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
When you're trying to buy an apartment in Cairo, the sticker price is only part of the story.
Between closing costs, compound fees, utility bills, and registration paperwork, the real cost of owning a Cairo apartment can easily be 10% to 15% higher than what you see on a listing.
This guide breaks down exactly what you'll pay in early 2026, using authoritative Egyptian sources and recent market data, and we constantly update this blog post to keep it accurate.
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's citywide median apartment price per square meter sits around EGP 32,000 (roughly $680), but premium New Cairo compounds can hit EGP 60,000 to 200,000 per square meter, making neighborhood choice critical for budget planning.
- New-build apartments in Cairo typically cost 20% to 45% more per square meter than comparable resale units, largely because developer projects include installment financing and newer infrastructure.
- Developer down payments in Cairo average just 5% to 15% for installment plans, while resale purchases often require 30% to 100% upfront cash, creating two very different buyer experiences.
- Monthly building or compound fees in Cairo range from EGP 200 to 600 for mid-market buildings up to EGP 1,000 to 3,000 for premium gated compounds with pools, gyms, and security.
- Buyer closing costs in Cairo typically run 2% to 6% of the purchase price, but foreigners adding lawyers, translations, and power of attorney can push this to 6% to 9%.
- Utility bills in Cairo average EGP 400 to 1,200 per month for a typical apartment, with electricity being the biggest expense, especially during summer air conditioning season.
- Egypt's real estate tax exempts many owner-occupied apartments under certain thresholds, meaning most typical Cairo flats pay EGP 0 to 6,000 per year in property tax.
- The fastest-rising apartment prices in Cairo in 2026 are in New Zayed, Sheikh Zayed expansion zones, and new settlement areas of East Cairo, where infrastructure investment is heaviest.
- Budget-friendly neighborhoods like Nasr City, 6th of October City, and Badr offer prices starting at EGP 15,000 to 25,000 per square meter, roughly half the premium district rates.
- Home insurance in Cairo is optional and costs roughly EGP 1,500 to 5,000 per year for basic contents coverage, or EGP 4,000 to 15,000 for broader protection including structure.
How much do apartments really cost in Cairo in 2026?
What's the average and median apartment price in Cairo in 2026?
As of January 2026, the median apartment price in Cairo is around EGP 3.2 million (roughly $68,000 or €58,500) for a standard 100-square-meter unit, while the average sits higher at about EGP 4 million ($85,000 or €73,000) because luxury districts pull the number up.
Looking at price per square meter, the median across Cairo is approximately EGP 32,000 per square meter ($680 or €585 per square meter), while the average reaches about EGP 40,000 per square meter ($850 or €730 per square meter), and in premium areas like New Cairo or Sheikh Zayed, prices can exceed EGP 60,000 per square meter.
Most standard apartments in Cairo fall into a realistic purchase price range of EGP 1.5 million to EGP 7 million ($32,000 to $148,000 or €27,500 to €127,000), which covers everything from older stock in budget districts to newer builds in mid-market compounds.
How much is a studio apartment in Cairo in 2026?
As of January 2026, a typical studio apartment in Cairo costs around EGP 1.4 million ($30,000 or €26,000), based on the citywide median price per square meter applied to a standard studio size.
Entry-level to mid-range studio apartments in Cairo generally range from EGP 900,000 to EGP 1.8 million ($19,000 to $38,000 or €16,500 to €33,000), while high-end or luxury studios in compounds or prime central locations can reach EGP 2.5 million to EGP 4.5 million ($53,000 to $95,000 or €45,500 to €82,000).
Studios in Cairo typically measure around 40 to 50 square meters, which is smaller than European standards but common for the Egyptian market, especially in new developments targeting young professionals and investors.
How much is a one-bedroom apartment in Cairo in 2026?
As of January 2026, a typical one-bedroom apartment in Cairo costs around EGP 2.1 million ($44,500 or €38,000), which reflects the median price per square meter applied to a standard one-bedroom layout.
Entry-level to mid-range one-bedroom apartments in Cairo typically range from EGP 1.3 million to EGP 2.8 million ($27,500 to $59,000 or €24,000 to €51,000), while high-end or luxury one-bedroom units in areas like Zamalek, Maadi, or Fifth Settlement compounds can reach EGP 3.5 million to EGP 6 million ($74,000 to $127,000 or €64,000 to €109,000).
One-bedroom apartments in Cairo typically measure around 60 to 75 square meters, and prices are often more sensitive to "livability" factors like proximity to metro stations, international schools, or expat-friendly amenities.
How much is a two-bedroom apartment in Cairo in 2026?
As of January 2026, a typical two-bedroom apartment in Cairo costs around EGP 3.2 million ($68,000 or €58,500), which represents the most common family-size unit in both inner-city and new-city markets.
Entry-level to mid-range two-bedroom apartments in Cairo generally range from EGP 2 million to EGP 4.5 million ($42,500 to $95,500 or €36,500 to €82,000), while high-end or luxury two-bedroom units in premium compounds or prime neighborhoods can reach EGP 5.5 million to EGP 10 million ($117,000 to $212,000 or €100,000 to €182,000).
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Cairo.
How much is a three-bedroom apartment in Cairo in 2026?
As of January 2026, a typical three-bedroom apartment in Cairo costs around EGP 4.5 million ($95,500 or €82,000), reflecting the median price per square meter applied to a larger family-size unit.
Entry-level to mid-range three-bedroom apartments in Cairo generally range from EGP 3 million to EGP 6 million ($64,000 to $127,000 or €55,000 to €109,000), while high-end or luxury three-bedroom units in top compounds or prime districts can reach EGP 8 million to EGP 15 million ($170,000 to $318,000 or €145,500 to €273,000).
Three-bedroom apartments in Cairo typically measure around 130 to 160 square meters, and they are disproportionately found in better neighborhoods with elevators, parking, and security features, which pushes the upper price range higher.
What's the price gap between new and resale apartments in Cairo in 2026?
As of January 2026, new-build apartments in Cairo typically cost 20% to 45% more per square meter than comparable resale units in the same broad area, mainly because developer projects include installment financing, newer infrastructure, and modern amenities.
The average price per square meter for new-build apartments in Cairo ranges from about EGP 38,000 to EGP 60,000 ($805 to $1,270 or €690 to €1,090 per square meter) in mid-market to premium developments, with luxury projects in top compounds exceeding EGP 100,000 per square meter.
Resale apartments in Cairo average around EGP 25,000 to EGP 40,000 per square meter ($530 to $850 or €455 to €730 per square meter), depending on building age, maintenance, and neighborhood, making them more accessible for cash buyers who cannot access developer financing.
Make a profitable investment in Cairo
Better information leads to better decisions. Save time and money. Download our guide.
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 January 2026, the typical all-in budget to buy a standard two-bedroom apartment in Cairo is around EGP 3.35 million to EGP 3.5 million ($71,000 to $74,000 or €61,000 to €64,000), which includes the purchase price plus closing costs and first-year setup expenses.
Beyond the purchase price, the all-in budget in Cairo typically includes buyer closing costs (2% to 6% of the price), registration and legal fees, potential lawyer and translation costs for foreigners, and a buffer for first-year building fees and utility deposits.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Cairo property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Cairo.
What down payment is typical to buy in Cairo in 2026?
As of January 2026, the typical down payment for buying an apartment in Cairo ranges widely: developer installment plans often require just 5% to 15% upfront (roughly EGP 160,000 to EGP 480,000 or $3,400 to $10,200 or €2,900 to €8,700 for a median apartment), while resale purchases commonly require 30% to 100% cash upfront.
Most Egyptian banks and mortgage lenders require a minimum down payment of around 20% to 30% of the property value for local residents, though foreigners often face stricter requirements or limited access to Egyptian bank financing altogether.
To secure favorable mortgage terms in Cairo, a recommended down payment is around 30% or higher, which helps reduce monthly payments and interest costs, although many buyers opt for developer financing instead since bank mortgage rates can exceed 25% annually at market rates.
You can also read our latest update about mortgage and interest rates in Egypt.
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.
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 January 2026, apartment prices per square meter in Cairo vary enormously, ranging from around EGP 15,000 ($320 or €275 per square meter) in budget outer districts up to EGP 120,000 or more ($2,545 or €2,185 per square meter) in the most exclusive compounds and central neighborhoods.
The most affordable neighborhoods in Cairo include areas like Ain Shams, Shubra, El Marg, and parts of Badr City, where typical prices range from EGP 15,000 to EGP 28,000 per square meter ($320 to $595 or €275 to €510 per square meter), offering entry-level opportunities for budget-conscious buyers.
The most expensive neighborhoods in Cairo are Zamalek, Garden City, prime Maadi, Heliopolis (prime pockets), Sheikh Zayed, New Zayed, and top Fifth Settlement compounds, where typical prices range from EGP 55,000 to EGP 120,000 per square meter ($1,165 to $2,545 or €1,000 to €2,185 per square meter), and ultra-luxury projects can exceed EGP 200,000 per square meter.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Cairo.
What neighborhoods are best for first-time buyers on a budget in Cairo in 2026?
As of January 2026, the best neighborhoods for first-time buyers on a budget in Cairo include Nasr City, 6th of October City, and Badr City, which offer decent infrastructure and large supply at prices well below premium districts.
In these budget-friendly neighborhoods, typical apartment prices range from EGP 1.5 million to EGP 3 million ($32,000 to $64,000 or €27,500 to €55,000) for a standard two-bedroom unit, making them accessible for buyers who cannot afford New Cairo or Sheikh Zayed pricing.
These neighborhoods offer advantages including established amenities like metro access (Nasr City), shopping centers, schools, and hospitals, plus enough supply that buyers have room to negotiate on price and terms.
The main trade-off in Cairo's budget-friendly neighborhoods is typically a longer commute to premium business districts, older building stock with varying maintenance quality, and less of the "compound lifestyle" amenities that attract many expatriates and higher-income buyers.
Which neighborhoods have the fastest-rising apartment prices in Cairo in 2026?
As of January 2026, the neighborhoods with the fastest-rising apartment prices in Cairo are New Zayed (Sheikh Zayed expansion), new settlement zones in East Cairo, and large master-planned compounds like Madinaty, where infrastructure investment and developer activity are heaviest.
Year-over-year price increases in these fast-appreciating Cairo neighborhoods have ranged from 20% to 50% annually over the past two years, driven by currency devaluation, inflation hedging, and strong demand from both domestic and international buyers.
The main driver behind the rapid price growth in these Cairo neighborhoods is a combination of government infrastructure investment, new road and metro connections, relocation of ministries and businesses, and the perception of real estate as a safe store of value during Egypt's inflationary period.
You can also read our latest update about property price forecasts in Cairo.
Don't lose money on your property in Cairo
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
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 apartment purchase in Cairo, estimated total buyer closing costs range from about EGP 65,000 to EGP 290,000 ($1,380 to $6,150 or €1,180 to €5,280) depending on property price, registration path chosen, and whether you use professional support services.
The main categories of closing costs buyers must pay in Cairo include government registration fees, administrative and document fees, legal review and contract preparation, translation costs (for foreigners), and potential power of attorney fees if you cannot be present for every step.
The largest closing cost for buyers in Cairo is typically the legal and professional services component, especially for foreigners who need English-Arabic document translation, thorough due diligence, and lawyer representation, which can exceed the official government fees.
Some closing costs in Cairo are negotiable or variable, including lawyer fees, translation costs, and certain administrative handling charges, while official registration fees are fixed or capped by government schedules.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Cairo?
Buyers in Cairo should typically budget around 2% to 6% of the purchase price for closing costs, which covers official registration fees, administrative paperwork, and basic legal support.
The realistic low-to-high percentage range for Cairo apartment closing costs is 2% to 9%, where the lower end applies to straightforward transactions with minimal legal complexity, and the higher end applies to foreigners adding premium legal support, document translation, and comprehensive due diligence.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market 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 ongoing monthly and yearly costs of an apartment in Cairo in 2026?
What are typical HOA fees in Cairo right now?
Building or compound maintenance fees in Cairo, which function like HOA fees, typically range from EGP 200 to EGP 600 per month ($4 to $13 or €4 to €11 per month) for mid-market buildings, and can reach EGP 1,000 to EGP 3,000 per month ($21 to $64 or €18 to €55 per month) for premium gated compounds with extensive amenities.
The range of fees in Cairo varies enormously: basic older buildings may charge minimal monthly contributions for stairwell cleaning and elevator maintenance, while luxury compounds with swimming pools, gyms, 24-hour security, and landscaping charge significantly more.
What utilities should I budget monthly in Cairo right now?
The estimated total monthly utility cost for a typical apartment in Cairo is around EGP 400 to EGP 1,200 ($8 to $25 or €7 to €22 per month), excluding internet, which covers electricity, gas, and water for normal household usage.
The realistic range of monthly utility costs in Cairo is EGP 300 to EGP 2,000 ($6 to $42 or €5 to €36 per month), depending on apartment size, air conditioning usage in summer, cooking habits, and whether you have efficient appliances.
The typical monthly utility budget in Cairo includes electricity (the biggest variable cost), natural gas for cooking and water heating, and water, plus optional internet service which adds roughly EGP 300 to EGP 500 per month.
Electricity is by far the most expensive utility for apartment owners in Cairo, especially during summer months when air conditioning can push bills from a base of EGP 250 per month up to EGP 800 or more depending on usage intensity and tariff bracket.
How much is property tax on apartments in Cairo?
The estimated typical annual property tax for an apartment in Cairo ranges from EGP 0 to EGP 6,000 per year ($0 to $127 or €0 to €109 per year) for most owner-occupied units, since many apartments fall under exemption thresholds or benefit from primary residence deductions.
Egypt's property tax is calculated based on assessed rental value concepts, with the tax rate applied to a percentage of the estimated annual rental income minus allowable deductions, rather than directly on purchase price or market value.
The realistic range of annual property tax in Cairo is EGP 0 to EGP 15,000 or more ($0 to $318 or €0 to €273 per year), with higher-value apartments in prime areas or second properties facing higher assessments, while typical owner-occupied flats often pay little or nothing.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Cairo.
What's the yearly building maintenance cost in Cairo?
The estimated typical yearly building maintenance cost for apartment owners in Cairo ranges from about EGP 2,400 to EGP 7,200 per year ($51 to $153 or €44 to €131 per year) for mid-market buildings, and EGP 12,000 to EGP 36,000 per year ($255 to $765 or €218 to €655 per year) for premium compounds.
The realistic range of yearly maintenance costs depends heavily on building age and type: newer managed compounds with professional maintenance teams cost more but deliver predictable service, while older buildings may have lower regular fees but face irregular "special collections" for elevator repairs, roof work, or plumbing emergencies.
Typical building maintenance costs in Cairo cover elevator service, stairwell and common area cleaning, basic security (watchman or guard), lighting in shared spaces, and sometimes trash collection, though water tank maintenance and facade upkeep may trigger additional assessments.
In Cairo, building maintenance costs are usually included within the monthly "HOA-like" fees charged by compounds, but in older unmanaged buildings they may be collected separately through informal resident agreements or periodic assessments when repairs are needed.
How much does home insurance cost in Cairo?
The estimated typical annual home insurance cost for an apartment in Cairo ranges from about EGP 1,500 to EGP 5,000 per year ($32 to $106 or €27 to €91 per year) for basic contents coverage, and EGP 4,000 to EGP 15,000 per year ($85 to $318 or €73 to €273 per year) for broader protection including structure and allied perils.
The realistic range of annual home insurance costs in Cairo varies based on coverage level (contents-only versus comprehensive), property value, location, and specific risks included such as fire, theft, water damage, or natural disasters.
Home insurance is optional for apartment owners in Cairo, as it is not legally mandated, though mortgage lenders may require certain coverage and many expats and higher-income buyers choose to insure for peace of mind given the value of their furnishings and personal property.
Get fresh and reliable information about the market in Cairo
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
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 |
|---|---|---|
| Central Bank of Egypt | Egypt's central bank publishes the official reference exchange rate. | We used the January 2026 USD/EGP rate to convert all apartment prices into foreign currencies. This anchors all our dollar and euro estimates to a reliable baseline. |
| Knight Frank Cairo Market Review | Knight Frank is a global real estate consultancy with published research methodology. | We used their Q1 2025 report to anchor high-end and new-project price-per-meter ranges. This gave us the institutional benchmark for Greater Cairo's developer-led market. |
| Aqarmap Trends 2025 Report | Aqarmap is one of Egypt's largest real estate portals with structured annual data. | We used their neighborhood-level price-per-meter signals to establish mid-market ranges. This helped us triangulate citywide averages beyond just luxury projects. |
| Aqarmap Madinaty Guide | This page provides time-stamped pricing for a major foreigner-friendly compound. | We used it as a concrete datapoint for popular East Cairo compound pricing. This serves as a real listing-market check against consultancy reports. |
| Masrawy News | Major Egyptian outlet explicitly citing Aqarmap index data for New Cairo. | We used it to cross-check mid-market New Cairo price bands. This supports our evidence for non-luxury pricing levels. |
| EgyptERA Electricity Tariffs | Egypt's electricity regulator publishes the official residential tariff schedule. | We used their bracket tariffs to estimate monthly electricity bills. This helped us budget utility costs by typical consumption levels. |
| Gas Regulatory Authority | Egypt's gas regulator references official Cabinet pricing decisions. | We used their per-cubic-meter household gas prices to budget monthly gas costs. This anchors our utility estimates to official rates. |
| Egypt Official Real Estate Platform - Registration | Government platform explaining official property registration costs. | We used it to anchor the official fee component of closing costs. This helped us separate government fees from market-driven expenses. |
| Egypt Official Real Estate Platform - Legal Framework | Government platform summarizing the governing law and registration authority. | We used it to keep our process descriptions legally accurate. This serves as the source of truth for registration procedures. |
| PwC Egypt Tax Summaries | PwC is a major professional services firm maintaining tax reference guides. | We used their real estate tax overview to explain how property tax is assessed. This helped us translate technical tax rules into practical estimates. |
| Egypt Official Real Estate Platform - Green Contract | Government explainer for registered title documentation. | We used it to explain what registered ownership means for buyers. This also provided a reality-check on registration-related costs. |
| Egypt Official Real Estate Platform - Hidden Costs | Government platform listing common cost items buyers often forget. | We used it as a checklist so our all-in budget is complete. This structured our closing cost section with items buyers actually face. |
| Egypt Official Real Estate Platform - Maintenance Costs | Government domain providing practical maintenance fee ranges. | We used it to estimate monthly building and compound fees. This anchors our HOA-like recurring cost estimates. |
| Allianz Egypt Home Insurance | Major international insurer offering home coverage products in Egypt. | We used their product page to confirm market availability and estimate premium ranges. This helped us provide realistic home insurance cost guidance. |
| Aqarmap New Cairo Listings | One of Egypt's largest property portals with live listing data. | We used their average price per meter data for New Cairo neighborhoods. This provided real market pricing beyond report-level summaries. |
| Regypt Cairo Price Analysis | Local real estate agency publishing current price data by neighborhood. | We used their district-level pricing to cross-check our neighborhood estimates. This helped verify price differences between premium and budget areas. |
| Regypt Expat Expenses Guide | Local agency compiling real expat cost data for Cairo. | We used their utility and living cost breakdowns to validate our estimates. This confirmed our monthly expense ranges against actual expat experiences. |
| Expatistan Cairo Utilities | Crowd-sourced cost of living database with recent Cairo data. | We used their utility cost averages as a cross-check on official tariff calculations. This helped verify that our estimates match real-world bills. |
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.
Related blog posts