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
Cairo's property market continues to evolve rapidly, and understanding the current prices, trends, and forecasts is essential for anyone looking to buy or invest in Egypt's capital.
This article breaks down everything from average prices per square meter to which neighborhoods are gaining the most value, all written as of the first half of 2026.
We constantly update this blog post to reflect the latest data and market shifts.
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 property prices have risen roughly 16% in nominal terms over the past 12 months, but only about 4% in real terms after adjusting for inflation, which means buyers are largely keeping pace with currency erosion rather than building wealth.
- The Central Bank of Egypt cut interest rates to 20% deposit and 21% lending in late December 2025, which is starting to improve buyer sentiment after years of extremely tight credit conditions.
- Townhouses and twin houses in Cairo compounds are appreciating faster than standalone villas because they hit the "affordable upgrade" sweet spot for families who want more space but cannot stretch to villa prices.
- The East Cairo Monorail opened its first phase in November 2025, connecting Nasr City to the New Administrative Capital, and properties near its 22 stations are already commanding a 10% to 15% premium over similar units farther away.
- New Cairo's Fifth Settlement remains the most active market by transaction volume, but Mostakbal City and New Zayed are growing faster in percentage terms because they started from a lower base.
- Cairo developers are offering installment plans of up to 10 years with zero interest, which effectively replaces bank mortgages for most local buyers and keeps demand liquid even when policy rates stay high.
- Rental yields in Cairo range from 6% to 8% in prime districts, with Mohandessin and select New Cairo nodes reaching up to 13% for well-located smaller apartments.
- The New Administrative Capital has over 500,000 residential units in various stages of construction, which means supply absorption will be the key risk factor for that corridor over the next five years.
What are the current property price trends in Cairo as of 2026?
What is the average house price in Cairo as of 2026?
As of early 2026, the estimated average house price in Cairo sits around EGP 12 to 15 million for a typical apartment (roughly $240,000 to $300,000 USD or 230,000 to 290,000 EUR), though this varies enormously depending on location and property type.
When you look at price per square meter, which is the most useful way to compare properties in Cairo, the citywide average lands around EGP 115,000 per sqm (approximately $2,300 USD or 2,200 EUR per sqm), blending mid-to-upper market apartments with the higher-priced villa and townhouse segments.
The realistic price range that covers roughly 80% of property purchases in Cairo spans from about EGP 6 million to EGP 25 million (around $120,000 to $500,000 USD or 115,000 to 480,000 EUR), with the lower end representing smaller apartments in 6th of October City and the upper end covering spacious townhouses in New Cairo compounds.
How much have property prices increased in Cairo over the past 12 months?
Property prices in Cairo increased by an estimated 16% in nominal terms over the past 12 months, which translates to a more modest 4% to 6% gain when you adjust for inflation running at around 12% annually.
The range of price increases across different property types in Cairo varied from about 12% on the low end for some mid-market apartments to as high as 22% for well-located townhouses and twin houses in premium compounds.
The single most significant factor driving this price movement in Cairo was the continued use of real estate as an inflation hedge, combined with the Central Bank of Egypt's gradual rate cuts that improved buyer sentiment toward the end of 2025.
Which neighborhoods have the fastest rising property prices in Cairo as of 2026?
As of early 2026, the top three neighborhoods with the fastest rising property prices in Cairo are Mostakbal City, New Zayed, and the R7 district of the New Administrative Capital, all of which are benefiting from new infrastructure and developer clustering.
Mostakbal City has seen annual price growth of roughly 25% to 30%, New Zayed has grown by about 20% to 25%, and the New Administrative Capital's R7 district has appreciated by approximately 18% to 22% as government relocation drives occupancy.
The main demand driver explaining why these Cairo neighborhoods are experiencing the fastest price growth is improved connectivity, with the East Cairo Monorail now operational and Metro Line 4 under construction, combined with the clustering of major developers launching high-profile projects in these corridors.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Cairo.
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 property types are increasing faster in value in Cairo as of 2026?
As of early 2026, the ranking of property types by value appreciation rate in Cairo places townhouses and twin houses at the top (around 18% to 22% annual growth), followed by finished mid-size apartments (15% to 18%), with standalone villas trailing slightly (12% to 16%) due to their higher price points and thinner buyer pools.
The top-performing property type in Cairo, townhouses and twin houses, appreciated by roughly 20% on average over the past year, outpacing other formats by several percentage points.
The main reason townhouses are outperforming other property types in Cairo is that they represent the "affordable upgrade" sweet spot for families who want more space than an apartment but cannot stretch to villa prices, especially when financing conditions remain tight.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
What is driving property prices up or down in Cairo as of 2026?
As of early 2026, the top three factors driving property prices in Cairo are inflation and replacement cost pressure (which sets a floor under prices), interest rate direction (which affects buyer sentiment), and infrastructure development (which pulls demand toward specific corridors).
The single factor with the strongest upward pressure on Cairo property prices is the inflation and replacement cost dynamic, because developers and sellers reprice to protect against rising land, materials, and labor costs, creating persistent nominal appreciation even when transaction volumes slow.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Cairo here.
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What is the property price forecast for Cairo in 2026?
How much are property prices expected to increase in Cairo in 2026?
As of early 2026, Cairo property prices are expected to increase by approximately 12% to 18% in nominal terms over the course of the year, with our baseline estimate sitting at around 14%.
The realistic range of forecasts from different analysts for Cairo property price growth spans from about 5% on the conservative end (if affordability constraints bite hard) to as high as 25% on the optimistic end (if rates ease faster and liquidity flows into real assets).
The main assumption underlying most price increase forecasts for Cairo is that the Central Bank of Egypt will continue its gradual easing cycle, bringing rates down further and improving buyer sentiment without triggering a renewed inflation spike.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Cairo.
Which neighborhoods will see the highest price growth in Cairo in 2026?
As of early 2026, the neighborhoods expected to see the highest price growth in Cairo are Mostakbal City, the New Administrative Capital (especially R7 and adjacent prime districts), New Cairo's Fifth Settlement (selected nodes), and New Zayed.
Projected price growth for these top Cairo neighborhoods ranges from 18% to 28% for Mostakbal City, 15% to 22% for the New Administrative Capital, 14% to 20% for prime Fifth Settlement nodes, and 16% to 22% for New Zayed.
The primary catalyst driving expected growth in these Cairo neighborhoods is the combination of infrastructure delivery (the East Cairo Monorail is now operational) and developer clustering, which creates critical mass of amenities and community life.
One emerging neighborhood in Cairo that could surprise with higher-than-expected growth is 6th of October City, particularly compound clusters linked to improved transit and spillover demand from buyers priced out of Sheikh Zayed.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Cairo.
What property types will appreciate the most in Cairo in 2026?
As of early 2026, the property type expected to appreciate the most in Cairo is townhouses and twin houses in well-established compounds, followed closely by finished mid-size apartments (120 to 180 sqm) in prime nodes.
The projected appreciation for townhouses and twin houses in Cairo is roughly 18% to 22% for the year, driven by their "upgrade but still financeable" positioning in the market.
The main demand trend driving appreciation for townhouses in Cairo is that families are seeking more space than apartments offer, but standalone villas remain out of reach for most buyers given current prices and financing constraints.
The property type expected to underperform in Cairo in 2026 is very large standalone villas in the highest price brackets, because the buyer pool is thinner, resale liquidity is lower, and transactions depend heavily on cash buyers or exceptional installment terms.
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.
How will interest rates affect property prices in Cairo in 2026?
As of early 2026, the estimated impact of current interest rate trends on Cairo property prices is moderately positive, because the Central Bank of Egypt has begun cutting rates (now at 20% deposit and 21% lending), which improves buyer sentiment even though rates remain historically high.
The current benchmark interest rate in Egypt is 20% for overnight deposits and 21% for overnight lending, and the expected direction is gradual further cuts through 2026 as the CBE targets 7% inflation by Q4 2026.
A 1% change in interest rates typically affects Cairo property affordability by shifting roughly 5% to 8% of potential buyers into or out of the "able to transact" category, though in practice most Cairo residential transactions rely on developer installment plans rather than bank mortgages.
You can also read our latest update about mortgage and interest rates in Egypt.
What are the biggest risks for property prices in Cairo in 2026?
As of early 2026, the top three biggest risks for Cairo property prices are affordability constraints (prices outpacing incomes), supply clustering risk in certain new-city corridors (too many similar units delivering at once), and macro shock risk (inflation or currency surprises that change buyer behavior quickly).
The single risk with the highest probability of materializing in Cairo is affordability pressure, because nominal prices have risen faster than wages for several years, which eventually slows transactions and forces sellers to offer longer installment terms or bigger discounts.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Cairo.
Is it a good time to buy a rental property in Cairo in 2026?
As of early 2026, the overall assessment is that it is a reasonably good time to buy a rental property in Cairo, provided you buy what tenants actually fight over: well-finished apartments in prime nodes like New Cairo's Fifth Settlement, Maadi Degla, or Sheikh Zayed with good access to schools and retail.
The strongest argument in favor of buying a rental property in Cairo now is that rental yields remain attractive at 6% to 8% in prime districts (and up to 13% in select locations), while ongoing rate cuts should support capital appreciation and reduce your opportunity cost of holding real estate versus cash deposits.
The strongest argument for waiting before buying a rental property in Cairo is that supply waves in the New Administrative Capital and other new-city corridors could temporarily soften rents in those areas, so if you are targeting those locations specifically, you might find better entry points in 12 to 18 months.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Cairo.
You'll also find a dedicated document about this specific question in our pack about real estate in Cairo.
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.
Where will property prices be in 5 years in Cairo?
What is the 5-year property price forecast for Cairo as of 2026?
As of early 2026, the estimated cumulative property price growth in Cairo over the next 5 years is roughly 60% to 90% in nominal EGP terms, which translates to about 10% to 14% compound annual growth.
The range of 5-year forecasts for Cairo spans from a conservative 35% to 55% cumulative growth (around 6% to 9% annual) if affordability constraints and supply waves weigh on the market, to an optimistic 90% to 130% (around 14% to 18% annual) if rates ease faster and demand stays strong.
The projected average annual appreciation rate over the next 5 years in Cairo is approximately 12% nominal, though a significant portion of this will be inflation compensation rather than pure real wealth gain.
The key assumption most forecasters rely on for their 5-year Cairo property price predictions is that the Central Bank of Egypt will successfully bring inflation toward its 7% target by late 2026 and maintain relative currency stability, which would allow real appreciation to become a larger share of total returns.
Which areas in Cairo will have the best price growth over the next 5 years?
The top three areas in Cairo expected to have the best price growth over the next 5 years are New Cairo's Fifth Settlement (the "sticky prime" nodes that keep winning because they are already lived-in), Mostakbal City (benefiting from expansion and maturing communities), and New Zayed (westward growth with a strong schools and amenities ecosystem).
The projected 5-year cumulative price growth for these top-performing Cairo areas ranges from roughly 80% to 110% for Mostakbal City, 70% to 95% for Fifth Settlement prime nodes, and 75% to 100% for New Zayed, all in nominal EGP terms.
The 5-year forecast largely aligns with the shorter-term outlook, but with one key difference: infrastructure-linked corridors like the New Administrative Capital become relatively stronger over 5 years as execution matures and occupancy deepens, assuming delivery stays on track.
The currently undervalued area in Cairo with the best potential for outperformance over 5 years is 6th of October City's better compound clusters, which should benefit from the October Line monorail (when completed) and spillover demand from buyers priced out of Sheikh Zayed.
What property type will give the best return in Cairo over 5 years as of 2026?
As of early 2026, the property type expected to give the best total return over 5 years in Cairo is mid-size apartments (120 to 180 sqm) in prime, lived-in districts, because they combine solid appreciation with the deepest buyer pool for eventual resale.
The projected 5-year total return (appreciation plus rental income) for mid-size apartments in prime Cairo nodes is roughly 90% to 130% cumulative, assuming about 70% to 90% capital appreciation plus 6% to 8% annual rental yield.
The main structural trend favoring mid-size apartments over the next 5 years in Cairo is affordability pressure: as prices rise, more buyers gravitate toward smaller-ticket formats they can actually finance, which keeps liquidity concentrated in this segment.
The property type offering the best balance of return and lower risk over 5 years in Cairo is townhouses in compounds with proven occupancy, because they provide space and lifestyle upgrades while maintaining reasonable resale liquidity compared to large villas.
How will new infrastructure projects affect property prices in Cairo over 5 years?
The top three major infrastructure projects expected to impact Cairo property prices over the next 5 years are the East Cairo Monorail (now partially operational, connecting Nasr City to New Cairo and the New Administrative Capital), Cairo Metro Line 4 (first phase expected by 2027, linking 6th of October City to central Cairo), and the 6th of October City Monorail (under construction, connecting western suburbs to Giza).
The typical price premium for properties near completed infrastructure projects in Cairo ranges from 10% to 20% compared to similar units farther from stations, with the premium often appearing after service reliability is proven rather than at announcement.
The specific Cairo neighborhoods that will benefit most from these infrastructure developments are Nasr City and New Cairo (East Monorail), the New Administrative Capital's prime districts (East Monorail plus LRT connections), and 6th of October City compound clusters (Metro Line 4 and October Monorail when completed).
How will population growth and other factors impact property values in Cairo in 5 years?
The estimated projected population growth rate for Greater Cairo is roughly 2% to 2.5% annually, which translates to around 400,000 to 500,000 new residents per year, creating sustained structural demand that supports property values over the next 5 years even when affordability is stretched.
The demographic shift that will have the strongest influence on property demand in Cairo is the growth of the middle class seeking upgraded housing with security, parking, reliable utilities, and proximity to schools, which favors gated compounds and well-serviced neighborhoods over older urban stock.
Migration patterns, both domestic (from other Egyptian cities and rural areas) and international (returning expats and Gulf-based Egyptians), are expected to continue supporting Cairo property values, with expats particularly active in the premium segment of New Cairo and coastal-adjacent projects.
The property types and areas that will benefit most from these demographic trends in Cairo are mid-size apartments and townhouses in compounds with proven amenities, particularly in New Cairo, Sheikh Zayed, and the maturing phases of the New Administrative Capital.
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 is the 10 year property price outlook in Cairo?
What is the 10-year property price prediction for Cairo as of 2026?
As of early 2026, the estimated cumulative property price growth in Cairo over the next 10 years is roughly 120% to 210% in nominal EGP terms (about 2.2x to 3.1x today's prices), which translates to approximately 8% to 12% compound annual growth.
The range of 10-year forecasts for Cairo spans from a conservative 70% to 120% cumulative growth (around 5% to 8% annual) to an optimistic 210% to 350% (around 12% to 16% annual), depending heavily on inflation, currency stability, and the success of mega-infrastructure projects.
The projected average annual appreciation rate over the next 10 years in Cairo is approximately 10% nominal, though as with the 5-year outlook, a meaningful portion of this will be inflation compensation in a country where currency and price stability have historically been challenging.
The biggest uncertainty factor in making 10-year property price predictions for Cairo is the inflation and exchange rate regime: if Egypt achieves durable macroeconomic stabilization, real returns improve significantly; if inflation spikes again, nominal gains will be higher but real purchasing power gains will be modest.
What long-term economic factors will shape property prices in Cairo?
The top three long-term economic factors that will shape Cairo property prices over the next decade are inflation regime credibility (how close outcomes get to CBE targets over time), interest rate normalization (lower rates expand the buyer pool and improve affordability), and income growth and job creation (which determine real housing affordability for local buyers).
The single long-term economic factor that will have the most positive impact on Cairo property values is successful inflation targeting combined with exchange rate stability, because this would shift buyer behavior from "panic buying as a hedge" to "confident buying as a lifestyle choice," supporting healthier, more sustainable price growth.
The single long-term economic factor that poses the greatest structural risk to Cairo property values is a prolonged affordability crisis where prices continue outpacing incomes, which would eventually reduce transaction volumes, increase vacancy in new-city corridors, and force developers to offer ever-longer payment terms that compress margins.
You'll also find a much more detailed analysis in our pack about real estate in Cairo.
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 - Overnight Rates | It's the official source for Egypt's policy corridor rates. | We used it to anchor January 2026 borrowing conditions. We then linked rate direction to buyer affordability and price momentum. |
| CBE Monetary Policy Report Q1 2025 | It's the CBE's flagship macro and monetary analysis document. | We used it to frame inflation targeting and transmission channels. We then translated that into housing demand drivers in Cairo. |
| IMF World Economic Outlook Oct 2025 | The IMF is a top-tier international macro data publisher. | We used it for Egypt's growth and inflation baseline into 2026. We then stress-tested housing forecasts against the IMF's macro path. |
| World Bank Global Economic Prospects Jun 2025 | The World Bank is a primary source for standardized global projections. | We used it to cross-check GDP growth expectations for Egypt. We then mapped growth plus easing inflation to housing absorption. |
| CAPMAS CPI Catalog | CAPMAS is Egypt's official statistics agency and CPI publisher. | We used it as the authoritative backbone for inflation context. We then used inflation as the baseline for nominal vs real housing gains. |
| CBE Inflation Explainer | It explains which inflation measure the CBE targets. | We used it to make the inflation discussion low-friction for readers. We then tied urban headline inflation to housing cost pressures. |
| Reuters Egypt Inflation Oct 2025 | Reuters is a highly reliable newswire and clearly attributes to CAPMAS. | We used it to pin a recent inflation datapoint. We then used that to explain why real estate remains a store of value locally. |
| Knight Frank Cairo Residential Q1 2025 | Knight Frank is a major global real estate consultancy. | We used its district-level EGP per sqm pricing as our hard spine for Cairo values. We then projected forward to January 2026. |
| Knight Frank Press Release May 2025 | It's the same research line distilled into clear market takeaways. | We used it for digestible points on supply pipeline and buyer incentives. We then translated those into near-term pricing pressure. |
| JLL Cairo Living Q3 2025 | JLL is a top global property consultancy. | We used it to cross-check stock additions and medium-term expectations. We then incorporated it into our 2026 to 2031 supply scenario. |
| Aqarmap Trends Report 2025 | Aqarmap is a major local portal with transparent data-driven research. | We used it to identify which Cairo areas accelerated most and why. We then used it as a second pricing lens alongside Knight Frank. |
| Aqarmap Egypt Demand Index | It's a published index from a large marketplace tracking demand signals. | We used it as a sentiment and heat proxy. We then cross-referenced it with interest rate direction and delivery pipelines. |
| Egypt Ministry of Planning - Metro Line 4 | It's an official government source for major infrastructure milestones. | We used it to anchor infrastructure timing. We then linked improved connectivity to specific growth corridors. |
| National Authority for Tunnels - East Nile Monorail | NAT is the implementing authority for major rail projects in Greater Cairo. | We used it to confirm route coverage. We then applied that to neighborhood-level demand uplift assumptions. |
| UN DESA World Urbanization Prospects | It's the UN's standard reference for city and urbanization projections. | We used it to ground the Cairo keeps growing demand story. We then used population pressure as long-run support for prices. |
| Trading Economics Egypt Interest Rate | It aggregates official CBE data with clear historical tracking. | We used it for rate cut timeline verification. We then mapped the easing cycle to improved buyer sentiment. |
| Trading Economics Egypt Inflation | It provides timely inflation data aggregated from CAPMAS releases. | We used it to track monthly inflation movements. We then applied those to real vs nominal appreciation calculations. |
| Global Property Guide Egypt | It offers standardized international property market comparisons. | We used it to validate district price movements. We then compared Cairo trends against regional benchmarks. |
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If you want to go deeper, you can read the following: