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
If you're thinking about renting out property in Cairo, you probably want to know what tenants actually pay and what landlords can realistically expect.
We constantly update this article with the latest rental data, neighborhood trends, and cost breakdowns for Cairo landlords.
Below, you'll find average rents by apartment size and which Cairo neighborhoods attract the highest-paying tenants.
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
- Cairo rents have climbed 10% to 15% year-over-year in 2026, with prime districts like Zamalek and Sheikh Zayed pushing toward the top of that range.
- A typical market-rate studio in Cairo now costs around EGP 32,000 per month (roughly USD 640 or EUR 580), making Cairo surprisingly expensive for newcomers.
- Zamalek and Garden City command Cairo's highest rents, but New Cairo and Sheikh Zayed compounds are catching up as families prioritize security and amenities.
- Cairo's rental market splits into two worlds: market-rate apartments and legacy "old rent" contracts now being phased out under recent reforms.
- Vacancy rates in Cairo hover between 8% and 12%, with newly delivered compounds showing higher vacancies while prime central areas remain tight.
- Well-priced rentals in high-demand Cairo neighborhoods find tenants within 30 to 60 days, while overpriced listings can sit for 120 days or more.
- The rent premium for furnished Cairo apartments reaches 20% to 30% above unfurnished units, driven mainly by expats and corporate tenants.
- Property taxes in Cairo are 10% of assessed annual rental value, but residential landlords get a 30% deduction for expenses first.
- August through October sees peak tenant demand in Cairo due to school cycles, followed by a secondary spike in January and February.
- Cairo landlords typically set aside 1% to 2% of property value annually for maintenance, or roughly half to one month of rent.
What are typical rents in Cairo as of 2026?
What's the average monthly rent for a studio in Cairo as of 2026?
As of January 2026, the average monthly rent for a market-rate studio in Cairo is approximately EGP 32,000 (around USD 640 or EUR 580).
The realistic range is EGP 20,000 to EGP 45,000 per month (roughly USD 400 to USD 900, or EUR 360 to EUR 820) depending on location and furnishing.
The main factors affecting Cairo studio rents include neighborhood (Zamalek costs far more than Nasr City), building condition, air conditioning quality, and whether the unit is furnished.
What's the average monthly rent for a 1-bedroom in Cairo as of 2026?
As of January 2026, the average monthly rent for a market-rate 1-bedroom apartment in Cairo is approximately EGP 35,000 (around USD 700 or EUR 635).
Most 1-bedroom apartments fall between EGP 22,000 and EGP 55,000 per month (roughly USD 440 to USD 1,100, or EUR 400 to EUR 1,000), with furnished units at the higher end.
For cheaper 1-bedroom rents, look toward Nasr City or 6th of October City, while Zamalek, Maadi Degla, and New Cairo compounds like Katameya Heights sit at the expensive end.
What's the average monthly rent for a 2-bedroom in Cairo as of 2026?
As of January 2026, the average monthly rent for a market-rate 2-bedroom apartment in Cairo is approximately EGP 45,000 (roughly USD 900 or EUR 820).
Most 2-bedroom apartments fall within EGP 30,000 to EGP 80,000 per month (around USD 600 to USD 1,600, or EUR 545 to EUR 1,450), reflecting Cairo's diverse housing stock.
Budget-friendly options cluster in Heliopolis outskirts and 6th of October City, while premium 2-bedrooms in Zamalek, Sarayat Al Maadi, and compounds like Mivida or Beverly Hills reach the top of the range.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Cairo.
What's the average rent per square meter in Cairo as of 2026?
As of January 2026, the average rent per square meter in Cairo for well-located apartments is approximately EGP 500 to EGP 650 per month (around USD 10 to USD 13 or EUR 9 to EUR 12).
Across Cairo neighborhoods, the range stretches from EGP 350 to EGP 900 per square meter monthly (roughly USD 7 to USD 18, or EUR 6 to EUR 16), with central premium areas commanding the highest rates.
Compared to Alexandria or Red Sea resort towns, Cairo's rent per square meter sits noticeably higher, reflecting its status as Egypt's economic capital where most corporate and expat demand concentrates.
Properties pushing above average feature modern finishing, reliable air conditioning, secure parking, elevator access, and prime locations near services or green spaces.
How much have rents changed year-over-year in Cairo in 2026?
As of January 2026, market-rate rents in Cairo have increased approximately 10% to 15% compared to January 2025, with prime districts toward the higher end.
Main drivers include persistent demand in expat-heavy neighborhoods, limited quality apartment supply in central areas, and lingering effects of Egypt's post-2023 inflation, though inflation has been cooling.
This year's rent growth is more moderate than the sharper increases during 2023 and 2024, when inflation ran hotter and landlords repriced more aggressively.
What's the outlook for rent growth in Cairo in 2026?
As of January 2026, Cairo rents are projected to grow around 8% to 12% over the coming year, slower than previous double-digit jumps but still above general inflation.
Key factors include Egypt's economic stabilization pace, Central Bank rate movements, expat housing demand, and whether new residential supply reaches the market on schedule.
Neighborhoods expected to see strongest growth include Zamalek, Maadi Degla, Sheikh Zayed compounds like Palm Hills and Allegria, and premium New Cairo developments near AUC.
Risks include unexpected currency volatility, slowdown in foreign investment, or a surge in new deliveries temporarily oversupplying certain submarkets.
We have made this infographic to give you a quick and clear snapshot of the property market in Egypt. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods rent best in Cairo as of 2026?
Which neighborhoods have the highest rents in Cairo as of 2026?
As of January 2026, Cairo's highest-rent neighborhoods are Zamalek (EGP 55,000 to EGP 70,000 monthly for a 2-bedroom, or USD 1,100 to USD 1,400), Garden City (similar range), and New Cairo compounds like Katameya Heights (EGP 50,000 to EGP 80,000, or USD 1,000 to USD 1,600).
These neighborhoods command premiums due to security, green spaces, embassy proximity, international schools, walkable streets, and well-maintained buildings.
Typical tenants include expatriates at multinationals or embassies, senior Egyptian professionals, and corporate tenants with housing allowances.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Cairo.
Where do young professionals prefer to rent in Cairo right now?
Top Cairo neighborhoods for young professionals are Zamalek (walkable cafes, central vibe), Maadi Degla (tree-lined streets, nightlife), and New Cairo's Fifth Settlement (modern apartments, business parks).
Young professionals typically pay EGP 25,000 to EGP 45,000 monthly (around USD 500 to USD 900, or EUR 455 to EUR 820) for a studio or 1-bedroom.
Attractions include reliable internet, proximity to coworking spaces and gyms, restaurant scenes, easy commutes, and a cosmopolitan mix of residents.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Cairo.
Where do families prefer to rent in Cairo right now?
Top Cairo neighborhoods for families are Maadi (especially Sarayat Al Maadi and Degla), New Cairo's Fifth Settlement compounds, and Sheikh Zayed developments like Beverly Hills and Palm Hills.
Families renting 2 to 3 bedrooms typically pay EGP 40,000 to EGP 80,000 monthly (around USD 800 to USD 1,600, or EUR 725 to EUR 1,450), with gated compounds higher.
Attractions include spacious apartments, proximity to international schools, safe streets, green spaces, and 24-hour compound security.
Nearby top schools include Cairo American College and Maadi British International School, the American International School in New Cairo, and numerous international schools around Sheikh Zayed.
Which areas near transit or universities rent faster in Cairo in 2026?
As of January 2026, Cairo areas renting fastest near transit or universities are Dokki and Mohandessin (near Cairo University and metro), Nasr City (east-side connectivity), and New Cairo near AUC.
In these high-demand areas, well-priced rentals typically find tenants within 20 to 40 days, compared to 30 to 60 days citywide.
The rent premium for properties near metro stations or universities is typically EGP 3,000 to EGP 8,000 monthly (roughly USD 60 to USD 160, or EUR 55 to EUR 145) above comparable units farther away.
Which neighborhoods are most popular with expats in Cairo right now?
Top Cairo neighborhoods for expats are Maadi (especially Degla and Sarayat Al Maadi), Zamalek, and Garden City, with growing interest in New Cairo and Sheikh Zayed gated compounds.
Expats typically pay EGP 40,000 to EGP 75,000 monthly (around USD 800 to USD 1,500, or EUR 725 to EUR 1,365) for a furnished 1 to 2 bedroom apartment.
Attractions include English-speaking services, international restaurants, embassy proximity, reliable utilities, secure buildings, and an established expat community.
Expat nationalities most represented include Americans, Europeans (British, German, French), Gulf Arab professionals, and increasingly, professionals from other African countries.
And if you are also an expat, you may want to read our exhaustive guide for expats in Cairo.
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Who rents, and what do tenants want in Cairo right now?
What tenant profiles dominate rentals in Cairo?
Top tenant profiles in Cairo are local Egyptian families renting for affordability or flexibility, young professionals near jobs or lifestyle hubs, and expatriates concentrated in premium districts.
Local households represent roughly 60% to 70% of Cairo's rental demand, young professionals 20% to 25%, and expats 10% to 15%, though expats dominate higher-rent segments.
Local families seek 2 to 3 bedroom unfurnished apartments in mid-range areas, young professionals favor studios and 1-bedrooms near work, and expats look for furnished 2-bedrooms in secure compounds.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Cairo.
Do tenants prefer furnished or unfurnished in Cairo?
In Cairo, approximately 65% to 70% of tenants prefer unfurnished apartments (mostly local long-term renters), while 30% to 35% prefer furnished (mainly expats and corporate tenants).
The rent premium for furnished apartments is typically EGP 5,000 to EGP 15,000 monthly (around USD 100 to USD 300, or EUR 90 to EUR 275), representing roughly 20% to 30% more.
Tenants preferring furnished rentals include expatriates on assignments, corporate employees with housing allowances, visiting consultants, and anyone relocating temporarily.
Which amenities increase rent the most in Cairo?
Top five amenities increasing Cairo rents are reliable central air conditioning, secure parking (scarce centrally), 24-hour security with gated access, working elevators in older buildings, and backup power or water storage.
These amenities command premiums of EGP 2,000 to EGP 10,000 monthly (roughly USD 40 to USD 200, or EUR 35 to EUR 180), with parking and compound security at the higher end.
In our property pack covering the real estate market in Cairo, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Cairo?
Top five ROI renovations for Cairo rentals are kitchen updates (countertops, cabinets, appliances), bathroom refreshes (fixtures, tilework), AC upgrades with sealing, window replacement for noise control, and electrical improvements including stabilizers.
These typically cost EGP 30,000 to EGP 150,000 (roughly USD 600 to USD 3,000) and boost monthly rent by EGP 3,000 to EGP 10,000 (USD 60 to USD 200), often paying back within 1 to 2 years.
Poor ROI renovations include overly luxurious finishes exceeding neighborhood standards, swimming pools in non-compound settings, and expensive smart home systems tenants may not use.
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.
How strong is rental demand in Cairo as of 2026?
What's the vacancy rate for rentals in Cairo as of 2026?
As of January 2026, the estimated vacancy rate for market-rate rental apartments in Cairo is approximately 8% to 12%, varying significantly by neighborhood.
Vacancy ranges from 3% to 5% in high-demand areas like Zamalek and Maadi Degla, up to 15% to 20% in newly delivered compound buildings in outlying New Cairo and 6th of October areas.
The current rate is roughly in line with historical averages for market-rate units, though Cairo also has legacy rent-controlled units with near-zero vacancy that skew citywide statistics.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Cairo.
How many days do rentals stay listed in Cairo as of 2026?
As of January 2026, the average days-on-market for Cairo rentals is approximately 30 to 60 days for well-priced units in desirable neighborhoods.
The range varies widely: high-demand areas like Zamalek or Maadi Degla can rent within 15 to 30 days, while overpriced or poorly located units may sit 90 to 120 days or more.
Compared to one year ago, days-on-market has remained stable, with slight increases in some newly developed areas where supply grew faster than absorption.
Which months have peak tenant demand in Cairo?
Peak months for Cairo tenant demand are August through October (school and university start dates) and a secondary peak in January and February (new-year job changes and corporate relocations).
Drivers include academic calendars (international schools start late August or September), corporate fiscal years triggering Q1 relocations, and summer heat delaying moves until autumn.
Lowest demand months are typically May through July, when summer vacations, Ramadan timing, and extreme heat slow moving activity.
Buying real estate in Cairo can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What will my monthly costs be in Cairo as of 2026?
What property taxes should landlords expect in Cairo as of 2026?
As of January 2026, typical Cairo landlords should expect annual property tax of roughly EGP 15,000 to EGP 40,000 (around USD 300 to USD 800, or EUR 275 to EUR 725) depending on assessed rental value.
The range stretches from under EGP 10,000 for modest apartments to over EGP 80,000 (USD 1,600) for high-value properties in prime districts like Zamalek or Garden City.
Property taxes are 10% of assessed annual rental value, but residential properties get a 30% deduction first, so the effective tax is 10% of 70% of assessed rental value.
Please note that, in our property pack covering the real estate market in Cairo, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What maintenance budget per year is realistic in Cairo right now?
A realistic annual maintenance budget for a typical Cairo rental is approximately EGP 25,000 to EGP 60,000 (around USD 500 to USD 1,200, or EUR 455 to EUR 1,090), representing roughly 1% to 2% of property value.
The range stretches from around EGP 15,000 for newer compound apartments to over EGP 100,000 (USD 2,000) for older central buildings requiring frequent plumbing or electrical repairs.
Most Cairo landlords set aside half to one full month of rent annually for maintenance, or around 4% to 8% of rental income.
What utilities do landlords often pay in Cairo right now?
In most Cairo rentals, landlords do not pay utilities; tenants typically cover electricity, gas, water, and internet, especially in unfurnished leases.
When landlords cover utilities (mainly furnished rentals), typical monthly costs are EGP 1,500 to EGP 4,000 for electricity (USD 30 to USD 80), EGP 200 to EGP 500 for gas, and EGP 500 to EGP 1,500 for internet.
Common practice is for utility accounts to be in the tenant's name, though some landlords include internet or building charges in furnished rentals.
How is rental income taxed in Cairo as of 2026?
As of January 2026, rental income in Egypt is taxed as part of overall income, with progressive rates from 0% on the first EGP 40,000 annually up to 27.5% on higher brackets.
Main deductions include the 30% standard deduction for residential expenses, plus documented maintenance costs, property management fees, and mortgage interest where applicable.
A common Cairo-specific mistake is confusing property tax (paid to the Real Estate Tax Authority on assessed rental value) with income tax on actual rent collected, which are separate obligations.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Cairo.
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 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 | Why It's Authoritative | How We Used It |
|---|---|---|
| Central Bank of Egypt - Exchange Rates | Egypt's central bank and official FX reference for financial institutions. | We converted USD rent benchmarks to Egyptian pounds. We used late December 2025 rates for January 2026 conversions. |
| Central Bank of Egypt - Inflation Publication | Central bank publication explaining CAPMAS CPI methodology including rentals. | We understood how rents factor into official inflation statistics. We referenced it for year-over-year rent context. |
| CAPMAS - CPI Catalog | Egypt's official statistics agency and authoritative source for consumer price data. | We validated official CPI publications as the inflation backbone. We used it interpreting rent growth against broader inflation. |
| Aqarmap - Egypt Real Estate Trends 2025 | Large Egyptian property portal publishing methodology-driven annual market reports. | We grounded Cairo rent levels by district including Zamalek, Sheikh Zayed, and New Cairo. We validated typical rent ranges and neighborhood rankings. |
| Global Property Guide - Egypt | Long-running international housing market publisher widely cited in research. | We used it as external benchmark for Cairo apartment rents in USD. We cross-checked implied EGP amounts against Aqarmap district evidence. |
| Property Finder Egypt | Major regional listings platform useful for on-the-ground Cairo market ranges. | We cross-checked practical rent ranges and furnished vs unfurnished positioning. We used it as a reality check, not sole source. |
| Reuters - Egypt Rental Law Reform | Top-tier global news organization covering Egypt's rental market structural change. | We explained why Cairo has legacy rent control alongside market-rate rentals. We cited it for context only, not numeric calculations. |
| Egyptian Real Estate Tax Authority - Law 196 of 2008 | Primary legal text for Egypt's building tax rules from the government tax authority. | We stated the 10% property tax rate with 30% residential deduction. We translated it into practical landlord budgeting rules. |
| Real Estate Tax Authority - Explanatory Page | Government body administering property tax, explaining procedures and valuations. | We explained how rental value is assessed and appeals processes. We kept tax section practical and grounded. |
| PwC Tax Summaries - Egypt (Income Tax) | Widely used professional tax reference, regularly updated for accuracy. | We described how rental income fits Egypt's personal taxation framework. We cross-checked against primary law sources. |
| PwC Tax Summaries - Egypt (Other Taxes) | Professional reference summarizing real estate tax in accessible terms. | We corroborated the real estate tax mechanism from law text. We added clarity where legal language was dense. |
| EgyptERA - Electricity Tariff Document | Egypt's electricity regulator with Official Gazette authority. | We grounded the utilities section since electricity is a meaningful rental cost. We explained why costs vary by usage band. |
| Gas Regulatory Authority - Household Gas Pricing | Egypt's gas regulator listing officially approved household pricing bands. | We explained gas costs for different household consumption levels. We grounded monthly costs in official tariff logic. |
| Telecom Egypt (WE) - Home Internet | Main fixed-line internet provider's official product page. | We supported that internet is typically tenant-paid with package choices affecting cost. We referenced it for landlord-tenant arrangements. |
| Knight Frank - Cairo Residential Market Review | Major global real estate consultancy with published research methods. | We used it for Cairo housing supply context and new delivery locations. We relied on it for market structure, not specific rent levels. |
| Reuters - Egypt Central Bank Rate Cuts | Trusted global news source covering Egypt's monetary policy. | We contextualized the macro environment affecting Cairo rental outlook. We explained how disinflation may influence rent expectations. |
| Reuters - Egypt Inflation Slowing | Reliable reporting on Egypt's economic indicators and inflation trends. | We showed Egypt's inflation cooling from 2023 peak. We explained why 2026 rent growth may be more moderate. |
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