter compared to apartments at EGP 7,300 per square meter.

What is the typical cost per square meter for different property types and areas?

What are the average total purchase prices including fees, taxes, and closing costs?

Total property purchase costs in Cairo extend beyond the base property price to include various fees and taxes that typically add 5-8% to the final transaction value.

Registration fees range from EGP 500 to EGP 2,000 depending on property value. Solicitor fees typically cost 1-3% of the property value, while state registration adds exactly 3% of the property's value. Utilities setup costs approximately EGP 12,000 across most developments.

For a typical EGP 2 million apartment purchase, buyers should budget EGP 112,000 to EGP 132,000 in total closing costs. A EGP 2.85 million apartment in New Cairo would incur approximately EGP 142,500 to EGP 228,000 in additional fees and taxes.

Property transfer taxes, legal documentation, and banking fees constitute the majority of these additional costs. Foreign buyers may face slightly higher legal fees due to additional documentation requirements for international transactions.

Don't lose money on your property in Cairo

100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.

Download Now

How much do buyers usually need to pay upfront and what mortgage options are available?

Cairo property buyers typically need substantial upfront payments, with down payment requirements generally set at 30% of the property value for foreign purchasers.

Egyptian banks offer mortgages to expatriates covering up to 70-80% of property value, though terms remain more restrictive than domestic buyers face. Loan terms typically span 5-15 years with interest rates ranging from 15-20% annually. Major lenders require proof of income, residency documentation, and often employment verification.

For a EGP 2.85 million New Cairo apartment, buyers need approximately EGP 855,000 as a down payment, financing the remaining EGP 1.995 million through mortgage arrangements. Monthly payments on this amount would approximate EGP 25,000-30,000 depending on term length and negotiated interest rates.

Some developers offer payment plans for off-plan properties, allowing buyers to spread payments over construction periods. These arrangements can reduce initial cash requirements but often carry premium pricing compared to cash purchases.

Which areas are most expensive, budget-friendly, and emerging?

Cairo's property market divides clearly into distinct price categories, each serving different investor profiles and budgets.

Most expensive areas include the New Administrative Capital and Zamalek at EGP 27,600 per square meter, followed by Sheikh Zayed at EGP 24,900 per square meter and New Cairo at EGP 23,800 per square meter. These premium zones offer modern infrastructure, government investment, and established amenity networks.

Budget-friendly options center on Alexandria at EGP 7,300 per square meter for apartments, representing the most accessible entry point for property investment. 6th of October City provides middle-ground pricing at EGP 19,250 per square meter while maintaining strong growth prospects.

Emerging areas show the strongest appreciation potential, led by El Obour City which increased from EGP 7,000 to EGP 35,000 per square meter between 2023 and 2025. The New Administrative Capital continues expanding with major government backing, while 6th of October City benefits from ongoing infrastructure development projects.

It's something we develop in our Egypt property pack.

Can you give example purchase prices for different property sizes and areas?

Specific property examples across Cairo's market demonstrate the wide range of investment options available to buyers in September 2025.

In New Cairo, a typical 2-bedroom apartment spanning 120 square meters costs between EGP 2.8 million and EGP 3.4 million. Sheikh Zayed villas covering 200 square meters range from EGP 4.8 million to EGP 5.2 million, reflecting the premium attached to villa properties in established neighborhoods.

Zamalek luxury apartments offer prime downtown living, with 150 square meter units priced between EGP 4.1 million and EGP 4.8 million. Budget-conscious buyers can find studio apartments in 6th of October City, where 45 square meter units cost EGP 850,000 to EGP 950,000.

Alexandria provides the most affordable large apartment options, with 3-bedroom units spanning 140 square meters available for EGP 1 million to EGP 1.4 million. North Coast chalets covering 96 square meters range from EGP 2.5 million to EGP 4 million, depending on beachfront proximity and development quality.

If you want to live in Cairo, which areas and property types offer the best value?

Living in Cairo requires balancing affordability with quality of life factors including infrastructure, amenities, and transportation access.

6th of October City offers the best overall value for residents, combining reasonable prices at EGP 19,250 per square meter with modern infrastructure and developed amenities. New Cairo provides excellent value at EGP 23,800 per square meter, offering superior infrastructure, international schools, and shopping centers that justify the premium over other areas.

For budget-conscious residents, Alexandria apartments at EGP 7,300 per square meter provide coastal living with established infrastructure, though commuting to Cairo requires consideration. Studio and 1-bedroom apartments in 6th of October represent optimal value for single residents or young couples.

Family buyers should focus on New Cairo or Sheikh Zayed for access to international schools, healthcare facilities, and family-oriented amenities. These areas offer the best combination of modern living standards and reasonable pricing for long-term residence.

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 you want to rent out, what are the best areas for short-term versus long-term rentals?

Cairo's rental market offers distinct opportunities for different rental strategies, with yield potential varying significantly by location and property type.

Long-term rental investments perform best in established residential areas with consistent demand from local professionals and expatriates. New Cairo generates 7-10% rental yields, while Sheikh Zayed and 6th of October City produce 6-8% annual returns. Mohandessin offers exceptional yields up to 13%, particularly for smaller apartment units.

Short-term rental opportunities concentrate in areas with tourist appeal and business travel demand. New Cairo attracts business travelers and short-term residents, while North Coast properties capitalize on seasonal tourism demand. These areas command premium daily rates during peak seasons but require active management and marketing.

Small apartments consistently outperform larger units in rental yield calculations, making studio and 1-bedroom properties in prime locations particularly attractive for rental investors. The average gross rental yield across Cairo reaches 6.77%, with premium locations and smaller units driving higher returns.

If you want to buy and resell later, which neighborhoods are the smartest bets?

Capital appreciation strategies in Cairo should focus on areas experiencing rapid development, government investment, and infrastructure expansion.

The New Administrative Capital represents the strongest appreciation bet, benefiting from massive government investment as Egypt's planned administrative center. Property values have increased 50-70% year-over-year in 2025, with continued growth expected as government offices and businesses relocate.

6th of October City offers strong appreciation potential with ongoing infrastructure development and expansion projects. Sheikh Zayed maintains steady growth supported by established demand and continued development. New Cairo provides reliable appreciation backed by its position as a preferred expat and affluent Egyptian residential area.

El Obour City demonstrates the highest recent appreciation, jumping from EGP 7,000 to EGP 35,000 per square meter in just two years. However, this rapid growth carries higher risk compared to more established appreciation patterns in New Cairo and Sheikh Zayed.

It's something we develop in our Egypt property pack.

How have property prices in Cairo changed compared to one and five years ago?

Cairo property prices have experienced dramatic increases throughout 2025, with most areas seeing 10-30% annual appreciation and some emerging zones posting even higher gains.

Single-year changes show remarkable growth across the board. El Obour City exemplifies extreme appreciation, rising from EGP 7,000 per square meter in 2023 to EGP 35,000 per square meter in 2025. The New Administrative Capital and other emerging areas have posted 50-70% year-over-year increases during 2025.

Five-year trends reveal a major surge beginning around 2020, driven by currency fluctuations and inflation that pushed property investment as a hedge against economic uncertainty. Established areas like New Cairo and Sheikh Zayed have seen steady compound growth, while emerging areas experienced more volatile but higher overall appreciation.

This price acceleration reflects both genuine demand growth and inflation pressures affecting the Egyptian economy. Property has increasingly served as a store of value for both domestic and international investors seeking protection against currency devaluation.

What are the forecasts for property prices over the next one, five, and ten years?

Cairo property market forecasts indicate continued strong growth, though the pace may moderate from 2025's exceptional appreciation rates.

One-year forecasts suggest continued appreciation of 10-30% annually across main areas, though this growth may slow if currency conditions stabilize. The New Administrative Capital and other government-backed developments are expected to maintain higher appreciation rates as infrastructure completion drives demand.

Five-year projections anticipate sustained growth driven by population expansion, urbanization, and continued infrastructure investment. Emerging areas like 6th of October City and the New Administrative Capital should outperform established zones as development projects reach completion and attract more residents.

Ten-year forecasts remain positive but depend heavily on Egypt's broader economic stability and government policy continuity. Continued investment in new cities and infrastructure projects supports long-term appreciation potential. Cairo's property market compares favorably with other major regional cities, offering higher yields and appreciation potential than many Gulf markets while providing more stability than frontier markets.

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.

Sources

1. Egypt Property Taxes - Sands of Wealth
2. Understanding Property Taxes and Fees When Buying in Egypt 2025 - Select Realty
3. Average Apartment Price Egypt - Sands of Wealth
4. Can Expats Get Mortgages in Egypt - Real Estate Egypt
5. Buying Property in Egypt - Wise
6. House Price Egypt - Sands of Wealth
7. Egypt's Residential Property Prices Soar Up to 30% in H1 2025 - Zawya
8. Egypt's Real Estate Market Booms in H1 2025 - Economy Middle East
9. Egypt Which Area - Sands of Wealth
10. Egypt Rental Yields - Global Property Guide