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
Everything you need to know about renting out residential property in Cairo as a foreigner is covered in this guide, from legal requirements to realistic rental yields and the best neighborhoods for buy-to-let investors in 2026.
We constantly update this blog post to reflect the latest market conditions, regulations, and data available on the Cairo rental market.
Whether you want to do long-term or short-term rentals, this guide will walk you through the numbers, the rules, and the local realities that matter.
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 rental yields averaged 6.7% nationally in 2025, but prime central areas like Zamalek and Mohandessin can reach 8% to 13% for well-positioned apartments.
- Short-term rentals in Cairo Governorate show approximately 47% average occupancy with a $56 average daily rate, meaning you need a prime location or standout listing to beat long-term rental returns.
- Egypt's "old rent" controlled contracts can lock in monthly rents as low as EGP 100 for decades, so verifying that any property you buy has only modern lease arrangements is essential due diligence.
- Cairo's vacancy rate for market-rate rentals runs 8% to 12% overall, but high-demand areas like Zamalek and Maadi Degla see vacancy as low as 3% to 5%.
- Furnished apartments in expat-heavy neighborhoods like Garden City and New Cairo compounds typically rent 30% to 50% faster than unfurnished units.
- Egypt formalized holiday home licensing under Decree No. 209/2025, meaning Airbnb-style rentals are now a regulated tourism accommodation category rather than an informal market.
- Property management fees in Cairo for remote foreign landlords typically run 8% to 12% of collected rent, which is a significant line item when calculating net yields.
- Greater Cairo has a structural vacancy rate that includes millions of units not actively traded, but this does not affect investor-grade rental properties in established neighborhoods.
Can I legally rent out a property in Cairo as a foreigner right now?
Can a foreigner own-and-rent a residential property in Cairo in 2026?
As of early 2026, foreigners can generally own residential property in Egypt and rent it out, including in Cairo, as long as the deal structure and the unit's legal status are properly verified.
The most common ownership structure for foreigners buying rental property in Cairo is direct freehold ownership through a registered contract, though some investors use Egyptian company structures for larger portfolios or specific tax planning reasons.
The single most important limitation to watch for is making sure your property is not tied to a legacy "old rent" controlled contract, because these arrangements can lock in extremely low rents and severely restrict your ability to manage the property normally.
If you're not a local, you might want to read our guide to foreign property ownership in Cairo.
Do I need residency to rent out in Cairo right now?
No, you typically do not need to be a resident in Egypt to rent out a property in Cairo, and many foreign landlords operate entirely remotely using local property managers and legal representatives.
You should expect to register for tax compliance and obtain a local tax number to legally collect rental income in Cairo, because rental income falls under Egypt's income tax framework even for non-residents.
A local Egyptian bank account is not strictly required by law, but it is practically necessary because tenants usually pay in EGP and local transfers are much simpler than international ones.
Managing a rental property in Cairo remotely is feasible if you hire a reliable property manager, a local lawyer for lease contracts, and an accountant to handle tax filings on your behalf.
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What rental strategy makes the most money in Cairo in 2026?
Is long-term renting more profitable than short-term in Cairo in 2026?
As of early 2026, long-term renting in Cairo is generally simpler and more reliably profitable for remote foreign investors, while short-term rentals can produce higher gross revenue in prime tourist and expat pockets but come with significantly higher operating costs and management complexity.
A well-managed long-term rental in a good Cairo neighborhood might generate around $8,000 to $10,000 per year (roughly EGP 380,000 to EGP 475,000 or EUR 7,300 to EUR 9,100), while a well-managed short-term rental in a prime location could reach $10,000 to $14,000 per year (roughly EGP 475,000 to EGP 665,000 or EUR 9,100 to EUR 12,700), though this higher figure requires professional management and strong occupancy.
Short-term renting tends to outperform long-term financially in Cairo's central expat-heavy areas like Zamalek, Garden City, and parts of Downtown, especially for well-furnished units that photograph well and have reliable amenities like AC and backup power.
What's the average gross rental yield in Cairo in 2026?
As of early 2026, the average gross rental yield for residential properties in Cairo is approximately 6.7% to 7%, though this varies significantly by neighborhood and property type.
The realistic range for gross rental yields across most Cairo residential properties runs from about 4% to 5% in overpriced or lower-demand areas, up to 10% to 13% in high-performing prime pockets like Mohandessin and select New Cairo compounds.
Smaller units like studios and one-bedroom apartments typically achieve the highest gross rental yields in Cairo because the rent-to-price ratio is more favorable than for larger villas or townhouses where purchase prices scale up faster than rents.
By the way, we have much more granular data about rental yields in our property pack about Cairo.
What's the realistic net rental yield after costs in Cairo in 2026?
As of early 2026, the average net rental yield after all costs for residential properties in Cairo is approximately 4.5% to 5.5% for long-term rentals, and can reach 5% to 8% for professionally managed short-term rentals in the best-performing areas.
The realistic net yield range that most Cairo landlords actually experience runs from about 3% to 4% in underperforming situations with high vacancy or management issues, up to 6% to 7% for well-located, well-managed properties with stable tenants.
The three main cost categories that reduce gross yield to net yield in Cairo are property management fees (especially high for remote foreign owners at 8% to 12% of rent), vacancy and tenant turnover (often 1 to 2 months per year), and Egypt-specific real estate and income taxes that together can consume 10% to 15% of gross rent depending on your compliance setup.
You might want to check our latest analysis about gross and net rental yields in Cairo.
What monthly rent can I get in Cairo in 2026?
As of early 2026, typical monthly rents in Cairo are approximately EGP 32,000 (around $670 or EUR 580) for a studio, EGP 35,000 (around $730 or EUR 635) for a 1-bedroom, and EGP 45,000 to EGP 55,000 (around $950 to $1,150 or EUR 820 to EUR 1,000) for a 2-bedroom apartment in decent neighborhoods.
A realistic entry-level monthly rent for a decent studio in Cairo runs from EGP 20,000 to EGP 30,000 per month (roughly $420 to $630 or EUR 360 to EUR 545), depending on the neighborhood and whether it is furnished.
A typical mid-range 1-bedroom apartment in Cairo rents for EGP 30,000 to EGP 45,000 per month (roughly $630 to $950 or EUR 545 to EUR 820), with Zamalek and Garden City commanding the higher end of this range.
A typical mid-to-high 2-bedroom apartment in Cairo rents for EGP 45,000 to EGP 70,000 per month (roughly $950 to $1,470 or EUR 820 to EUR 1,270), with prime New Cairo compounds and Zamalek often exceeding even this range for well-finished units.
If you want to know more about this topic, you can read our guide about rents and rental incomes in Cairo.
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 real numbers I should budget for renting out in Cairo in 2026?
What's the total "all-in" monthly cost to hold a rental in Cairo in 2026?
As of early 2026, the total all-in monthly cost to hold and maintain a typical rental property in Cairo is approximately 20% to 30% of collected rent for long-term rentals, or roughly EGP 7,000 to EGP 15,000 per month ($150 to $315 or EUR 130 to EUR 270) for a property renting at EGP 35,000.
The realistic range of monthly holding costs for most standard Cairo rental properties runs from EGP 5,000 to EGP 20,000 per month ($105 to $420 or EUR 90 to EUR 360), depending on property size, compound fees, management arrangements, and tax compliance setup.
The single largest contributor to total monthly holding costs in Cairo is typically property management fees for remote foreign landlords, which can run 8% to 12% of rent, followed closely by compound or building maintenance fees in gated communities that can add EGP 2,000 to EGP 6,000 per month.
You want to go into more details? Check our list of property taxes and fees you have to pay when buying a property in Cairo.
What's the typical vacancy rate in Cairo in 2026?
As of early 2026, the estimated typical vacancy rate for market-rate rental apartments in Cairo is approximately 8% to 12%, though this varies significantly by neighborhood quality and pricing.
A landlord in Cairo should realistically budget for 1 to 2 months of vacancy per year (roughly 8% to 17% downtime) because tenant turnover, lease renewal gaps, and the time needed to find quality tenants in a competitive market all add up.
The main factor that causes vacancy rates to vary across Cairo neighborhoods is the balance between supply of new deliveries and established tenant demand, with areas like Zamalek and Maadi Degla seeing vacancy as low as 3% to 5% due to genuine undersupply, while newly delivered compound buildings in outlying New Cairo and 6th of October can see vacancy of 15% to 20% as supply outpaces absorption.
The highest tenant turnover and vacancy in Cairo typically occurs in summer (June through August) when many lease contracts end and families relocate before the new school year, creating a window of increased churn across the rental market.
We have a whole part covering the best rental strategies in our pack about buying a property in Cairo.
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Where do rentals perform best in Cairo in 2026?
Which neighborhoods have the highest long-term demand in Cairo in 2026?
As of early 2026, the top three neighborhoods with the highest overall long-term rental demand in Cairo are New Cairo (especially the Fifth Settlement and major compounds), Zamalek, and Sheikh Zayed, all of which consistently attract strong tenant interest from both local professionals and expats.
Families looking for long-term rentals in Cairo concentrate their demand in Sheikh Zayed, New Cairo compounds like Katameya Heights and Palm Hills, and 6th of October, where gated communities offer space, security, and proximity to international schools.
Students seeking long-term rentals in Cairo focus on Nasr City (near multiple universities), Heliopolis, and Dokki/Mohandessin, where central access and public transport links make commuting to various institutions easier.
Expats and international professionals generate the strongest long-term rental demand in Zamalek, Garden City, Maadi (especially the Degla area), and New Cairo compounds, where they are willing to pay premium rents for quality, security, and reliable amenities.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Cairo.
Which neighborhoods have the best yield in Cairo in 2026?
As of early 2026, the top three neighborhoods with the best rental yield in Cairo are Mohandessin (showing notably high yields in benchmark datasets), parts of New Cairo (when bought at the right entry price), and select areas of 6th of October (particularly where building quality is strong relative to purchase prices).
The estimated gross rental yield range for those top-yielding Cairo neighborhoods runs from approximately 8% to 13%, compared to the citywide average of around 6.7%.
The main characteristic that allows these neighborhoods to achieve higher yields is that purchase prices have not risen as fast as rents, often because the buildings are older (Mohandessin) or because initial pricing was more accessible (6th of October), while rental demand from professionals and families remains steady due to location and amenities.
We cover a lot of neighborhoods and provide a lot of updated data in our pack about real estate in Cairo.
Where do tenants pay the highest rents in Cairo in 2026?
As of early 2026, the top three neighborhoods where tenants pay the highest rents in Cairo are Zamalek (EGP 55,000 to EGP 70,000 per month for a 2-bedroom, or $1,150 to $1,470 / EUR 1,000 to EUR 1,270), Garden City (similar range), and top New Cairo compounds like Katameya Heights (EGP 50,000 to EGP 80,000 per month, or $1,050 to $1,680 / EUR 910 to EUR 1,450).
The typical monthly rent range for a standard apartment in these premium Cairo neighborhoods runs from EGP 45,000 to EGP 80,000 ($945 to $1,680 or EUR 820 to EUR 1,450), with luxury finishes and larger units exceeding even this range.
The main characteristic that makes these neighborhoods command the highest rents is a combination of genuine scarcity (Zamalek and Garden City have almost no new supply), prestigious addresses with historical cachet, and reliable infrastructure like secure buildings, green spaces, and proximity to embassies and multinational offices.
The typical tenant profile in these highest-rent Cairo neighborhoods includes senior executives at multinational corporations, diplomats and embassy staff, successful business owners, and high-earning professionals who prioritize security, prestige, and proximity to work and social amenities.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Egypt. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What do tenants actually want in Cairo in 2026?
What features increase rent the most in Cairo in 2026?
As of early 2026, the top three property features that increase monthly rent the most in Cairo are reliable air conditioning (multiple units for larger homes), backup power or generator access at the building or compound level, and secure parking, because daily life friction in a megacity like Cairo makes comfort and reliability worth paying for.
Reliable AC is estimated to add a rent premium of 15% to 25% in Cairo, particularly during the hot season when tenants will actively avoid units without proper cooling even if the location is otherwise attractive.
One commonly overrated feature that Cairo landlords invest in but tenants do not pay much extra for is luxury bathroom finishes beyond functional quality, because tenants prioritize working AC, water pressure, and building security over imported tiles or designer fixtures.
One affordable upgrade that provides a strong return on investment for Cairo landlords is ensuring fast, reliable internet readiness (proper cabling and router placement), because expats and hybrid workers increasingly treat connectivity as a dealbreaker when choosing a rental.
Do furnished rentals rent faster in Cairo in 2026?
As of early 2026, furnished apartments in Cairo's expat-heavy neighborhoods typically rent 30% to 50% faster than unfurnished equivalents, with average time-to-rent often dropping from 4 to 6 weeks down to 2 to 3 weeks for well-presented furnished units in areas like Zamalek, Garden City, and New Cairo compounds.
Furnished apartments in Cairo generally command a rent premium of 15% to 30% over unfurnished ones, though this premium comes with higher wear-and-tear costs and furniture replacement cycles that landlords need to factor into their net yield calculations.
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How regulated is long-term renting in Cairo right now?
Can I freely set rent prices in Cairo right now?
For modern, newly signed leases in Cairo, landlords have substantial freedom to set initial rent prices based on market conditions, though the critical exception is the legacy "old rent" system where controlled contracts lock in extremely low rents that cannot be raised normally.
Rent increases during a tenancy in Cairo are generally negotiable between landlord and tenant upon renewal for modern contracts, with no formal cap mandated by law, but the ongoing reform of the old rent system means that legacy contracts are now subject to phased increases that aim to gradually bring rents closer to market levels over several years.
What's the standard lease length in Cairo right now?
The most common lease length for residential rentals in Cairo is one year, though two-year leases are also frequently used, with renewal discussions typically happening toward the end of each term.
The typical security deposit that landlords require in Cairo is 1 to 2 months' rent (roughly EGP 35,000 to EGP 70,000 or $735 to $1,470 / EUR 635 to EUR 1,270 for a standard apartment), though high-end furnished units may require more.
The rules for returning the security deposit in Cairo generally follow the contract terms agreed between landlord and tenant, with standard practice being to return the deposit after deducting any documented damages or unpaid utilities, though formal legal enforcement can be slow if disputes arise.
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.
How does short-term renting really work in Cairo in 2026?
Is Airbnb legal in Cairo right now?
Airbnb-style short-term rentals in Cairo are legal but now operate within a regulated "holiday home" framework, meaning they are treated as a licensed tourism accommodation category rather than an informal or unregulated activity.
A license or permit is required to operate a short-term rental in Cairo under Decree No. 209/2025, which introduced registration requirements and obligations for holiday home operators that can typically be handled directly or through a property manager or operator structure.
There are no universally fixed annual night limits for short-term rentals in Cairo at the national level, but individual buildings, compounds, and local licensing conditions may impose restrictions, so you should verify the rules for your specific property before assuming you can rent year-round.
The most common consequence for operating an unlicensed or non-compliant short-term rental in Cairo is potential fines and administrative penalties, plus the risk that your listing could be flagged or removed from platforms, though enforcement intensity can vary by area.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Cairo.
What's the average short-term occupancy in Cairo in 2026?
As of early 2026, the estimated average annual occupancy rate for short-term rentals in Cairo is approximately 45% to 50%, with top-performing listings in prime locations achieving materially higher rates.
The realistic occupancy rate range that most short-term rentals experience in Cairo runs from about 30% to 35% for average listings in competitive areas, up to 60% to 70% for well-located, professionally managed properties with strong reviews and presentation.
The highest occupancy rates for short-term rentals in Cairo typically occur during the cooler months from October through April, when tourism peaks and the weather is most comfortable for sightseeing and outdoor activities.
The lowest occupancy rates for short-term rentals in Cairo typically occur during the hot summer months from June through August, when tourist arrivals drop significantly and even business travel slows down.
Finally, please note that you can find much more granular data about this topic in our property pack about Cairo.
What's the average nightly rate in Cairo in 2026?
As of early 2026, the estimated average nightly rate for short-term rentals in Cairo is approximately $56 (around EGP 2,650 or EUR 51), with prime neighborhoods and high-quality units commanding significantly higher rates.
The realistic nightly rate range that covers most short-term rental listings in Cairo runs from about $35 to $45 (EGP 1,660 to EGP 2,135 or EUR 32 to EUR 41) for basic listings, up to $80 to $120 (EGP 3,800 to EGP 5,700 or EUR 73 to EUR 109) for well-finished units in premium locations like Zamalek or Garden City.
The typical nightly rate difference between peak season and off-season in Cairo is approximately $15 to $25 (EGP 710 to EGP 1,185 or EUR 14 to EUR 23), with peak-season rates often 25% to 40% higher than the summer low-season rates.
Is short-term rental supply saturated in Cairo in 2026?
As of early 2026, the Cairo short-term rental market shows moderate saturation at the market-wide level, with approximately 47% average occupancy suggesting that average listings face real competition while differentiated properties in prime locations still perform well.
The current trend in the number of active short-term rental listings in Cairo has been growing as more property owners explore STR income, though the introduction of holiday home licensing is expected to stabilize or filter out some informal operators over time.
The most oversaturated neighborhoods for short-term rentals in Cairo include parts of Downtown and central areas with many similar furnished studios competing for the same tourist and business traveler segment.
Neighborhoods that still have room for new short-term rental supply in Cairo include high-quality units in New Cairo compounds (where family-sized STR options are undersupplied), Garden City (limited inventory due to building restrictions), and Maadi Degla (where demand from visiting professionals and families outpaces quality listings).
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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 |
|---|---|---|
| Global Property Guide | International real estate data publisher with transparent methodology. | We used their yield and rent tables as primary benchmarks for Cairo. We triangulated their data with other sources to ensure consistency. |
| AirDNA | Leading short-term rental data provider used by investors globally. | We used their occupancy and ADR data to estimate STR performance in Cairo. We compared STR potential against long-term rental returns. |
| Knight Frank | Major global real estate advisory firm publishing formal research. | We used their market review to identify premium districts and price dynamics. We anchored neighborhood guidance with their professional analysis. |
| JLL | Major global real estate consultancy with research standards. | We used their market dynamics data for demand concentration insights. We kept neighborhood guidance realistic using their segment analysis. |
| Egypt Independent | National outlet summarizing legislative changes for the public. | We used their coverage to explain Egypt's two-track rental system. We flagged old rent risks as essential due diligence for investors. |
| Real Estate Tax Authority (Egypt) | Government authority responsible for the real estate tax. | We used their overview to list holding cost items for property owners. We treated it as the baseline for realistic budget planning. |
| Andersen Egypt (Income Tax Law) | Reputable tax/legal firm publishing governing income tax law. | We used it to confirm rental income is taxable for non-residents. We justified why tax compliance should be assumed even for remote owners. |
| Ahram Online | Long-running national outlet reporting on ministerial decrees. | We used their reporting on holiday home licensing regulations. We framed STR as a regulated tourism accommodation category. |
| Adsero | Legal advisory summarizing specific decrees and their implications. | We used their plain-language summary of Decree No. 209/2025. We cross-checked licensing obligations with Ahram's reporting. |
| TIMEP | Policy institute publishing structured analysis with sourcing. | We used their analysis to add nuance on rent law reforms. We reinforced why contract type matters for buy-to-let investors. |
| Central Bank of Egypt | Egypt's central bank publishing official policy rates and FX data. | We used their exchange rates for currency conversions. We anchored financing context and sanity-checked yield comparisons. |
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.
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