Authored by the expert who managed and guided the team behind the Egypt Property Pack
Everything you need to know before buying real estate is included in our Egypt Property Pack
If you're thinking about investing in Egyptian real estate, understanding rental yields is essential to making a smart decision.
This guide breaks down everything you need to know about rental returns in Egypt, from gross and net yields to neighborhood comparisons and hidden costs.
We update this article regularly to reflect the latest market data and trends.
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 Egypt.
Insights
- Egypt's national gross rental yield sits around 6.7% in early 2026, but the spread between neighborhoods can be as wide as 2x, ranging from 4% in Zamalek to over 12% in Mohandessin.
- Studios and compact one-bedroom apartments in Egypt typically yield 1 to 3 percentage points higher than larger units because tenant demand is deepest at lower monthly rent levels.
- Egypt has a unique "two vacancy" reality: millions of units sit empty nationwide as a store of value, but in active rental markets like New Cairo, practical vacancy runs closer to 5% to 9%.
- The gap between gross and net yields in Egypt is typically around 2 percentage points, meaning a 6.7% gross yield often becomes roughly 4.6% net after vacancy, taxes, and management fees.
- New Cairo, Nasr City, and Maadi consistently rank as the top three districts for renter demand in Egypt, which helps explain their relatively low vacancy rates.
- Property management in Egypt usually costs 5% to 10% of monthly rent, plus a separate leasing fee that can reach one month's rent for tenant placement.
- The East Cairo Monorail, which opened its first phase in November 2025, is expected to boost rental demand and rents in the New Cairo corridor throughout 2026.
- Egypt's property tax is legally 10% of annual rental value after a 30% expense deduction, but in practice many landlords feel an effective burden closer to 0.1% to 0.5% of property value.
What are the rental yields in Egypt as of 2026?
What's the average gross rental yield in Egypt as of 2026?
As of early 2026, the average gross rental yield for residential property in Egypt sits at approximately 6.7% per year, which puts it in a solid range for emerging markets.
Most typical residential properties in Egypt fall within a gross yield range of 5.5% to 8.5%, depending on the neighborhood, unit size, furnishing level, and tenant profile.
This positions Egypt's average gross yield somewhat higher than many mature Western markets, where yields often hover in the 3% to 5% range, making Egyptian real estate attractive to yield-focused investors.
The single most important factor influencing gross rental yields in Egypt right now is location, because purchase prices in prestige districts like Zamalek climb faster than rents, while renter-driven areas like Mohandessin maintain stronger rent-to-price ratios.
What's the average net rental yield in Egypt as of 2026?
As of early 2026, the average net rental yield for residential property in Egypt is approximately 4.6% per year after accounting for all typical landlord expenses.
The typical difference between gross and net yields in Egypt is around 2 percentage points, so a property yielding 6.7% gross will generally deliver about 4.6% net once you factor in all costs.
The expense category that most significantly reduces gross yield to net yield in Egypt is vacancy combined with property management fees, which together can easily consume 1.5 percentage points of your gross return.
Most standard investment properties in Egypt deliver net yields in the range of 3.5% to 6%, with the variation driven primarily by how well you control vacancy and whether you self-manage or hire a property manager.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Egypt.
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 yield is considered "good" in Egypt in 2026?
In Egypt's rental market in 2026, a gross yield of 7% to 9% is generally considered good by local investors, while anything above 9% is typically viewed as very good but often comes with trade-offs like older buildings or higher tenant turnover.
The threshold that separates average-performing properties from high-performing ones in Egypt is roughly 7% gross, because properties below this level are often in prestige-priced areas where capital appreciation matters more than cash flow.
How much do yields vary by neighborhood in Egypt as of 2026?
As of early 2026, the spread in gross rental yields between the highest-yield and lowest-yield neighborhoods in Egypt can be as wide as 2x, with some areas delivering 4% and others exceeding 12%.
The neighborhoods that typically deliver the highest rental yields in Egypt are renter-driven, more affordable areas like Mohandessin, Faisal, El Haram, Ain Shams, and parts of Mokattam, where purchase prices stay low relative to the strong local rental demand.
The neighborhoods that typically deliver the lowest rental yields in Egypt are prestige-priced districts like Zamalek, Garden City, and premium compounds in Katameya Heights and Sheikh Zayed, where high purchase costs outpace what landlords can charge in rent.
The main reason yields vary so much across neighborhoods in Egypt is that prestige pricing pushes purchase costs up faster than rents in luxury areas, while renter-driven districts maintain healthier rent-to-price ratios.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Egypt.
How much do yields vary by property type in Egypt as of 2026?
As of early 2026, gross rental yields across different property types in Egypt range from around 5% for large apartments and villas up to 10% or more for studios and compact one-bedroom units.
The property type that currently delivers the highest average gross rental yield in Egypt is studios and small one-bedroom apartments, which often yield 1 to 3 percentage points more than larger units because they rent faster and have deeper demand at lower monthly budgets.
The property type that currently delivers the lowest average gross rental yield in Egypt is large apartments, penthouses, and villas, because their higher price tags grow faster than the rents landlords can charge for them.
The key reason yields differ between property types in Egypt is simply that demand is deepest for affordable rental units, which means smaller apartments fill faster and command relatively higher rents per square meter.
By the way, you might want to read the following:
What's the typical vacancy rate in Egypt as of 2026?
As of early 2026, the practical vacancy rate for actively rented residential property in Egypt's major cities typically runs between 8% and 12% per year, which translates to roughly 1 to 1.5 months empty annually.
Vacancy rates across different neighborhoods in Egypt range from around 5% to 7% in high-demand areas like New Cairo and Nasr City, up to 10% to 15% in more price-sensitive or higher-turnover districts.
The main factor that currently drives vacancy rates up or down in Egypt is renter demand concentration, because districts that dominate rental searches fill units faster when priced correctly.
Egypt's practical vacancy rate for active rental stock is actually comparable to or slightly higher than regional benchmarks, though the country's famous "structural vacancy" of millions of empty units held as a store of value is a separate phenomenon entirely.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Egypt.
What's the rent-to-price ratio in Egypt as of 2026?
As of early 2026, the average rent-to-price ratio in Egypt is approximately 0.56% per month, or around 6.7% annually, which means it takes roughly 15 years of rent to equal the purchase price of a typical property.
A rent-to-price ratio above 0.6% monthly, or about 7% annually, is generally considered favorable for buy-to-let investors in Egypt, and this ratio is directly connected to rental yield since a higher ratio means a higher yield.
Egypt's rent-to-price ratio compares favorably to many Western markets where ratios often fall below 0.4% monthly, though it's fairly typical for emerging markets in the Middle East and North Africa region.
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 and micro-areas in Egypt give the best yields as of 2026?
Where are the highest-yield areas in Egypt as of 2026?
As of early 2026, the top three highest-yield neighborhoods in Egypt are Mohandessin, Faisal, and El Haram, all of which consistently appear at the top of published yield tables due to their strong local rental demand and relatively affordable purchase prices.
The estimated average gross rental yield range in these top-performing areas like Mohandessin, Faisal, and El Haram is typically 9% to 12% or even higher, though investors need to be more careful about tenant screening and building quality.
The main characteristic these high-yield areas in Egypt share is that they're "renter-driven" neighborhoods where steady local demand from working families and young professionals keeps occupancy high while purchase prices remain accessible.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Egypt.
Where are the lowest-yield areas in Egypt as of 2026?
As of early 2026, the top three lowest-yield neighborhoods in Egypt are Zamalek, Garden City, and premium compounds in Katameya Heights, where prestige pricing and limited stock push purchase costs well above what rents can support.
The estimated average gross rental yield range in these low-yield areas typically falls between 4% and 6%, which is significantly below the national average of 6.7%.
The main reason yields are compressed in these areas of Egypt is that status-driven demand inflates purchase prices while rents face practical ceilings, meaning buyers pay for prestige and location rather than cash flow.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Egypt.
Which areas have the lowest vacancy in Egypt as of 2026?
As of early 2026, the top three neighborhoods with the lowest residential vacancy rates in Egypt are New Cairo, Nasr City, and Maadi, all of which benefit from diverse tenant pools and consistent demand year-round.
The estimated vacancy rate range in these low-vacancy areas typically falls between 5% and 9% annually, meaning landlords can expect their units to be occupied 11 months or more per year when priced correctly.
The main demand driver that keeps vacancy low in New Cairo, Nasr City, and Maadi is the combination of broad tenant appeal, including families, young professionals, and expats, plus access to employment centers, schools, and amenities.
The trade-off investors typically face when targeting these low-vacancy areas is that purchase prices are often higher, which compresses yields compared to renter-driven neighborhoods like Faisal or Mohandessin.
Which areas have the most renter demand in Egypt right now?
The top three neighborhoods currently experiencing the strongest renter demand in Egypt are New Cairo, Nasr City, and Maadi, followed closely by Heliopolis, 6th of October, and Faisal according to platform search data.
The type of renter profile driving most of the demand in these areas is a mix of young professionals seeking proximity to business districts, families looking for compound amenities and schools, and expats preferring established neighborhoods with services.
In these high-demand neighborhoods like New Cairo and Nasr City, rental listings typically get filled within 2 to 4 weeks when priced correctly, compared to 6 weeks or more in less sought-after districts.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Egypt.
Which upcoming projects could boost rents and rental yields in Egypt as of 2026?
As of early 2026, the top three upcoming infrastructure projects expected to boost rents in Egypt are the East Cairo Monorail expansion, Metro Line 4 development, and continued residential deliveries in the New Administrative Capital.
The neighborhoods most likely to benefit from these projects include New Cairo, Mostakbal City, and 6th Settlement along the monorail corridor, as well as 6th of October and areas connected to Metro Line 4's future phases.
Once these projects reach full operation, investors might realistically expect rent increases of 10% to 20% in well-positioned properties, though the uplift will depend heavily on the specific micro-location and how quickly services mature.
You'll find our latest property market analysis about Egypt here.
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What property type should I buy for renting in Egypt as of 2026?
Between studios and larger units in Egypt, which performs best in 2026?
As of early 2026, studios and compact one-bedroom apartments generally perform best in terms of rental yield and occupancy in Egypt, though two-bedroom units offer better tenant stability and lower turnover.
The typical gross rental yield for studios in Egypt ranges from 8% to 12% (around 150,000 to 250,000 EGP, or $3,000 to $5,000 USD, or €2,800 to €4,600 EUR annually on a mid-range unit), compared to 6% to 8% for larger two or three-bedroom apartments.
The main factor that explains why studios outperform larger units in Egypt is that tenant demand is deepest at lower monthly rent levels, and smaller units rent faster because more people can afford them.
One scenario where larger units might actually be the better investment choice in Egypt is when targeting corporate or diplomatic tenants in areas like Maadi Sarayat or Katameya, who pay premium rents for family-sized furnished apartments on long-term leases.
What property types are in most demand in Egypt as of 2026?
As of early 2026, the most in-demand property type in Egypt is the standard apartment, which dominates rental searches and represents the backbone of the Egyptian rental market.
The top three property types ranked by current tenant demand in Egypt are apartments, followed by apartment-with-garden or duplex-style units in compound areas, and then furnished corporate-style flats.
The primary demographic trend driving this demand pattern in Egypt is urbanization combined with affordability constraints, meaning most renters need practical, mid-sized apartments near employment centers rather than large standalone homes.
One property type that is currently underperforming in demand and likely to remain so in Egypt is the standalone villa for rent, which has a narrow tenant pool and often sits vacant longer unless priced aggressively or marketed specifically to expats and corporate tenants.
What unit size has the best yield per m² in Egypt as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter in Egypt is typically 45 to 80 square meters, which covers studios and compact one to two-bedroom apartments.
The typical gross rental yield per square meter for these optimal-sized units in Egypt is around 800 to 1,200 EGP per sqm annually (roughly $16 to $24 USD or €15 to €22 EUR per sqm per year), compared to 500 to 800 EGP for larger units.
The main reason smaller units have better yield per square meter in Egypt while very large units have lower yield per sqm is that monthly rents face practical ceilings based on what tenants can afford, so doubling the size rarely doubles the rent.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Egypt.
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.
What costs cut my net yield in Egypt as of 2026?
What are typical property taxes and recurring local fees in Egypt as of 2026?
As of early 2026, the annual property tax for a typical rental apartment in Egypt is calculated at 10% of the annual rental value after a 30% expense deduction, which in practice often works out to around 5,000 to 20,000 EGP ($100 to $400 USD or €95 to €370 EUR) for a mid-range unit.
Other recurring local fees landlords must budget for annually in Egypt include compound maintenance or service charges, which can range from 10,000 to 50,000 EGP ($200 to $1,000 USD or €185 to €920 EUR) depending on the development, plus elevator and building contributions in older buildings.
These taxes and fees typically represent around 5% to 15% of gross rental income in Egypt, with compound fees being the biggest variable depending on whether you own in a serviced development or an older building.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Egypt.
What insurance, maintenance, and annual repair costs should landlords budget in Egypt right now?
The estimated annual landlord insurance cost for a typical rental property in Egypt is relatively modest compared to Western markets, usually ranging from 2,000 to 8,000 EGP ($40 to $160 USD or €37 to €148 EUR), though many landlords unfortunately underinsure their properties.
The recommended annual maintenance and repair budget in Egypt is around 1% to 1.5% of property value per year, which for a 2 million EGP apartment translates to roughly 20,000 to 30,000 EGP ($400 to $600 USD or €370 to €555 EUR) annually.
The type of repair expense that most commonly catches landlords off guard in Egypt is air conditioning replacement or major repair, because the hot climate means AC units work hard and fail frequently, often costing 15,000 to 40,000 EGP per unit.
The total combined annual cost landlords should realistically budget for insurance, maintenance, and repairs in Egypt is approximately 25,000 to 50,000 EGP ($500 to $1,000 USD or €460 to €920 EUR) for a typical mid-range rental apartment.
Which utilities do landlords typically pay, and what do they cost in Egypt right now?
In Egypt, landlords of unfurnished properties rented to local families typically have tenants put utilities in their own name and pay them directly, while landlords of furnished or expat-targeted rentals more often include internet and sometimes a utilities allowance in the rent.
When landlords do cover utilities in Egypt, the estimated monthly cost is usually 500 to 1,500 EGP ($10 to $30 USD or €9 to €28 EUR) for internet and basic gas, though this can spike to 2,000 to 4,000 EGP ($40 to $80 USD or €37 to €74 EUR) in summer months if electricity and air conditioning are included.
What does full-service property management cost, including leasing, in Egypt as of 2026?
As of early 2026, the monthly property management fee for full-service management in Egypt typically ranges from 5% to 10% of monthly rent, which for a unit renting at 15,000 EGP per month means 750 to 1,500 EGP ($15 to $30 USD or €14 to €28 EUR) monthly.
The typical leasing or tenant-placement fee charged on top of ongoing management in Egypt is often around one month's rent or a significant fraction of it, meaning you should budget an additional 10,000 to 20,000 EGP ($200 to $400 USD or €185 to €370 EUR) each time you need a new tenant.
What's a realistic vacancy buffer in Egypt as of 2026?
As of early 2026, landlords in Egypt should set aside approximately 8% to 12% of annual rental income as a vacancy buffer, which provides a cushion for the typical turnover between tenants.
The typical number of vacant weeks per year landlords experience in Egypt ranges from about 4 to 6 weeks in high-demand areas like New Cairo and Nasr City, up to 6 to 8 weeks in less sought-after neighborhoods or for overpriced units.
Buying real estate in Egypt 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 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 Egypt, 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 |
|---|---|---|
| Global Property Guide | It's a long-running, widely cited housing research publisher with a transparent yield methodology based on listing medians. | We used it as our anchor for national gross yield and for Cairo submarket yield ranges. We then cross-checked those yields against Egypt-specific rent and demand signals from other sources. |
| Aqarmap Trends 2025 | Aqarmap is Egypt's largest property portal and publishes a long-running demand index used by major institutions. | We used it to identify where renters are searching and what rents did in key Cairo districts. We also used its new areas section to ground project-driven rent upside. |
| Knight Frank Cairo Review | Knight Frank is a global real estate consultancy with established research standards and consistent reporting. | We used it to benchmark sale prices per sqm in major Cairo districts. We combined those price levels with rent signals to triangulate realistic yield bands. |
| Aqarmap Demand Index | It's Aqarmap's public index portal providing market demand trend context directly from a major platform. | We used it to support that buyer and renter attention is measurable by district. We used it as a qualitative cross-check when naming high-demand renter areas. |
| CAPMAS Census Data | CAPMAS is Egypt's official statistics agency responsible for national census data. | We used it to frame Egypt's structural empty home phenomenon as a backdrop. We then separated that from the practical landlord vacancy investors budget for in active rental submarkets. |
| Real Estate Tax Authority | It's the regulator's own publication of the governing property tax law in Egypt. | We used it to quantify property tax rate mechanics. We translated that legal structure into a practical cost impact for net yields. |
| Central Bank of Egypt | It's an official central bank publication referencing CAPMAS headline inflation and CBE core inflation. | We used it to anchor how fast prices and rents were moving in the lead-up to 2026. We used that macro context to justify modest rent uplifts in our projections. |
| Ahram Online | It's a major national outlet explicitly attributing inflation figures to CAPMAS, the primary source. | We used it as a near-term checkpoint for late-2025 inflation cooling. We treated it as a confirmation layer for how aggressively landlords can raise rents. |
| JLL Cairo Living | JLL is a top-tier global real estate consultancy with established market coverage in MENA. | We used it to ground the supply pipeline story including unit deliveries and new districts. That helps explain why vacancy differs between mature areas and delivery-heavy zones. |
| Egyptian Gas Regulatory Authority | It's the sector regulator explaining consumer pricing bands approved by government. | We used it to estimate a realistic landlord-paid utility component when gas is included. We combined it with who-pays-what norms to model net yields. |
| Cairo Scene | It's a widely read local outlet reporting named officials and concrete dates for infrastructure delivery. | We used it to support transport-led rent upside in New Cairo along monorail catchments. We kept it as a project catalyst source and avoided using it for price numbers. |
| Daily News Egypt | It's a major English-language Egyptian newspaper reporting on government transport updates. | We used it to flag future connectivity that can lift rental demand in corridors linked to 6th of October. We used it only to identify where upside may appear. |
| ERA Real Estate Egypt | ERA is an established real estate agency with published fee structures for property services. | We used it to anchor property management fee ranges. We then tested the impact against net yield reality to ensure consistency. |
| Egypt Today | It's a reputable news outlet covering Egyptian economic and policy developments. | We used it to reference electricity tariff adjustments and utility cost trends. We cross-checked direction with broader reporting on subsidy pressures. |
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