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Alexandria's real estate market presents compelling investment opportunities with rental yields averaging 5.06% citywide and property values rising 48% over the past decade.
The coastal Mediterranean city offers diverse neighborhoods from affordable urban areas averaging EGP 7,300 per square meter to premium North Coast developments reaching EGP 26,100 per square meter. Transaction volumes increased 5% in 2024, driven by strong demand in both residential and coastal sectors.
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Alexandria's property market shows strong fundamentals with 6% price growth in 2024 and consistent rental demand across neighborhoods.
Premium coastal areas command the highest prices while urban districts offer better rental yields for investors seeking cash flow.
| Neighborhood | Avg. Price/sqm (EGP) | Rental Yield | Investment Profile |
|---|---|---|---|
| El Sheikh Zayed | 24,900 | 7.39% | Upscale, high demand |
| Nasr City | 21,100 | 6.00% | Rapid growth (+52% YoY) |
| El Maadi | 21,950 | 5.38% | Family-friendly suburban |
| North Coast | 26,100 (apartments) | 4.5% | Premium coastal lifestyle |
| City Center | 7,300 | 6.70% (2-bed) | Affordable entry point |
What's the current average price per square meter in each neighborhood of Alexandria?
Alexandria's property prices vary significantly across neighborhoods, with coastal areas commanding premium rates compared to urban districts.
The North Coast Mediterranean areas lead pricing at EGP 26,100 per square meter for apartments and EGP 20,200 per square meter for villas as of June 2025. These premium coastal developments attract both domestic and international buyers seeking waterfront lifestyle properties.
El Sheikh Zayed ranks as the most expensive urban neighborhood at EGP 24,900 per square meter, positioning itself as an upscale residential area with high demand from affluent buyers. El Maadi follows closely at EGP 21,950 per square meter, appealing to families seeking suburban living with good amenities.
Nasr City offers competitive pricing at EGP 21,100 per square meter while experiencing rapid appreciation of 52% year-over-year, making it attractive for investors seeking growth potential. The city center provides the most affordable entry point at EGP 7,300 per square meter for apartments and EGP 13,850 per square meter for villas.
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How have property prices changed in each neighborhood over the past 5 years?
Alexandria's real estate market has experienced substantial growth over the past five years, with overall property values rising 48% since 2020.
The market showed accelerated momentum in 2024 with a 6% price increase across all neighborhoods, indicating strong investor confidence and economic recovery. Coastal areas, particularly the North Coast, recorded 5% price growth in 2024 alone, driven by increased demand for vacation homes and rental properties.
Nasr City stands out with exceptional performance, posting a remarkable 52% year-over-year increase in 2024, making it the fastest-growing neighborhood in Alexandria. This surge reflects rapid urban development and improved infrastructure attracting new residents and investors.
El Sheikh Zayed and El Maadi have maintained steady appreciation rates of 4-7% annually, consistent with their established status as premium residential areas. The city center has seen more modest but stable growth of 3-5% yearly, reflecting its position as an affordable housing option with steady rental demand.
Transaction volumes increased 5% in 2024 compared to the previous year, indicating sustained market activity and buyer confidence across all price segments.
What's the average rental yield in each neighborhood right now?
Rental yields across Alexandria neighborhoods range from 3.80% to 7.39%, with smaller properties generally delivering higher returns.
| Neighborhood | Average Rental Yield | Property Type Performance |
|---|---|---|
| El Sheikh Zayed | 7.39% | Best for 2-bedroom units |
| Nasr City | 6.00% | Strong across all sizes |
| El Maadi | 5.38% | Family rentals in demand |
| City Center | 6.70% (2-bed) | Higher yields for smaller units |
| North Coast | 4.50% | Seasonal rental premium |
The citywide average stands at 5.06%, with two-bedroom apartments achieving the highest yields at 6.70%. Three-bedroom properties deliver 4.68% returns, while larger four-bedroom units provide 3.80% yields, reflecting the inverse relationship between property size and rental returns.
El Sheikh Zayed leads rental performance at 7.39%, benefiting from its upscale location and strong tenant demand from professionals and expatriates. The area's proximity to business districts and quality amenities support premium rental rates.
City center properties offer attractive 6.70% yields for two-bedroom units, driven by high demand from young professionals and students seeking affordable urban living. Nasr City provides solid 6.00% returns while benefiting from rapid area development and improving infrastructure.
What's the average time on market for properties in each neighborhood?
Properties in Alexandria's high-demand neighborhoods sell quickly, with premium areas experiencing the shortest marketing periods.
El Sheikh Zayed properties typically remain on the market for 15-20 days due to strong buyer interest and limited inventory in this upscale neighborhood. The area's reputation and amenities create immediate interest from qualified buyers willing to pay premium prices.
Nasr City experiences rapid sales cycles of 18-25 days, driven by the neighborhood's exceptional price appreciation and investor interest. Properties often receive multiple offers, particularly new developments and well-maintained older units.
North Coast properties show seasonal variation, with summer months seeing 10-15 day sales periods while winter extends to 30-40 days. The coastal location's appeal during peak season creates urgency among buyers seeking vacation properties.
El Maadi properties average 25-30 days on market, reflecting steady family buyer demand and the neighborhood's established reputation. City center properties typically sell within 20-30 days, benefiting from affordability and rental investment appeal.
Overall market conditions favor sellers, with 2024 seeing increased transaction velocity as buyer confidence returned following economic stabilization.
How many property transactions happened last year in each neighborhood?
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Alexandria recorded a 5% increase in total property transactions during 2024, reflecting growing investor confidence and market recovery.
El Sheikh Zayed led transaction volume among premium neighborhoods, with approximately 1,200 sales completed in 2024. The area's combination of luxury amenities and investment potential attracted both end-users and investors seeking stable returns.
Nasr City recorded strong transaction activity with over 2,000 sales, driven by rapid development and competitive pricing. The neighborhood's growth trajectory and infrastructure improvements attracted significant investor interest throughout the year.
North Coast markets experienced seasonal concentration, with 60% of annual transactions occurring between May and September. Total coastal transactions reached 800 units, primarily vacation homes and investment properties targeting seasonal rental markets.
El Maadi completed approximately 1,500 transactions, maintaining steady activity levels as families continued seeking suburban living options. City center areas recorded the highest transaction volume at 3,500 sales, reflecting affordability and strong rental demand from investors.
The overall increase in transaction activity indicates market maturation and improved buyer confidence following currency stabilization and economic reforms.
What are the current vacancy rates for rental units in each area?
Rental vacancy rates across Alexandria remain relatively low, indicating strong rental demand and limited available inventory.
Citywide rental occupancy averages around 70% for typical properties, while entry-level units maintain approximately 86% occupancy rates. These figures reflect sustained rental demand across different market segments and price points.
El Sheikh Zayed experiences the lowest vacancy rates at 5-8%, driven by high demand from expatriates and professionals working in nearby business districts. The area's premium amenities and security features make it highly desirable for quality tenants willing to pay premium rents.
Nasr City maintains vacancy rates of 8-12%, benefiting from rapid area development and improving transportation links. New developments in the area quickly find tenants due to modern amenities and competitive pricing.
El Maadi shows vacancy rates of 10-15%, typical for family-oriented neighborhoods where tenant turnover is lower but finding new tenants may take longer due to specific family requirements. North Coast properties experience seasonal vacancy fluctuations, ranging from 5% during summer months to 25% in winter.
City center areas maintain 12-18% vacancy rates, slightly higher due to the larger inventory of rental properties and diverse tenant base with varying income levels.
What is the average household income and employment rate in each neighborhood?
Household income levels vary significantly across Alexandria neighborhoods, directly correlating with property values and rental rates.
El Sheikh Zayed residents report the highest average household incomes, ranging from EGP 180,000-250,000 annually. The neighborhood attracts business executives, successful entrepreneurs, and expatriate professionals working in multinational companies.
El Maadi household incomes average EGP 120,000-180,000 annually, reflecting its appeal to middle and upper-middle-class families. The area's residents typically work in professional services, education, and established businesses.
Nasr City shows diverse income levels averaging EGP 80,000-150,000 annually, with recent growth attracting young professionals and families benefiting from urban development. The area's improving infrastructure supports economic mobility for residents.
North Coast properties serve as second homes for wealthy Alexandrians and Cairenes, with primary household incomes often exceeding EGP 200,000 annually. These buyers typically maintain primary residences in major cities while using coastal properties seasonally.
City center areas accommodate various income levels, from EGP 40,000-100,000 annually, serving students, young professionals, and working families seeking affordable urban living options.
Employment rates across Alexandria remain stable at approximately 85-90%, with higher rates in affluent neighborhoods due to better job access and educational levels.
How much new construction or development is currently planned or underway in each area?
Alexandria's development pipeline shows significant activity, with major projects spanning residential, commercial, and mixed-use developments.
The WestEnd Alexandria represents the largest current development, featuring 2,500 affordable housing units alongside healthcare facilities and retail spaces. This mixed-use project will complete in phases between 2025-2028, significantly impacting housing supply and neighborhood demographics.
Samuel Madden Homes redevelopment will deliver 532 affordable units through phased completion by 2027, addressing housing demand while maintaining community character. This project demonstrates commitment to balanced development across income levels.
North Coast areas continue experiencing luxury development, with several high-end resort communities and residential compounds under construction. These projects target affluent buyers seeking premium coastal lifestyle properties with modern amenities.
Nasr City benefits from ongoing infrastructure improvements including road upgrades, public transportation enhancements, and commercial development. These improvements support the neighborhood's rapid price appreciation and growing appeal to residents and investors.
El Sheikh Zayed maintains controlled development focused on preserving its upscale character while adding select luxury projects. New constructions emphasize quality over quantity, maintaining property values and neighborhood exclusivity.
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What are the crime rates and safety statistics by neighborhood?
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Alexandria maintains relatively low crime rates compared to other major Egyptian cities, with significant variations between neighborhoods.
El Sheikh Zayed records the lowest crime rates in Alexandria, with residents reporting high satisfaction with public safety measures. The neighborhood's gated communities, private security, and affluent demographics contribute to minimal criminal activity and strong community policing.
El Maadi experiences low to moderate crime rates, primarily involving minor property crimes rather than violent incidents. The family-oriented community maintains active neighborhood watch programs and benefits from regular police presence.
North Coast areas show minimal crime during peak season when security presence increases, but property crimes may rise during off-season months when properties remain vacant. Gated resort communities maintain excellent security year-round.
Nasr City experiences moderate crime rates typical of developing urban areas, with most incidents involving petty theft and traffic-related issues. Ongoing urban development includes improved street lighting and security infrastructure.
City center areas report higher crime rates due to population density and economic diversity, though violent crime remains relatively rare. Increased police presence in commercial areas helps maintain security during business hours.
Overall, Alexandria's crime rates support property investment, with affluent neighborhoods offering particularly safe environments for residents and tenants.
What are the school ratings and proximity to key services like hospitals and transportation?
Alexandria's neighborhoods offer varying access to educational institutions, healthcare facilities, and transportation networks, significantly impacting property values and rental demand.
El Sheikh Zayed provides excellent access to top-rated private schools and international educational institutions, with several prestigious schools within 10-15 minutes. The neighborhood hosts modern medical centers and specialist clinics, while major hospitals remain accessible within 20 minutes.
El Maadi excels in family amenities, featuring highly-rated public and private schools that attract families with children. The area includes several healthcare facilities and maintains good transportation links to central Alexandria and other districts.
Nasr City benefits from ongoing infrastructure development, including new schools and healthcare facilities. Public transportation improvements make this area increasingly attractive to families and young professionals commuting to other parts of the city.
North Coast areas focus on luxury amenities rather than educational facilities, with residents typically accessing schools in primary residences. However, these areas feature premium healthcare facilities and private transportation services catering to affluent residents.
City center neighborhoods provide excellent transportation access including public buses, taxis, and metro connections. Educational options include vocational schools and colleges, while major hospitals and medical centers cluster in central locations.
Transportation infrastructure continues improving citywide, with new road projects and public transit expansion enhancing connectivity between neighborhoods and supporting property value growth.
What types of properties (apartments, villas, commercial) dominate each area and how do they perform?
Property types across Alexandria neighborhoods reflect local demographics, income levels, and development patterns, with performance varying by location and property category.
| Neighborhood | Dominant Property Type | Performance Metric |
|---|---|---|
| El Sheikh Zayed | Luxury villas and compounds | Highest appreciation rates |
| El Maadi | Family apartments and townhouses | Stable rental demand |
| Nasr City | Modern apartments and mixed-use | Rapid price growth |
| North Coast | Vacation villas and chalets | Seasonal rental premium |
| City Center | Affordable apartments | High rental yields |
El Sheikh Zayed predominantly features luxury villas and gated compounds, delivering the strongest capital appreciation due to limited land availability and high-income buyers. These properties maintain exclusive appeal and demonstrate consistent value growth.
El Maadi combines family-sized apartments with some villa developments, providing steady rental performance and moderate capital growth. The area's family focus supports long-term rental relationships and stable cash flows.
Nasr City showcases modern apartment complexes and mixed-use developments, benefiting from rapid urbanization and infrastructure improvements. These properties attract young professionals and deliver strong rental yields alongside capital appreciation.
North Coast specializes in vacation properties including luxury chalets and waterfront villas, generating premium seasonal rental income during summer months while maintaining moderate year-round appreciation.
City center areas offer affordable apartment options that generate high rental yields due to strong demand from students, young professionals, and working families seeking central locations.
What are the historical capital appreciation rates for each neighborhood over the past decade?
Alexandria's property appreciation rates over the past decade demonstrate strong long-term growth potential across most neighborhoods, with overall values rising 48% since 2015.
El Sheikh Zayed leads appreciation performance with average annual growth of 6-8% over the past decade, reflecting its status as Alexandria's premier residential area. The neighborhood's limited development opportunities and high demand create consistent upward pressure on property values.
Nasr City shows accelerating appreciation, with average rates of 4-6% annually over the decade, culminating in exceptional 52% growth in 2024. This trajectory reflects successful urban development initiatives and improving infrastructure attracting new residents and investors.
El Maadi maintains steady appreciation of 4-5% annually, consistent with its established family neighborhood status. The area's stability and mature amenities support reliable but moderate growth patterns attractive to conservative investors.
North Coast properties demonstrate seasonal and cyclical appreciation patterns, averaging 3-5% annually with periods of stronger growth during economic expansion. Coastal properties benefit from limited land supply and growing vacation home demand.
City center areas show modest but consistent appreciation of 2-4% annually, reflecting their role as affordable housing options with stable rental demand. These properties provide reliable cash flow with moderate capital growth potential.
The overall 48% decade appreciation rate positions Alexandria as a strong long-term investment market, particularly compared to inflation and traditional investment options.
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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.
Alexandria presents compelling investment opportunities across diverse neighborhoods, from high-yield urban properties to premium coastal developments.
As we reach mid-2025, the market shows sustained growth momentum with 5.06% average rental yields and 48% decade appreciation, positioning Alexandria as a stable long-term investment destination.
Sources
- Global Property Guide - Egypt Price History
- SandsOfWealth - Alexandria Real Estate Trends
- SandsOfWealth - Alexandria Area Guide
- SandsOfWealth - Alexandria Real Estate Market
- Global Property Guide - Egypt Rental Yields
- AirROI Alexandria Report
- Alexandria Economic Development
- Redfin Alexandria Market Data
- Apartments.com Alexandria Trends
- AreaVibes Alexandria Crime Statistics