How to buy land in Egypt (guide)

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

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 Egypt. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At Sands of Wealth, we explore the Egyptian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Cairo, Alexandria, and Hurghada. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What types of land can foreigners buy in Egypt?

Foreigners can legally purchase residential and commercial land in Egypt, but agricultural land remains strictly prohibited.

Residential properties include apartments, villas, townhouses, and residential plots where you can build your own home. Commercial properties encompass office buildings, retail spaces, mixed-use developments, and land designated for commercial construction.

Desert land for investment projects requires special approval from Egyptian authorities and typically involves larger-scale development projects. The Red Sea coastal areas and certain designated tourism zones offer additional opportunities for resort and hospitality-related land purchases.

Agricultural land and agriculturally reclaimable land cannot be owned by foreigners under any circumstances. Land near military zones, border areas, and other strategic locations also faces restrictions based on national security considerations.

As of September 2025, these regulations remain firmly in place to protect Egypt's agricultural sector while encouraging foreign investment in residential and commercial real estate development.

Are there any restrictions for foreigners when purchasing land in Egypt?

Yes, foreigners face several significant restrictions when buying land in Egypt, with the most important being a two-property limit and size restrictions.

Each foreigner can own a maximum of two properties in Egypt, with each property not exceeding 4,000 square meters. This applies to both residential and commercial properties combined, meaning you cannot own three small properties even if their total area is under 8,000 square meters.

All payments must be made in foreign currency, and you cannot use Egyptian pounds for property purchases. The government requires mandatory approval and security clearance before any transaction can be completed, which can take several weeks to process.

A five-year minimum holding period applies before you can resell the property without special approval. For raw land purchases, you must construct a building within five years to maintain compliance with ownership requirements.

Properties in Sinai often come with long-term leasehold arrangements rather than full freehold ownership, and certain coastal areas may have additional restrictions based on tourism development plans.

Can buying land in Egypt lead to residency or citizenship for foreigners?

Yes, purchasing land in Egypt can provide pathways to both temporary residency and potentially Egyptian citizenship, depending on your investment amount.

Temporary renewable residency permits are available for foreign investors who purchase property worth at least $50,000. These permits typically last one to three years and can be renewed as long as you maintain property ownership and meet ongoing requirements.

Egyptian citizenship through real estate investment requires a minimum investment of $250,000 to $300,000 in government-approved properties. The property must be new construction or designated investment projects, and the citizenship process involves extensive background checks and government approval.

Residency benefits include the right to live in Egypt, open bank accounts, and conduct business activities. However, you must maintain the property investment and cannot sell within the five-year minimum period without risking residency status.

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

Where do foreigners typically buy land in Egypt?

Foreigners concentrate their land purchases in four main regions, each offering distinct advantages for different investment strategies.

Location	Property Type	Average Price Range
Red Sea Coast (Hurghada, El Gouna)	Resort properties, vacation homes	$800-2,500 per sqm
Cairo & Giza	Urban apartments, commercial land	$600-1,800 per sqm
Alexandria	Residential properties, mixed-use	$500-1,400 per sqm
North Coast	Vacation homes, tourism projects	$700-2,200 per sqm
New Administrative Capital	Modern apartments, commercial space	$900-2,000 per sqm

What is the step-by-step process for buying land in Egypt?

The land buying process in Egypt follows seven essential steps that must be completed in sequence to ensure legal compliance.

First, search and select eligible property from residential or commercial options, avoiding agricultural land entirely. Conduct thorough due diligence to verify title ownership, land classification, and any existing liens or restrictions on the property.

Sign a preliminary purchase agreement with the seller, typically requiring a 10-15% deposit to secure the property. This agreement should specify all terms, conditions, and timelines for completion.

Apply for government approval through the Ministry of Defense and local governorate, submitting all required documentation for security clearance. This process typically takes 4-8 weeks and cannot be bypassed.

Complete payment of the full purchase price in foreign currency, along with all associated taxes and fees. Register the property with Egypt's Real Estate Publicity Department to obtain legal ownership documents.

For raw land purchases, begin construction within five years to maintain compliance with ownership requirements and avoid potential penalties or forced sale.

What documents do you need to buy land in Egypt as a foreigner?

Foreign buyers must prepare specific documentation to complete their land purchase legally in Egypt.

Your valid passport serves as primary identification, while proof of residence in your home country establishes your foreign status for legal purposes. If you cannot be physically present in Egypt during the transaction, you'll need a notarized power of attorney designating a local representative.

The no objection certificate and security clearance approval from Egyptian authorities are mandatory before any transaction can proceed. These documents verify your eligibility to purchase property and confirm no security concerns exist.

Payment documentation proving the source of foreign currency funds helps satisfy anti-money laundering requirements. Bank statements, wire transfer receipts, or other financial documentation may be required to demonstrate legitimate fund sources.

Additional documents may include property survey reports, title verification, and legal opinions from Egyptian lawyers specializing in foreign property transactions.

Can you buy land in Egypt without being physically present in the country?

Yes, foreigners can purchase land in Egypt remotely using a power of attorney and local legal representation.

You must appoint a licensed Egyptian lawyer or authorized agent through a properly notarized power of attorney that specifically grants authority to purchase real estate on your behalf. This document must be authenticated by Egyptian consular offices in your home country.

Your representative can handle property searches, due diligence, government approvals, and transaction completion while you remain abroad. However, you maintain responsibility for all decisions, payments, and legal compliance throughout the process.

Remote purchases require additional documentation and verification procedures to satisfy Egyptian authorities. Wire transfers for payment must come directly from your foreign bank accounts, and you may need to provide additional identity verification.

Many foreign buyers choose to visit Egypt at least once during the process to inspect properties personally and meet with legal representatives, even though physical presence isn't legally required.

What are the mandatory requirements when buying land in Egypt?

Egyptian law establishes several non-negotiable requirements that all foreign land buyers must satisfy.

The two-property limit restricts each foreigner to owning maximum two properties, with each property not exceeding 4,000 square meters. This limitation cannot be circumvented through corporate structures or multiple transactions.

All purchase payments must be made in foreign currency, typically US dollars or euros, with Egyptian pounds not accepted for property transactions. Government and security approvals are mandatory before any transaction can be completed, regardless of property type or location.

The five-year minimum holding period prevents immediate resale without special government approval. For raw land purchases, construction must begin within five years to maintain ownership compliance.

These requirements protect Egyptian interests while ensuring foreign investment contributes to the country's development goals rather than speculative trading.

What are the optional requirements when buying land in Egypt?

Several optional services can simplify and enhance your Egyptian land purchase experience, though they're not legally required.

1. Local real estate agent services for property identification and market guidance2. Independent property valuation and inspection services 3. Property management companies for ongoing maintenance and rental services4. Legal consultation beyond basic transaction requirements5. Currency hedging services to protect against exchange rate fluctuations6. Property insurance coverage for natural disasters and other risks7. Architectural and construction planning services for raw land development

Many foreign buyers find local agents invaluable for navigating cultural differences and identifying suitable properties that meet their specific needs and budget requirements.

Professional property management becomes particularly important for investors planning to rent their properties or maintain vacation homes from abroad.

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 are the common mistakes foreigners make when buying land in Egypt?

Foreign buyers frequently make costly errors that can derail their Egyptian property investments or create legal complications.

Attempting to purchase agricultural land represents the most serious mistake, as this violates Egyptian law and can result in transaction cancellation and legal penalties. Many foreigners misunderstand land classifications and unknowingly target prohibited properties.

Failing to secure proper government approvals before proceeding with purchases creates legal vulnerabilities and potential ownership disputes. Some buyers rush the process and skip essential due diligence steps to verify clear title and proper documentation.

Ignoring the five-year minimum holding period and construction requirements for raw land can force unexpected compliance actions or property forfeiture. Underestimating total transaction costs often leaves buyers short of funds needed to complete their purchases.

Not engaging qualified local legal representation increases risks of documentation errors, regulatory violations, and cultural misunderstandings that can complicate or invalidate transactions.

What are foreigners generally using land for in Egypt?

Foreign land buyers in Egypt pursue diverse strategies ranging from personal use to commercial investment opportunities.

Holiday and vacation homes represent the most popular use, particularly along the Red Sea Coast and North Coast where foreigners build retirement properties or seasonal residences. These properties often serve dual purposes as personal retreats and short-term rental investments.

Rental income generation attracts investors who purchase urban properties in Cairo, Alexandria, and tourist areas for long-term leasing to expatriates, locals, or vacation rental markets. Commercial property development includes retail spaces, office buildings, and mixed-use projects in growing urban areas.

Resort and hospitality ventures capitalize on Egypt's tourism industry, with foreign investors developing boutique hotels, vacation resorts, and tourism-related facilities in approved zones.

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

What are the average land prices in Egypt and how do they vary by location?

Egyptian land prices vary dramatically based on location, with coastal and urban areas commanding premium rates compared to inland regions.

Red Sea coastal properties in Hurghada and El Gouna range from $800 to $2,500 per square meter, with prime beachfront locations reaching the higher end of this range. North Coast vacation areas typically cost $700 to $2,200 per square meter depending on proximity to beaches and infrastructure.

Cairo and Giza urban markets range from $600 to $1,800 per square meter, with New Administrative Capital properties commanding $900 to $2,000 per square meter due to modern infrastructure and government backing.

Alexandria offers more affordable options at $500 to $1,400 per square meter, making it attractive for budget-conscious investors seeking Mediterranean coastal exposure. Rural and desert locations outside major cities can cost as little as $200 to $500 per square meter but require significant infrastructure development.

As of September 2025, prices continue rising in premium locations due to limited supply and increasing foreign investment demand.

What are the taxes, fees, and additional costs involved in buying land in Egypt?

Total transaction costs for Egyptian land purchases typically range from 7.25% to 9.6% of the property value, encompassing various mandatory and optional fees.

Cost Category	Percentage of Property Value	Description
Transfer Tax	2.5%	Government tax on property transfers
Registration Fees	1.25%	Official property registration costs
Real Estate Agent	2-3%	Professional service fees (optional)
Legal Fees	1-2%	Lawyer and documentation costs
Notary and Documentation	0.5%	Official document preparation
Due Diligence	0.3-0.5%	Title verification and surveys
Miscellaneous Costs	0.2-0.4%	Translation, travel, other expenses

Is it possible to buy land in Egypt with cash?

Yes, cash purchases are permitted and often preferred for Egyptian land transactions, provided all anti-money laundering and reporting requirements are satisfied.

Foreign currency cash payments require documentation proving the legitimate source of funds, including bank statements, currency exchange receipts, or other financial documentation. Egyptian authorities scrutinize large cash transactions to prevent money laundering and ensure compliance with international banking standards.

Cash buyers often receive better negotiating positions with sellers and can complete transactions more quickly than those requiring financing arrangements. However, you must still pay all taxes and fees through official channels with proper documentation.

Wire transfers from foreign bank accounts represent the most common and secure method for large property purchases, providing clear audit trails and regulatory compliance. Bank drafts and certified checks from international banks are also acceptable payment methods.

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

Can foreigners get a mortgage to buy land in Egypt, and what are the terms and conditions?

Mortgage options for foreign land buyers in Egypt are extremely limited, with most banks requiring substantial down payments and collateral.

Egyptian banks occasionally offer secured lending to foreigners, but typically require 50-70% down payments, making financing less attractive than cash purchases. Interest rates for foreign borrowers often exceed 15-20% annually, significantly higher than domestic mortgage rates.

Collateral requirements may include additional properties, bank deposits, or guarantees from Egyptian nationals or established businesses. Income verification from foreign sources requires extensive documentation and may not qualify for standard mortgage programs.

International banks with Egyptian operations sometimes provide private banking solutions for high-net-worth clients, but these arrangements require significant minimum investments and established banking relationships.

Most foreign buyers find cash purchases more practical and cost-effective given the limited financing options and high interest rates currently available in the Egyptian market.

What are the long-term prospects and forecasts for the land market in Egypt?

Long-term prospects for Egyptian land investment remain positive, driven by government infrastructure development, tourism growth, and increasing international interest.

The New Administrative Capital project continues expanding, creating new urban development opportunities and increasing property values in surrounding areas. Government investments in transportation, utilities, and telecommunications infrastructure support sustained property market growth through 2030.

Tourism recovery following recent global challenges drives demand for vacation properties and hospitality-related land development along the Red Sea and North Coast. International business expansion in Egypt creates ongoing demand for commercial properties and urban residential markets.

Currency devaluation makes Egyptian properties more attractive to foreign buyers with strong currencies, while government reforms aimed at attracting foreign investment should continue supporting market growth.

As of September 2025, analysts project 5-8% annual property value appreciation in prime locations, with rental yields of 6-10% annually in tourist and urban areas making Egypt an attractive emerging market investment destination.

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. Sands of Wealth - Buy Land Egypt Guide
2. Sands of Wealth - Foreigners Buying Land in Egypt
3. GAFI - Land and Real Estate Ownership Laws
4. World Passports - Egypt Real Estate Investment
5. El Bayt - Property Buying Guide for Non-Egyptians
6. Sands of Wealth - Egypt Real Estate for Foreigners
7. Immigrant Invest - Egypt Citizenship by Investment
8. Wise - Buying Property in Egypt