As of June 2026, a normal apartment in Cairo costs about EGP 6.8 million median, which is roughly USD 133,000 or EUR 115,000, but the real budget depends heavily on the neighborhood, building quality and whether the unit is resale or new-build.
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We constantly update this blog post so the Cairo apartment prices, currency conversions and ownership costs stay useful for foreign buyers in 2026.
Cairo is not one simple housing market, because a resale apartment in Nasr City and a new compound apartment in New Cairo can feel like two different cities.
This guide keeps the numbers simple and focuses only on apartments, because apartments are the property type most foreign buyers compare first in Cairo.
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
- The median apartment price in Cairo in 2026 is about EGP 6.8 million, but foreign buyers often spend more because they target cleaner title, better buildings and easier resale.
- The average apartment price in Cairo in 2026 is higher than the median because Zamalek, New Cairo, Sheikh Zayed and branded residences pull the top end up.
- A citywide average of EGP 55,000 per m² hides a huge spread, from about EGP 15,000 per m² in Faisal or Haram to more than EGP 140,000 per m² for rare prime stock.
- New-build apartments in Cairo often look easier to buy because of installment plans, but the full contract price is often 25% to 40% above comparable resale apartments.
- For a foreign buyer, a safe all-in budget for a normal Cairo apartment is closer to EGP 7.4 million to EGP 8.2 million, not just the EGP 6.8 million headline price.
- Service charges are one of the biggest Cairo-specific surprises, because a compound apartment can cost EGP 4,000 to EGP 10,000 per month before utilities.
- Nasr City, Mokattam and 6th of October City remain the most practical budget entry points, but buyers must inspect building quality and title history carefully.
- The fastest-rising Cairo apartment areas are usually developer-led districts such as New Zayed, Sheikh Zayed and newer New Cairo extensions, not always the best rental-yield areas.
- In Cairo in 2026, currency matters as much as price growth, because a large nominal EGP gain can look much smaller once converted into USD or EUR.
How much do apartments really cost in Cairo in 2026?
What's the average and median apartment price in Cairo in 2026?
As of June 2026, the estimated median apartment price in Cairo is about EGP 6.8 million, or about USD 133,000 and EUR 115,000, while the estimated average apartment price in Cairo is about EGP 8.1 million, or about USD 159,000 and EUR 137,000.
In the same June 2026 market, the estimated median apartment price in Cairo is about EGP 47,000 per m², or about USD 920 and EUR 795 per m², which equals about EGP 4,400, USD 85 and EUR 74 per sq ft.
For most standard Cairo apartments in 2026, a realistic price range is about EGP 3.0 million to EGP 14.0 million, or about USD 59,000 to USD 274,000 and EUR 51,000 to EUR 237,000, with cheaper older resale stock below this and prime compound or Nile-facing apartments above it.
Sources and methodology: we triangulated live asking prices from Aqarmap, Property Finder Egypt and Bayut Egypt.
We converted prices using Central Bank of Egypt rates from June 2026.
We also checked direction against Savills Cairo Property Report 2025 and our own Cairo apartment dataset.
How much is a studio apartment in Cairo in 2026?
As of June 2026, a typical studio apartment in Cairo costs about EGP 2.1 million, or about USD 41,000 and EUR 35,000.
For entry-level to mid-range studios in Cairo, expect about EGP 1.1 million to EGP 2.8 million, or about USD 22,000 to USD 55,000 and EUR 19,000 to EUR 47,000, while high-end or serviced studios in New Cairo, Sheikh Zayed or prime central areas can reach EGP 5.0 million, or about USD 98,000 and EUR 84,000.
A typical studio apartment in Cairo is usually about 35 m² to 60 m², because Cairo is still a family-oriented market where one-bedroom and two-bedroom apartments are more common than very small units.
Sources and methodology: we compared studio listings on Aqarmap, Property Finder Egypt and Bayut Egypt.
We separated older resale areas from compound and serviced stock because studios are priced very differently in Cairo.
We converted EGP prices with Central Bank of Egypt June 2026 exchange rates.
How much is a one-bedroom apartment in Cairo in 2026?
As of June 2026, a typical one-bedroom apartment in Cairo costs about EGP 3.2 million, or about USD 63,000 and EUR 54,000.
For entry-level to mid-range one-bedroom apartments in Cairo, expect about EGP 1.7 million to EGP 5.5 million, or about USD 33,000 to USD 108,000 and EUR 29,000 to EUR 93,000, while high-end one-bedroom apartments in Zamalek, New Cairo or top compounds can exceed EGP 6.0 million, or about USD 117,000 and EUR 101,000.
A typical one-bedroom apartment in Cairo is usually about 55 m² to 90 m², with compact units more common in new projects and larger older layouts more common in established neighborhoods.
Sources and methodology: we reviewed one-bedroom evidence from Aqarmap, Property Finder Egypt and Bayut Egypt.
We weighted repeated neighborhood ranges more than one-off luxury listings.
We checked the wider market direction with Savills and our own Cairo pricing work.
How much is a two-bedroom apartment in Cairo in 2026?
As of June 2026, a typical two-bedroom apartment in Cairo costs about EGP 5.9 million, or about USD 115,000 and EUR 100,000.
For entry-level to mid-range two-bedroom apartments in Cairo, expect about EGP 2.7 million to EGP 7.5 million, or about USD 53,000 to USD 147,000 and EUR 46,000 to EUR 127,000, while high-end two-bedroom apartments in New Cairo, Sheikh Zayed, Zamalek or strong compound locations can reach EGP 12.0 million, or about USD 235,000 and EUR 203,000.
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Cairo.
Sources and methodology: we compared two-bedroom apartment listings on Aqarmap, Property Finder Egypt and Bayut Egypt.
We treated advertised prices as asking prices, not final transaction prices.
We used CBE exchange rates and our own Cairo apartment model for USD and EUR estimates.
How much is a three-bedroom apartment in Cairo in 2026?
As of June 2026, a typical three-bedroom apartment in Cairo costs about EGP 8.5 million, or about USD 166,000 and EUR 144,000.
For entry-level to mid-range three-bedroom apartments in Cairo, expect about EGP 4.0 million to EGP 10.0 million, or about USD 78,000 to USD 196,000 and EUR 68,000 to EUR 169,000, while high-end three-bedroom apartments in New Cairo, Sheikh Zayed, Zamalek or Nile-facing locations often range from EGP 12.0 million to EGP 25.0 million, or about USD 235,000 to USD 489,000 and EUR 203,000 to EUR 422,000.
A typical three-bedroom apartment in Cairo is usually about 130 m² to 220 m², but older central apartments can be larger and newer compound layouts can be more efficient.
Sources and methodology: we reviewed family-apartment listings from Aqarmap, Property Finder Egypt and Bayut Egypt.
We grouped stock by practical buyer behavior, not only by administrative borders.
We cross-checked premium demand with Savills Cairo Property Report 2025.
What's the price gap between new and resale apartments in Cairo in 2026?
As of June 2026, new-build apartments in Cairo typically cost about 25% to 40% more than comparable resale apartments, mainly because buyers pay for installment plans, newer infrastructure, parking, security, landscaping and developer branding.
For new-build apartments in Cairo in 2026, the estimated average price is about EGP 68,000 per m², or about USD 1,330 and EUR 1,150 per m².
For resale apartments in Cairo in 2026, the estimated average price is about EGP 48,000 per m², or about USD 940 and EUR 810 per m², although well-kept resale units in prime streets can still price like new stock.
Sources and methodology: we compared new project listings and resale listings from Property Finder Egypt, Aqarmap and Bayut Egypt.
We checked compound and branded-residence demand with Savills.
We adjusted our estimate because low down payments can hide a higher full contract price.
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Can I afford to buy in Cairo in 2026?
What's the typical total budget (all-in) to buy an apartment in Cairo in 2026?
As of June 2026, a typical all-in budget for a standard Cairo apartment is about EGP 7.4 million to EGP 8.2 million, or about USD 145,000 to USD 160,000 and EUR 125,000 to EUR 139,000.
This all-in Cairo buying budget usually includes the apartment price, legal checks, broker fees if applicable, registration or documentation costs, bank fees if financed, basic setup, utility connection costs, small works and a furnishing buffer.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Cairo property pack.
Sources and methodology: we started from our Cairo median price and added cost evidence from Real Estate Tax Authority, Housing & Development Bank and portal listings.
We used CBE rates for June 2026 currency conversions.
We added our own transaction-cost buffers because Cairo title and finishing costs vary widely.
What down payment is typical to buy in Cairo in 2026?
As of June 2026, a foreign buyer in Cairo should expect a typical down payment of 20% to 40%, which means about EGP 1.4 million to EGP 2.7 million, or about USD 27,000 to USD 53,000 and EUR 24,000 to EUR 46,000, on a EGP 6.8 million apartment.
The minimum down payment can be lower on some developer installment plans, often around 5% to 15%, but bank-financed or resale purchases usually need a stronger cash position.
For more comfortable mortgage terms and smoother negotiation in Cairo, a foreign buyer should usually plan for 30% to 50% cash, because sellers often prefer certainty and banks may be cautious with non-resident income.
Sources and methodology: we reviewed financing evidence from Housing & Development Bank, Financial Regulatory Authority and current developer payment plans.
We used CBE Monthly Statistical Bulletin for macro credit context.
We treated foreign-buyer financing as more conservative than subsidized local mortgage schemes.
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Which neighborhoods are cheapest or priciest in Cairo in 2026?
How much does the price per m² for apartments vary by neighborhood in Cairo in 2026?
As of June 2026, apartment prices across Cairo vary from about EGP 15,000 to more than EGP 140,000 per m², or roughly USD 295 to USD 2,740 and EUR 255 to EUR 2,365 per m².
The most affordable Cairo neighborhoods include Faisal, Haram, Mokattam and parts of Nasr City, where typical apartment prices often sit around EGP 15,000 to EGP 38,000 per m², or about USD 295 to USD 745 and EUR 255 to EUR 640 per m².
The most expensive Cairo neighborhoods include Zamalek, Garden City, Nile Corniche pockets, New Cairo and Sheikh Zayed, where typical apartment prices often range from EGP 60,000 to more than EGP 140,000 per m², or about USD 1,175 to USD 2,740 and EUR 1,015 to EUR 2,365 per m².
Sources and methodology: we grouped Cairo neighborhoods using Aqarmap, Property Finder Egypt and Bayut Egypt.
We checked district patterns against Savills and our own neighborhood scoring.
We used repeated asking-price bands instead of single listings to reduce outlier risk.
What neighborhoods are best for first-time buyers on a budget in Cairo in 2026?
As of June 2026, the best Cairo neighborhoods for first-time buyers on a budget are Nasr City, Mokattam and 6th of October City, with Haram and Faisal also useful for buyers who accept more local-market risk.
In these budget-friendly Cairo neighborhoods, a realistic apartment price range is about EGP 3.0 million to EGP 6.5 million, or about USD 59,000 to USD 127,000 and EUR 51,000 to EUR 110,000.
Nasr City offers liquidity and services, Mokattam offers lower entry prices near central Cairo, and 6th of October City offers newer space with more organized communities than many older districts.
The main trade-off is that budget apartments in Cairo often need deeper checks on building condition, parking, elevator quality, title history and resale strength.
Sources and methodology: we compared budget-area listings on Aqarmap Nasr City, Property Finder Egypt and Bayut Egypt.
We favored neighborhoods with enough listings, services and resale depth.
We used our own Cairo buyer-risk framework to separate cheap from genuinely practical.
Which neighborhoods have the fastest-rising apartment prices in Cairo in 2026?
As of June 2026, the fastest-rising Cairo apartment areas are New Zayed, Sheikh Zayed and New Cairo’s newer extensions, with Madinaty and Al Rehab spillover areas also showing strong momentum.
Estimated nominal apartment price growth from 2025 to mid-2026 is about 25% to 40% in New Zayed and Sheikh Zayed, about 20% to 35% in New Cairo extensions, and about 18% to 30% in Madinaty and Al Rehab-linked areas.
The main growth driver is a mix of currency pressure, higher construction costs, developer repricing, compound demand, school access, parking and the desire for more planned communities outside congested central Cairo.
Sources and methodology: we compared year-on-year asking-price movement from Aqarmap, Property Finder Egypt and Bayut Egypt.
We checked compound demand with Savills Cairo Property Report 2025.
We adjusted growth estimates against CBE inflation data.
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What extra costs will I pay on top of the apartment price in Cairo in 2026?
What are all the buyer closing costs when you buy an apartment in Cairo?
For a typical EGP 6.8 million Cairo apartment in 2026, buyer closing costs are usually about EGP 270,000 to EGP 475,000, or about USD 5,300 to USD 9,300 and EUR 4,600 to EUR 8,000.
The main closing costs in Cairo are legal due diligence, broker commission if payable, contract drafting, notarization or registration-related work, translation, bank valuation and mortgage fees if the purchase is financed.
The largest buyer cost is usually the broker commission or registration-related work, but legal checks can be the most important cost because Cairo title paths are not always simple.
Some closing costs in Cairo are negotiable, especially broker commission and legal scope, while registration, bank and official documentation costs depend more on the property facts and transaction route.
Sources and methodology: we used official rules from Real Estate Tax Authority, financing evidence from Housing & Development Bank and market commission checks.
We compared these costs with Cairo listings from Property Finder Egypt.
We included our own buyer-cost assumptions because Cairo transactions vary by title and registration path.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Cairo?
For a normal resale apartment in Cairo in 2026, buyers should usually budget about 4% to 7% of the purchase price for closing costs.
The realistic low-to-high range is about 3.5% to 8% for most standard Cairo apartment transactions, while new compound purchases can need a wider 8% to 12% cash buffer once admin fees, deposits, setup and furnishing are included.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Cairo.
Sources and methodology: we built the range from Real Estate Tax Authority rules, Financial Regulatory Authority context and Cairo market practice.
We checked financing fees against Housing & Development Bank.
We separated resale costs from new-compound deposits because they behave differently.
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What are the ongoing monthly and yearly costs of an apartment in Cairo in 2026?
What are typical HOA fees in Cairo right now?
HOA fees are common in Cairo compounds and better managed buildings, and a normal foreign-buyer apartment in Cairo in 2026 often needs about EGP 5,000 to EGP 12,000 per month, or about USD 100 to USD 235 and EUR 85 to EUR 200, for service charges.
The realistic monthly range runs from about EGP 500 to EGP 2,000 in basic older buildings, or about USD 10 to USD 40 and EUR 8 to EUR 34, to EGP 10,000 to EGP 25,000 or more in high-end compounds and serviced residences, or about USD 196 to USD 489 and EUR 169 to EUR 422.
Sources and methodology: we compared service-charge evidence from Property Finder Egypt, Aqarmap and Bayut Egypt.
We separated older buildings from compounds because Cairo monthly costs differ sharply.
We checked compound demand patterns with Savills.
What utilities should I budget monthly in Cairo right now?
For a normal occupied two-bedroom apartment in Cairo in 2026, a realistic monthly utility budget is about EGP 2,500 to EGP 5,500, or about USD 49 to USD 108 and EUR 42 to EUR 93.
The realistic range is about EGP 1,500 to EGP 10,000 per month, or about USD 29 to USD 196 and EUR 25 to EUR 169, depending on apartment size, air-conditioning use, season, building type and internet package.
This Cairo utility budget usually includes electricity, water, natural gas where connected, internet, building cleaning, security tips and small recurring services.
Electricity is usually the most expensive utility for Cairo apartment owners, especially in summer when air conditioning pushes the household into higher consumption bands.
Sources and methodology: we used official tariff context from Egyptian Electric Utility & Consumer Protection Regulatory Agency.
We checked exchange-rate inputs with the Central Bank of Egypt.
We applied typical Cairo apartment consumption patterns from our own utility-cost model.
How much is property tax on apartments in Cairo?
For a foreign-owned investment apartment in Cairo in 2026, a practical annual property-tax estimate is about EGP 3,000 to EGP 30,000, or about USD 60 to USD 590 and EUR 50 to EUR 510, for many mid-market and upper-middle apartments.
Egypt’s real estate tax is calculated as 10% of annual rental value after a 30% residential maintenance deduction, and some main residences can be exempt if the assessed net annual rental value is below the official threshold.
The realistic annual range is about EGP 3,000 to EGP 12,000 for many mid-market Cairo apartments, EGP 10,000 to EGP 30,000 for good Maadi, Heliopolis, New Cairo or Sheikh Zayed apartments, and EGP 25,000 to EGP 70,000 or more for prime Zamalek or Nile-view units.
Sources and methodology: we used the official Real Estate Tax Authority rules for tax rate, deduction and exemption logic.
We converted estimates using CBE June 2026 rates.
We modeled likely assessed rental values from Cairo rent and sale-price evidence.
What's the yearly building maintenance cost in Cairo?
For a normal EGP 6.8 million apartment in Cairo in 2026, yearly building maintenance is usually about EGP 60,000 to EGP 120,000, or about USD 1,200 to USD 2,350 and EUR 1,000 to EUR 2,000, in a better managed building.
The realistic yearly range is about EGP 35,000 to EGP 80,000 for older buildings, or about USD 685 to USD 1,565 and EUR 590 to EUR 1,350, and EGP 80,000 to EGP 180,000 for many compound apartments, or about USD 1,565 to USD 3,520 and EUR 1,350 to EUR 3,040.
Building maintenance costs in Cairo usually cover elevator upkeep, cleaning, security, common lighting, small repairs, façade work, plumbing, generators, garden care and sometimes a reserve for larger repairs.
In Cairo compounds, maintenance is often charged through service fees or deposits, while in older buildings it may be collected separately and less predictably by the building committee or manager.
Sources and methodology: we compared recurring-cost evidence from Property Finder Egypt, Aqarmap and Bayut Egypt.
We separated older Cairo buildings from compounds because reserves are collected differently.
We used our own Cairo ownership-cost model for yearly maintenance estimates.
How much does home insurance cost in Cairo?
For a normal Cairo apartment in 2026, annual home insurance usually costs about EGP 10,000 to EGP 18,000, or about USD 200 to USD 350 and EUR 170 to EUR 300, if the buyer wants serious basic coverage.
The realistic annual range is about EGP 3,000 to EGP 8,000 for basic contents cover, EGP 8,000 to EGP 20,000 for apartment and contents coverage, and EGP 20,000 to EGP 50,000 or more for high-value furnished expat apartments.
Home insurance is usually optional for apartment owners in Cairo unless a bank, lender or special financing agreement requires coverage as part of the mortgage process.
Sources and methodology: we estimated insurance from Cairo property values, common premium ranges and financing practice from Housing & Development Bank.
We converted costs with CBE June 2026 exchange rates.
We treated insurance as optional unless financing terms make it necessary.
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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 this source matters | How we used it |
|---|---|---|
| CAPMAS | Egypt’s official statistics agency gives the safest public demographic and inflation context. | We used it to frame Cairo as a dense and supply-constrained housing market. We also used it to avoid reading nominal price growth too simply. |
| Central Bank of Egypt exchange rates | The CBE is the official source for EGP exchange rates. | We used it to convert Cairo apartment prices into USD and EUR. We used June 2026 rates to keep the foreign-buyer view current. |
| Central Bank of Egypt inflation data | CBE inflation data helps explain real purchasing power and price pressure. | We used it to sense-check whether Cairo price growth was mainly real growth or inflation. We also used it to frame currency risk. |
| CBE Monthly Statistical Bulletin | It is Egypt’s official monetary and financial-sector dataset. | We used it to understand the broader credit backdrop. We did not use it for neighborhood prices because it has no street-level detail. |
| World Bank Egypt | The World Bank gives independent macro context for Egypt. | We used it to cross-check affordability and currency-risk logic. We also used it to keep Cairo price growth in a wider economic context. |
| Real Estate Tax Authority | It is the official Egyptian source for annual property-tax rules. | We used it for the 10% tax rule after the residential maintenance deduction. We also used it to estimate yearly Cairo apartment tax. |
| Egyptian Electric Utility & Consumer Protection Regulatory Agency | It is the official electricity-tariff regulator in Egypt. | We used it to estimate monthly electricity costs after the April 2026 tariff context. We combined tariffs with realistic Cairo apartment consumption. |
| Savills Cairo Property Report 2025 | Savills is a major real estate consultancy with local Cairo coverage. | We used it to cross-check compound demand and new-city demand. We did not treat it as a full apartment price index. |
| Financial Regulatory Authority | The FRA regulates Egypt’s non-bank financial sector. | We used it to understand mortgage-finance availability. We cross-checked it with bank mortgage products and buyer-cost assumptions. |
| Housing & Development Bank mortgage page | HDB is one of Egypt’s important housing-finance banks. | We used it to sense-check down-payment and financing assumptions. We treated it as product evidence, not a full market average. |
| Aqarmap | Aqarmap is one of Egypt’s largest real estate portals. | We used it for neighborhood-level asking-price checks. We cross-checked its numbers because portal data can overrepresent advertised prices. |
| Aqarmap Nasr City guide | It gives local detail for one of Cairo’s largest budget districts. | We used it to understand Nasr City’s buyer profile and price spread. We compared it with live portal listings. |
| Property Finder Egypt | Property Finder has a large number of current Cairo apartment listings. | We used it to sample asking prices by district and apartment size. We discounted outliers and focused on repeated ranges. |
| Property Finder Egypt national apartment listings | It helps compare Cairo against the wider Egyptian apartment market. | We used it to check whether Cairo prices looked high or low nationally. We kept the article focused only on Cairo apartments. |
| Bayut Egypt | Bayut gives live Cairo listing data and neighborhood snapshots. | We used it to cross-check price per m² in mass-market and compound areas. We gave more weight to repeated ranges than luxury outliers. |
| Global Property Guide Egypt taxes and costs | It gives international investor-focused context on Egypt property costs. | We used it as a secondary check on tax and transaction-cost logic. We preferred official Egyptian sources when rules overlapped. |
| Bylaw real estate taxation in Egypt | It explains Egyptian real-estate taxation in practical legal language. | We used it as a secondary legal-language check. We still anchored the property-tax section on the official tax authority. |
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