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
Buying property in Cairo as a foreigner is possible, but navigating the legal requirements, visa rules, and registration process can feel overwhelming without the right guidance.
This article breaks down everything you need to know about foreign ownership in Cairo, from what you can legally buy to how mortgages work and what taxes to expect.
We constantly update this blog post to reflect the latest rules and market conditions in Cairo as of the first half of 2026.
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
- Foreign buyers in Cairo must wait 5 years before reselling their property unless they obtain a special exemption from the Prime Minister, which makes Cairo real estate a medium-term commitment rather than a quick flip opportunity.
- Most foreigners buying property in Cairo choose new developments in areas like New Cairo or Sheikh Zayed because these compounds have cleaner paperwork and standardized registration processes compared to older central neighborhoods.
- Egypt's Central Bank policy rate sits around 20% to 21% as of late 2025, which pushes mortgage rates for foreigners in Cairo into the 24% to 28% range, making cash purchases far more common than financed deals.
- A signed purchase contract in Cairo does not equal legal ownership, and the single biggest mistake foreigners make is stopping at the contract stage without completing the formal registration process.
- Property ownership in Cairo can support renewable residency for foreigners, with commonly cited thresholds of 200,000 USD for 3-year residency and 400,000 USD for 5-year residency.
- Annual property tax in Cairo typically runs between 0.05% and 0.30% of the property's market value because it is calculated on estimated rental value rather than purchase price.
- Rental income earned by foreigners in Cairo is taxed at an effective rate of roughly 5% to 15% of gross rent thanks to a 50% cost deduction before standard income tax brackets apply.
- Egypt's citizenship-by-investment program includes a real estate route starting around 300,000 USD, though it comes with specific holding period requirements and project conditions.
What can I legally buy and truly own as a foreigner in Cairo?
What property types can foreigners legally buy in Cairo right now?
Foreigners can generally buy apartments, duplexes, penthouses, townhouses, villas, and serviced apartments in Cairo as long as the property meets legal requirements and the purchase goes through the proper approval and registration channels.
The most important legal condition is that foreign buyers cannot sell or transfer their Cairo property for 5 years after registration unless they receive a special exemption from the Prime Minister.
What matters more than property type in Cairo is where the property is located and whether the title is properly registered, because most foreign purchases happen smoothly in new developments like New Cairo, Sheikh Zayed, and the New Administrative Capital where developers maintain clearer documentation.
In older Cairo neighborhoods like Zamalek, Garden City, or Heliopolis, buying is still possible but you need to be much more careful about checking registration status and the full chain of ownership before committing.
Finally, please note that our pack about the property market in Cairo is specifically tailored to foreigners.
Can I own land in my own name in Cairo right now?
In Cairo, most foreigners who buy residential property are not purchasing standalone plots of land but rather units in buildings or villas within developments where land rights are bundled into the property documentation.
Egyptian law does allow non-Egyptians to own vacant land under certain conditions, but this triggers a requirement to build within 5 years plus additional approval steps and resale restrictions that make raw land purchases uncommon for foreign individuals in Greater Cairo.
When you buy an apartment in Cairo you own the unit plus a share in common areas, and when you buy a villa or townhouse in a compound you own the built property rights along with associated land rights as defined in that specific project's legal documentation.
As of 2026, what other key foreign-ownership rules or limits should I know in Cairo?
As of early 2026, the rules that most often affect foreign purchases in Cairo include documentation requirements around identity verification, proof of funds, and sometimes security review steps that add time to the approval process.
There is no specific foreign-ownership quota for apartments or condos in Cairo the way some Asian markets have, so the percentage of foreign owners in a building is generally not a legal barrier to your purchase.
Foreign buyers in Cairo must complete additional approval formalities during registration, and having proper documentation of your identity, payment source, and intended use of the property is essential for these steps to proceed smoothly.
Egypt updated its Real Estate Registration Law in 2022 with amendments that simplified parts of the registration workflow, though the practical impact varies depending on whether you are buying in a new development with organized paperwork versus an older property with a complex ownership history.
What's the biggest ownership mistake foreigners make in Cairo right now?
The single biggest ownership mistake foreigners make in Cairo is treating a signed purchase contract as proof of ownership and never completing the formal registration process that makes their rights enforceable against third parties.
If you make this mistake in Cairo, you could end up with a property that feels like yours day-to-day but becomes very difficult to defend legally if the seller has debts, dies, or sells the same property to someone else who does complete registration.
Other classic pitfalls in Cairo include buying in older neighborhoods without verifying the full chain of title, misunderstanding compound rules that restrict rentals or modifications, and assuming that developer promises about future registration will happen automatically without your active follow-up.
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 visa or residency status changes what I can do in Cairo?
Do I need a specific visa to buy property in Cairo right now?
In Cairo, you can typically sign a property purchase contract while on a tourist visa because the legal framework for foreign ownership is not described as visa-gated, though completing all registration steps may require additional documentation and visits.
The most common administrative blocker for foreign buyers without Egyptian residency is banking friction, since opening a local account and transferring funds can be more complicated without residency status or a local tax identifier.
You generally do not need a local tax ID to sign the purchase contract in Cairo, but you will likely need tax registration once you generate taxable activity like rental income or when certain notary and bank processes require additional local identifiers.
A typical document set for a foreign buyer in Cairo includes your passport, proof of funds showing legitimate payment source, the sale contract, and any power of attorney if you are completing steps remotely through a representative.
Does buying property help me get residency and citizenship in Cairo in 2026?
As of early 2026, buying property in Egypt can support renewable residency for foreigners, with commonly referenced investment thresholds of 200,000 USD for a 3-year permit and 400,000 USD for a 5-year permit, though you must still complete the application process and meet documentation requirements.
Egypt also has a formal citizenship-by-investment program with a real estate route starting around 300,000 USD, administered through an official unit referenced by GAFI, though this option comes with specific project requirements and holding period conditions.
For the residency pathway, qualifying in Cairo means you need proof of ownership, evidence of how you funded the purchase, and you must follow the relevant visa application process because property ownership alone does not make residency automatic.
We give you all the details you need about the different pathways to get residency and citizenship in Cairo here.
Can I legally rent out property on my visa in Cairo right now?
In Cairo, your visa status does not directly prohibit you from renting out a property you legally own, though you will need to comply with tax obligations and any building or compound rules that may restrict short-term rentals.
You do not need to live in Egypt to rent out your Cairo property, and many foreign owners manage their rentals remotely through a local property manager or by granting power of attorney to a trusted representative.
The most important details for foreign landlords in Cairo are tax compliance, since rental income is taxable under Egypt's personal income tax system, and building-specific rules, because some compounds require approval before you can lease your unit especially for short-term stays.
We cover everything there is to know about buying and renting out in Cairo here.
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How does the buying process actually work step-by-step in Cairo?
What are the exact steps to buy property in Cairo right now?
The standard sequence to buy property in Cairo is: choose your unit and verify what is included, check the title and registration status, pay a reservation deposit during your due diligence window, sign the sale contract with clear terms, complete any foreign buyer approvals, finalize notarization and registration, then handle handover and utility transfers.
You do not have to be physically present for every step in Cairo because many foreigners use a power of attorney to let a lawyer or trusted representative sign documents and complete filings on their behalf, though you may want to attend unit inspection and handover personally.
The step that typically makes your Cairo property deal legally binding is signing the sale contract with defined terms, though enforceability against third parties only comes once registration is complete.
The timeline from accepted offer to final registration in Cairo varies widely, from as little as a few weeks for a straightforward new-build purchase to several months if there are title complications or approval delays in older properties.
We have a document entirely dedicated to the whole buying process our pack about properties in Cairo.
Is it mandatory to get a lawyer or a notary to buy a property in Cairo right now?
In Cairo, notary or registration office involvement is effectively mandatory if you want enforceable ownership that protects you against third-party claims, because registration is how your rights become official under Egypt's property framework.
The main difference is that a notary in Cairo handles the official authentication and registration steps required by law, while a lawyer reviews your contract terms, checks title status, and protects your interests throughout the negotiation and due diligence process.
One key item to include in your lawyer's scope for a Cairo property purchase is a thorough title search and verification that the seller has the legal right to sell and that the property can be registered in your name as a foreigner.
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 checks should I run so I don't buy a problem property in Cairo?
How do I verify title and ownership history in Cairo right now?
To verify title and ownership history in Cairo, you should work through the Real Estate Publicity Department, which is Egypt's official registry for property records, or have your lawyer conduct a registry search on your behalf.
The key document to request is the registration certificate or official extract showing the current registered owner, which confirms whether the seller's name matches the property records and whether the title is clear.
A realistic look-back period for ownership history checks in Cairo is at least 10 to 15 years, which helps you identify any gaps, disputes, or irregularities in how the property changed hands over time.
One clear red-flag finding that should pause your Cairo purchase is any mismatch between the seller's identity documents and the registered owner's name, or discovering that the property has never been formally registered despite years of occupation.
You will find here the list of classic mistakes people make when buying a property in Cairo.
How do I confirm there are no liens in Cairo right now?
The standard way to confirm there are no liens or encumbrances on a Cairo property is to request a registry extract from the Real Estate Publicity Department that shows any registered mortgages, security interests, or legal claims against the property.
One common type of encumbrance to specifically ask about in Cairo is outstanding developer payments or maintenance fee arrears in compound properties, because these practical obligations can transfer to you even if they are not formally registered liens.
The best proof of lien status in Cairo is an official registry certificate dated close to your purchase date, combined with seller declarations in your contract that include remedies if the seller's statements about clear title turn out to be false.
How do I check zoning and permitted use in Cairo right now?
To check zoning and permitted use for a property in Cairo, you should request documentation from the relevant municipal authority or district office, or ask the developer to provide the project's official classification and building permits.
The document that typically confirms zoning classification in Cairo is the building permit or project license, which shows whether the property is approved for residential use and whether the construction complies with local planning requirements.
One common zoning pitfall that foreign buyers miss in Cairo is purchasing a unit in a building with unpermitted modifications or illegal floor additions, which can create problems when you try to register or sell the property later.
Buying real estate in Cairo can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Cairo, and on what terms?
Do banks lend to foreigners for homes in Cairo in 2026?
As of early 2026, Egyptian banks do lend to foreigners for home purchases in Cairo, but expect tighter requirements than local buyers face, including stronger income documentation, larger down payments, and sometimes a preference for applicants with Egyptian residency or local banking relationships.
The realistic loan-to-value range for foreign borrowers in Cairo is typically 50% to 70%, meaning you should plan to bring at least 30% to 50% of the purchase price as a down payment.
The most common eligibility requirement that determines whether a foreigner qualifies for a Cairo mortgage is demonstrable income stability, with banks preferring applicants who have either Egyptian residency, local employment, or substantial verifiable income from abroad.
You can also read our latest update about mortgage and interest rates in Egypt.
Which banks are most foreigner-friendly in Cairo in 2026?
As of early 2026, the banks most commonly cited as foreigner-friendly for mortgages in Cairo are HSBC Egypt, Commercial International Bank (CIB), and QNB Alahli, with Banque Misr and National Bank of Egypt also serving expat clients in certain situations.
What makes these banks more foreigner-friendly in Cairo is their experience with international documentation, English-language support, and established processes for underwriting non-Egyptian borrowers who may have income from abroad.
These banks will sometimes lend to non-residents without Egyptian residency, but approval is significantly harder and may depend on having an existing relationship with the bank, substantial income proof, or a property in a bank-approved development.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Cairo.
What mortgage rates are foreigners offered in Cairo in 2026?
As of early 2026, mortgage interest rates for foreigners buying residential property in Cairo typically range from 24% to 28% APR, with the high rates driven by Egypt's Central Bank overnight lending rate of around 21% plus bank spreads for credit, term, and borrower risk.
Most mortgages offered to foreigners in Cairo are either floating rate or frequently repriced against policy rates, so the difference between "fixed" and "variable" is often minimal because true long-term fixed rates are uncommon in Egypt's high-rate environment.
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 will taxes, fees, and ongoing costs look like in Cairo?
What are the total closing costs as a percent in Cairo in 2026?
Total closing costs for buyers in Cairo in 2026 typically run between 3% and 7% of the purchase price depending on the deal structure, property type, and how fees are split between buyer and seller.
The realistic range that covers most standard Cairo transactions is 3% on the low end for straightforward new-build purchases with minimal legal complexity, up to 7% when agent commissions are fully buyer-paid and registration involves additional documentation steps.
The specific fee categories that make up closing costs in Cairo include agent or broker fees of around 1.5% to 2.5%, lawyer or legal review fees of roughly 0.5% to 1.5%, registration and administrative fees that are often under 1%, and document translation or notarization costs of around 0.1% to 0.5%.
The single biggest contributor to closing costs in Cairo is usually the agent or broker commission, which can reach 2.5% and is sometimes paid entirely by the buyer depending on how the deal is negotiated.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Cairo.
What annual property tax should I budget in Cairo in 2026?
As of early 2026, annual property tax in Cairo typically works out to roughly 0.05% to 0.30% of the property's market value, which for a 2 million EGP apartment (around 40,000 USD or 37,000 EUR at early 2026 rates) means a yearly tax bill of roughly 1,000 to 6,000 EGP (20 to 120 USD or 18 to 110 EUR).
Property tax in Cairo is assessed based on the property's estimated annual rental value rather than its purchase price, with the law setting a 10% rate on that rental value after a 30% deduction for residential properties, which is why the effective rate as a percentage of market value tends to be quite low.
How is rental income taxed for foreigners in Cairo in 2026?
As of early 2026, the typical effective tax rate on rental income for foreign landlords in Cairo ranges from roughly 5% to 15% of gross rent, thanks to a 50% cost deduction that reduces the taxable base before Egypt's standard progressive income tax brackets apply.
The basic filing requirement for foreign owners earning rental income in Cairo is to register for tax purposes and declare your rental income, with the taxable amount calculated after the standard 50% deduction and then taxed at progressive rates that go up to 27.5% for higher income levels.
What insurance is common and how much in Cairo in 2026?
As of early 2026, a typical annual insurance premium for residential property in Cairo ranges from roughly 0.10% to 0.30% of the insured value, which for a property insured at 2 million EGP means approximately 2,000 to 6,000 EGP per year (40 to 120 USD or 37 to 110 EUR).
The most common type of property insurance coverage that Cairo homeowners carry is home contents insurance for furnished units, with structure coverage more common for villa and townhouse owners who add it to their contents policy.
The biggest factor that makes insurance premiums higher or lower for the same property type in Cairo is the property's location and whether it includes features like swimming pools, high-value furnishings, or short-term rental use, all of which increase the insurer's risk assessment.
Get the full checklist for your due diligence in Cairo
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
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 |
|---|---|---|
| GAFI Land and Real Estate Ownership Laws | Official Egyptian government investment authority document on legal framework. | We used it to anchor the hard rules on foreign ownership limits, the 5-year resale restriction, and Cabinet approval requirements. We cross-checked wording with law firm explainers to ensure accurate interpretation. |
| Andersen in Egypt | International tax and legal network with local Egypt practice. | We used it to clarify how foreign ownership restrictions work in practice, especially the disposal restriction and purpose-of-use rules. We triangulated it with GAFI and other legal sources. |
| Central Bank of Egypt | Egypt's central bank publishing official monetary policy rates. | We used it to set a realistic floor for mortgage pricing in Cairo. We added standard bank spreads to produce a confident interest rate range for foreign borrowers. |
| Real Estate Tax Authority | Official authority explaining property tax valuation in Egypt. | We used it to describe how annual property tax is assessed based on rental value. We paired it with the statute text to provide accurate effective rate estimates. |
| Real Estate Tax Law 196/2008 | The actual legal text published by the relevant authority. | We used it to anchor the 10% of annual rental value rule and the 30% deduction for residential properties. We triangulated with the RTA explainer for plain-language interpretation. |
| PwC Egypt Tax Summaries | Major international tax firm providing standardized professional references. | We used it for 2026-era personal income tax brackets and treatment notes for non-residents. We applied it to rental income mechanics after the statutory deduction. |
| PwC Income Determination | Consistent, professional-grade tax reference from a major firm. | We used it to confirm the 50% deduction approach for rental income and that normal brackets apply after deduction. We separated property tax from income tax cleanly. |
| GAFI Citizenship by Investment Unit | Official government portal for citizenship-by-investment processing. | We used it to confirm the existence and institutional home of Egypt's investment citizenship program. We cross-checked thresholds with established migration advisories. |
| Henley & Partners | Globally recognized investment migration advisory publishing program details. | We used it to detail the real estate route for citizenship and typical minimum investment levels. We cross-checked against GAFI and independent program summaries. |
| Sadany & Khalifa | Specialist Egyptian law firm explaining specific registration reforms. | We used it to explain the modern registration workflow under Law 9/2022 and why registration matters more than contracts. We triangulated with other legal overviews. |
| Al Tamimi & Company | Major regional law firm with a track record of legal updates. | We used it as a second legal lens to confirm common restrictions and the multi-law reality of Egyptian property ownership. We kept only claims that agreed across sources. |
| Mondaq | Legal analysis platform with professional property registration commentary. | We used it to explain title verification, lien checks, and the importance of formal registration. We derived our due diligence checklist from their framework. |
| ByLaw Firm | Egyptian law firm providing practical foreign investment guidance. | We used it to clarify documentation requirements and approval steps for foreign buyers. We incorporated their insights into our Cairo buying process overview. |
| HG.org | Legal information platform citing residency thresholds from practitioner sources. | We used it to verify the 200,000 USD and 400,000 USD residency investment thresholds. We cross-referenced with official sources for consistency. |
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.
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