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Everything you need to know before buying real estate is included in our Egypt Property Pack
Egypt's property market has experienced dramatic price increases in 2025, with national average prices rising 25% compared to 2024. As of September 2025, the average property price in Egypt stands at EGP 15.7 million per unit (approximately $323,252), driven by surging demand and currency devaluation.
The Egyptian real estate market offers significant variations across regions, from budget-friendly options in Alexandria at EGP 7,300 per square meter to premium developments in Cairo's New Administrative Capital reaching EGP 27,600 per square meter. Understanding these price dynamics is crucial for anyone considering property investment or relocation to Egypt.
If you want to go deeper, you can check our pack of documents related to the real estate market in Egypt, based on reliable facts and data, not opinions or rumors.
Egypt's property prices surged 25% in 2025, with Cairo leading at EGP 23,800-27,600 per sqm while Alexandria remains affordable at EGP 7,300 per sqm.
Total purchase costs include 4-8% in taxes and fees, with mortgages requiring 20-30% down payments at 22-24% annual interest rates.
| Location | Apartment Price (EGP/sqm) | Villa Price (EGP/sqm) |
|---|---|---|
| Cairo (New Capital) | 27,600 | 26,850 |
| New Cairo | 23,800 | 21,450 |
| North Coast | 26,100 | 20,200 |
| Sheikh Zayed | 24,900 | 24,400 |
| Hurghada/Red Sea | 21,700 | 19,850 |
| Alexandria | 7,300 | 13,850 |
| 6th of October City | 19,250 | 18,600 |
What's the current average property price in Egypt?
As of September 2025, the average property price in Egypt reaches EGP 15.7 million per unit, equivalent to approximately $323,252.
This represents a significant 25% increase from 2024, primarily driven by surging demand and ongoing currency devaluation. The Egyptian pound's weakness against major currencies has contributed to inflated property values when measured in local currency.
Property prices vary dramatically across different regions, with premium areas in Cairo commanding the highest prices while more affordable options remain available in cities like Alexandria and emerging developments in satellite cities.
The surge in prices reflects both domestic demand from Egyptians seeking to preserve wealth through real estate and international interest from investors looking for value opportunities in the MENA region.
It's something we develop in our Egypt property pack.
How much do apartments cost on average compared to houses and villas?
Apartments generally cost less per square meter than villas in the same area, making them the more accessible option for most buyers.
Apartment prices range from EGP 7,300 per square meter in budget-friendly Alexandria to EGP 27,600 per square meter in luxury Cairo developments. Most apartments in mid-range Cairo areas like Nasr City and Maadi cost between EGP 21,100 and EGP 21,950 per square meter.
Villa prices start at EGP 13,850 per square meter in Alexandria and reach up to EGP 26,850 per square meter in premium New Capital developments. Villas typically offer larger spaces and more privacy but require significantly higher total investment due to their size.
The price difference becomes more pronounced in luxury areas, where villas command premium rates for exclusivity and additional amenities like private gardens and parking spaces.
Apartments remain the most common property type in urban areas, offering better liquidity and easier maintenance compared to villas.
What are the differences in property prices between Cairo, Alexandria, the Red Sea coast, and smaller cities?
| Location | Apartment Price Range (EGP/sqm) | Market Characteristics |
|---|---|---|
| Cairo (New Capital) | 23,800 - 27,600 | Premium growth zone, government hub |
| North Coast | 26,100 | Tourist/vacation market, seasonal demand |
| Sheikh Zayed | 24,900 | Upscale residential, family-oriented |
| Hurghada/Red Sea | 21,700 | Year-round expat zone, tourism |
| 6th of October City | 19,250 | Emerging area, good value |
| Alexandria | 7,300 | Budget-friendly coastal, established |
| Smaller cities/Budget areas | 9,450 - 18,600 | Emerging markets, growth potential |
How much does price vary depending on surface area, like a one-bedroom vs a three-bedroom?
Property prices typically decrease per square meter as the total size increases, but the absolute purchase price rises significantly with more bedrooms.
A one-bedroom apartment of 85 square meters in Hurghada costs between EGP 3.5-4.5 million, translating to EGP 41,660 per square meter. Two-bedroom units of 120 square meters in Cairo range from EGP 2.8-3.4 million at EGP 23,800 per square meter.
Three-bedroom apartments of 140 square meters in Alexandria cost EGP 1.0-1.4 million, working out to EGP 7,300 per square meter. This demonstrates how larger units offer better value per square meter while requiring higher total investment.
The price jump becomes particularly substantial in premium areas like New Cairo or the North Coast, where a three-bedroom unit can cost double or triple a one-bedroom apartment's price.
Buyers should consider both the per-square-meter cost and total investment when comparing different unit sizes in their target areas.
What is the total purchase cost once you include taxes, notary fees, and agency commissions?
Total transaction costs typically add 4-8% to the property's purchase price beyond the agreed sale amount.
Property taxes range from 2-4% of the property value, varying based on location and property type. Notary fees are capped between EGP 1,000-6,000, though this can vary depending on the property's total value.
Real estate agency commissions typically range from 1-3% of the purchase price, depending on the agency and services provided. Some premium agencies charge higher rates but offer comprehensive support throughout the buying process.
Additional costs may include property registration fees, legal documentation, and potential building inspection costs, though these are relatively minor compared to the main transaction costs.
Buyers should budget an additional 6-8% above their target property price to cover all associated purchase costs comfortably.
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What are the usual mortgage terms, down payments, and interest rates in Egypt right now?
As of September 2025, Egyptian mortgage rates stand at 22-24% annually, reflecting the country's high inflation environment and currency volatility.
Standard down payments range from 20-30% of the property value, with most banks requiring at least 25% for foreign buyers. Some premium developments may accept lower down payments but typically charge higher interest rates.
Mortgage terms extend up to 15-20 years, though most buyers opt for shorter periods to minimize total interest payments given the current high rates. Variable rate mortgages are more common than fixed-rate options.
The high interest rates make cash purchases more attractive when possible, as the total cost of financing can significantly exceed the property's purchase price over the loan term.
Foreign buyers may face additional requirements including proof of income, bank guarantees, and higher down payment percentages depending on their residency status.
If you buy to live in, what are the best areas in terms of value and quality of life?
New Cairo, Sheikh Zayed, and Maadi offer the best balance of value and quality of life for residents seeking modern amenities and green spaces.
These areas provide excellent schools, healthcare facilities, shopping centers, and family-friendly environments while maintaining reasonable property prices compared to ultra-premium locations like Zamalek or the North Coast.
For year-round coastal living, El Gouna and Hurghada on the Red Sea coast provide better value than the North Coast, with established expat communities and consistent weather. Alexandria offers affordable coastal living but with more limited modern amenities.
Emerging areas like El Obour and El Shorouk present excellent value opportunities with rapid infrastructure development and significantly lower entry costs compared to established premium areas.
It's something we develop in our Egypt property pack.
If you buy to rent out, what's smarter: short-term Airbnb style or long-term tenants?
Short-term rentals generate higher returns in tourist areas like the North Coast and Red Sea destinations, particularly during peak seasons.
North Coast properties can command premium short-term rates during summer months, while Red Sea locations like El Gouna and Hurghada attract year-round tourism from divers and international visitors. Short-term rentals in these areas can yield 2-3 times more than long-term arrangements.
Long-term rentals work better in urban markets like Cairo and Alexandria, providing stable income with lower vacancy risk and management requirements. The consistent demand from local professionals and expat workers makes these markets more predictable.
Short-term rentals require more active management, seasonal marketing, and higher maintenance costs but offer flexibility to use the property personally during low-demand periods.
Consider your available time for property management and local regulations before choosing between rental strategies, as some areas have restrictions on short-term rentals.
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 buy to resell later, which neighborhoods are trending up and which are already expensive?
New Administrative Capital, New Alamein on the North Coast, and Sheikh Zayed represent the strongest trending areas for future appreciation.
The New Administrative Capital benefits from massive government investment and planned infrastructure, making it a long-term growth story as government offices and businesses relocate. New Alamein is transforming the North Coast with world-class developments and international partnerships.
Already expensive areas include Zamalek, Fifth Settlement, and established North Coast resorts where prices have reached premium levels with limited upside potential relative to emerging areas.
El Obour and emerging Red Sea gateway cities offer longer-term appreciation potential as infrastructure development continues and tourism grows. These areas currently trade at significant discounts to established markets.
Avoid areas with oversupply or limited infrastructure development, as these face higher risks of price stagnation despite lower entry costs.
What are some real example purchase prices for budget, mid-range, and luxury properties?
| Property Type | Location | Total Price (EGP) |
|---|---|---|
| Studio (45sqm) - Budget | 6th of October | 850,000 - 950,000 |
| 3BR Apartment (140sqm) - Budget | Alexandria | 1,000,000 - 1,400,000 |
| 2BR Apartment (120sqm) - Mid-range | New Cairo | 2,800,000 - 3,400,000 |
| Chalet (96sqm) - Mid-range | North Coast | 2,500,000 - 4,000,000 |
| Luxury Apartment (150sqm) - High-end | Zamalek, Cairo | 4,100,000 - 4,800,000 |
| Villa (200sqm) - Luxury | Sheikh Zayed | 4,800,000 - 5,200,000 |
How have average property prices changed compared to 5 years ago and compared to last year?
Egyptian property prices increased 20-30% nationwide from 2024 to 2025, with Cairo and North Coast areas seeing the highest appreciation rates.
Over the past five years, many premium districts have doubled or tripled in value, particularly in New Cairo, the North Coast, and emerging areas around the New Administrative Capital. Alexandria and smaller cities have seen more modest 30-50% increases but remain well below Cairo pricing levels.
The dramatic recent price increases reflect multiple factors including inflation, currency devaluation, increased domestic demand, and growing international interest in Egyptian real estate as a regional value play.
Coastal areas have experienced the most dramatic appreciation, with some North Coast developments seeing 200-300% price increases over five years as the area transformed from seasonal vacation spot to year-round destination.
It's something we develop in our Egypt property pack.
What's the forecast for property prices in Egypt in the next 1, 5, and 10 years, and how does that compare with other big cities in the region?
Property prices in Egypt are forecast to rise another 20-30% by the end of 2025, driven by continued inflation and sustained demand across key markets.
Over the next five years, if economic reforms hold and political stability continues, Egyptian property prices could outpace regional inflation rates. Cairo, New Administrative Capital, North Coast, and Red Sea areas represent the strongest candidates for appreciation due to ongoing development and infrastructure investment.
The ten-year outlook suggests Egyptian property prices could converge with or surpass similar regional cities like Amman, Casablanca, and Istanbul's peripheral areas, assuming continued tourism growth and economic stability. However, short-term downside risk exists if inflation remains extreme.
Egypt's market fundamentals remain strong compared to regional competitors, with lower entry costs, higher growth potential, and significant government infrastructure investment supporting long-term value creation.
The combination of tourism recovery, government capital city development, and regional geopolitical stability positions Egypt favorably against other MENA real estate markets for medium and long-term appreciation.
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.
Egypt's property market in 2025 presents both opportunities and challenges for potential buyers.
While prices have surged significantly, strategic investments in emerging areas and established tourist zones continue to offer strong potential returns for informed buyers.
Sources
- International Investment - Egyptian Housing Prices Surge
- Daily News Egypt - Residential Property Prices
- Sands of Wealth - House Prices Egypt
- Sands of Wealth - Average Apartment Prices
- Select Realty - Coastal Real Estate Guide
- Real Estate Egypt - North Coast vs Red Sea
- Homes Overseas - Egypt Housing Prices
- Global Property Guide - Home Price Trends