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 involves multiple taxes and fees that can significantly impact your total investment cost. Understanding these costs upfront helps you budget accurately and avoid surprises during the transaction process.
If you want to go deeper, you can check our pack of documents related to the real estate market in Egypt, based on reliable facts and data, not opinions or rumors.
Property buyers in Cairo face total transaction costs of approximately 4-7% of the purchase price, including registration fees, transfer taxes, and various administrative charges.
As of September 2025, the USD-to-EGP exchange rate stands at approximately 48.54, making it crucial to factor in currency fluctuations when calculating your total investment costs.
| Cost Category | Rate/Amount | Who Pays |
|---|---|---|
| Title Deed Registration | 1% of purchase price | Buyer |
| Property Transfer Tax | 2.5% of sale price | Usually seller (negotiable) |
| Stamp Duty | 0.5% of purchase value | Buyer/seller as agreed |
| Brokerage Commission | 1-2.5% (min. EGP 25,000) | Buyer (new builds) |
| Annual Property Tax | 10% of net rental value | Property owner |
| Service Charges | EGP 15-40 per sqm/year | Property owner |
| Utility Connections | EGP 6,500-13,000 total | New owner |
What's the current exchange rate and how does it affect your purchase price calculation?
As of September 2025, the USD-to-EGP exchange rate is approximately 48.54 Egyptian pounds per US dollar, or 1 EGP equals about 0.0206 USD.
This exchange rate directly impacts your total investment cost if you're bringing foreign currency into Egypt. For example, a $200,000 property would cost approximately 9.7 million EGP at current rates.
The Egyptian pound has experienced significant fluctuations in recent years, making it essential to lock in your exchange rate through forward contracts or budget for potential currency movements. Major Egyptian banks and money exchange houses provide daily official rates that typically align within 1-2% of the central bank's published rate.
Currency exchange fees typically range from 0.5% to 2% depending on your chosen method, so factor this into your total acquisition budget.
Most property transactions in Cairo are priced in Egyptian pounds, though some luxury developments quote prices in US dollars with payments accepted in either currency.
How do property type and size affect your total fees and taxes?
The type of property you're buying—whether new-build from a developer or resale—significantly impacts your fee structure and payment timeline.
New-build properties from developers typically include additional handover charges that can add EGP 50,000 to 300,000 to your total cost, depending on the development's luxury level and included amenities.
Resale properties generally have lower additional fees but may require more thorough due diligence and potentially higher brokerage commissions. Property size in square meters directly affects your ongoing annual service charges, which range from EGP 15-40 per square meter per year.
For a typical 120 sqm apartment, expect annual service charges between EGP 1,800-4,800, while a larger 200 sqm unit would cost EGP 3,000-8,000 annually in building maintenance fees.
Commercial properties face higher registration fees, potentially reaching 2-3% instead of the standard 1% residential rate.
Does your buyer status as Egyptian resident or foreigner change the costs?
Egyptian residents and foreign buyers face the same core tax and fee structure when purchasing residential property in Cairo.
The registration fees, transfer taxes, and stamp duties apply equally regardless of your nationality or residency status. However, foreign buyers may encounter additional requirements for documentation and legal representation that can increase professional service costs by EGP 10,000-25,000.
Company ownership versus personal ownership doesn't significantly change the basic fee structure, though corporate buyers may face additional administrative requirements and potentially different mortgage terms if financing the purchase.
Foreign buyers should budget for currency exchange costs and potential international wire transfer fees, which can add 1-3% to the total transaction cost depending on your bank and transfer method.
It's something we develop in our Egypt property pack.
What are the exact property registration and title deed fees?
Property registration fees in Cairo are typically 1% of the purchase price or market value, whichever is higher.
| Property Value Range | Registration Fee Rate | Example on EGP 2M Property |
|---|---|---|
| Up to EGP 5 million | 1% | EGP 20,000 |
| EGP 5-10 million | 1-1.5% | EGP 20,000-30,000 |
| Above EGP 10 million | 1.5-2% | EGP 30,000-40,000 |
| Commercial properties | 2-3% | EGP 40,000-60,000 |
| Luxury developments | 1-2% | EGP 20,000-40,000 |
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 notary, public registry, and stamp duty charges should you expect?
Stamp duty in Cairo property transactions is generally 0.5% of the purchase value, applied to contracts, mortgage deeds, and title registry documents.
Notary certification fees are relatively minimal, typically charging EGP 1-5 per document page, making the total notary cost usually under EGP 500 for a standard property transaction.
Public registry charges include document processing fees of approximately EGP 200-1,000 depending on the complexity of your transaction and number of required certifications.
The 0.5% stamp duty can be split between buyer and seller as agreed in the purchase contract, though buyers commonly cover this cost in new-build transactions. On a EGP 2 million property, stamp duty would total EGP 10,000.
Additional document authentication and translation fees may add EGP 2,000-5,000 for foreign buyers requiring certified translations of contracts and supporting documents.
How much will you pay in brokerage commission and who covers it?
Brokerage commissions in Cairo typically range from 1% to 2.5% of the purchase price, with most transactions falling in the 2% range.
Minimum commission requirements commonly start at EGP 25,000-50,000 per transaction, particularly for lower-priced apartments or studios.
In new-build sales, buyers almost always pay the full commission directly to the broker. For resale properties, the commission is often split between buyer and seller, though this varies by agreement and market conditions.
Some luxury developments work with exclusive brokers who charge fixed fees rather than percentage-based commissions, which can result in savings on higher-value properties.
Always negotiate commission rates upfront and ensure the agreement specifies who pays what percentage to avoid disputes during closing.
What are all the mortgage-related bank costs if you're financing?
Egyptian banks require a minimum down payment of 20-30% of the property value for mortgage financing.
Origination fees typically cost 1% of the total loan amount, so on a EGP 2 million mortgage, expect to pay EGP 20,000 in loan processing fees.
Property appraisal fees range from EGP 1,000-5,000 depending on the property type and location, with luxury properties and commercial spaces requiring higher appraisal costs.
Mandatory life and property insurance costs approximately EGP 1,500-5,000 annually, often paid upfront for the first 1-5 years of the loan term.
Early repayment penalties typically equal 2% of any prepaid principal amount, making it important to consider this cost if you plan to pay off your mortgage ahead of schedule.
What one-time developer and building handover charges apply?
New-build properties in Cairo often include significant handover charges that aren't included in the base purchase price.
| Charge Type | Typical Cost Range | When Due |
|---|---|---|
| Administration/Registration Fee | EGP 5,000-20,000 | At handover |
| Club Membership (if required) | EGP 25,000-100,000 | At handover |
| Parking Spot | EGP 50,000-150,000 | During purchase |
| Storage Unit | EGP 25,000-50,000 | During purchase |
| Security Deposit | EGP 10,000-30,000 | At handover |
| Maintenance Fund | EGP 5,000-15,000 | At handover |
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 utility connection and meter deposit fees will you need to pay?
Each utility service requires separate connection fees and refundable deposits when setting up your new property.
Electricity connection costs EGP 2,000-5,000, including meter installation and initial service activation, with deposits refunded when you terminate service.
Water service setup ranges from EGP 1,000-2,500, typically including meter installation and account opening fees paid to the local water authority.
Gas connection, where available, costs EGP 2,000-4,000 for initial hookup and safety inspections, though not all areas in Cairo have natural gas service.
Internet installation fees typically range from EGP 500-1,500 depending on your chosen service provider and connection speed, with most providers offering package deals for new residents.
How is the annual property tax calculated and what will you owe?
Annual property tax in Cairo is calculated at 10% of the net annual rental value of your property.
The net rental value is determined by taking the market rental rate and subtracting a 30% deduction for residential properties (32% for commercial properties).
Properties with annual rental values below EGP 24,000 are completely exempt from property tax, making many smaller apartments tax-free.
For example, if your apartment could rent for EGP 60,000 per year, your tax calculation would be: (60,000 - (0.3 Ă— 60,000)) Ă— 10% = EGP 4,200 annually.
Property tax assessments are typically based on comparable rental rates in your area, and you can appeal assessments if you believe they're too high compared to actual market rents.
What are the ongoing building and service charges you'll face?
Modern compounds and apartment buildings in Cairo charge annual service fees ranging from EGP 15-40 per square meter.
A typical 120 sqm apartment would cost EGP 1,800-4,800 annually in service charges, while a larger 200 sqm unit would run EGP 3,000-8,000 per year.
These charges typically cover building maintenance, security, cleaning, elevator service, and common area utilities like lighting and water for gardens or pools.
Luxury compounds with extensive amenities like gyms, pools, and 24-hour security tend to charge at the higher end of the range, while basic apartment buildings charge minimal service fees.
It's something we develop in our Egypt property pack.
What taxes and fees apply when renting out or selling your property later?
Rental income from your Cairo property is subject to a 10% tax rate on net rental income after a 30% expense deduction.
For example, if you collect EGP 60,000 in annual rent, your taxable income would be EGP 42,000 (after the 30% deduction), resulting in EGP 4,200 in annual income tax.
Capital gains tax is not currently applied to individuals selling residential real estate in Egypt, making property resale more attractive for investors.
When selling your property, you'll face a 2.5% property transfer tax (typically paid by the seller but often negotiated), plus 0.5% stamp duty and standard registration fees.
If you use a broker for the sale, expect to pay 1-2% commission, and budget for potential marketing and legal costs of EGP 5,000-15,000 depending on the complexity of your sale.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Understanding all property-related costs upfront is essential for successful real estate investment in Cairo, as transaction fees can add 4-7% to your total purchase price.
It's something we develop in our Egypt property pack.
Sources
- Central Bank of Egypt - Exchange Rates
- Exchange Rates UK - EGP-USD History
- Pound Sterling Live - USD-EGP 2025
- Select Realty - Property Taxes Egypt 2025
- Conquer Properties - Property Buyers Egypt
- Sands of Wealth - Egypt Property Taxes
- PwC Tax Summaries - Egypt Individual Taxes
- Wise - EGP to USD Rate History