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 involves more than just the purchase price, and understanding the full cost picture upfront can save you from expensive surprises down the road.
This guide breaks down every tax, fee, and hidden cost you should expect when purchasing residential real estate in Cairo in 2026, from mandatory government charges to negotiable professional fees.
We constantly update this blog post to reflect the latest rules and market conditions 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.
Overall, how much extra should I budget on top of the purchase price in Cairo in 2026?
How much are total buyer closing costs in Cairo in 2026?
As of early 2026, total buyer closing costs in Cairo typically range from 3% to 6% of the purchase price, which on a 2 million EGP property (around 42,500 USD or 36,000 EUR at current rates) means budgeting roughly 60,000 to 120,000 EGP (1,275 to 2,550 USD or 1,090 to 2,180 EUR) on top of what you pay for the property itself.
If you keep expenses to the bare legal minimum with clean paperwork and no buyer-side agent, the floor for closing costs in Cairo is around 1% to 2% of the purchase price, which on that same 2 million EGP property works out to roughly 20,000 to 40,000 EGP (425 to 850 USD or 365 to 730 EUR).
For a more defensive approach as a foreign buyer who wants extra legal checks, translations, independent valuation, and pays a buyer-side broker, you should plan for up to 7% to 8% of the purchase price, meaning 140,000 to 160,000 EGP (3,000 to 3,400 USD or 2,550 to 2,900 EUR) on a 2 million EGP purchase.
The main factors that push you toward the high end in Cairo are whether you pay a buyer-side agent commission (often 2%), how much legal due diligence you need (especially in older neighborhoods like Heliopolis or Dokki with messier paperwork), and whether the seller agrees to cover the 2.5% disposal tax or shifts it to you in negotiations.
What's the usual total % of fees and taxes over the purchase price in Cairo?
The usual total percentage of fees and taxes for a residential property purchase in Cairo in 2026 falls between 3% and 6% of the purchase price for most standard transactions.
The realistic low-to-high range that covers nearly all Cairo property purchases is 1% (if you minimize everything and the seller covers all negotiable costs) up to 8% (if you pay buyer-side broker fees, absorb the disposal tax, and need extensive legal work).
Of that total percentage in Cairo, roughly 0.5% to 3% typically goes to government-related charges like stamp duty and potential transfer tax contribution, while the remaining 2% to 5% covers professional services like lawyers, agents, translation, and due diligence.
By the way, you will find much more detailed data in our property pack covering the real estate market in Cairo.
What costs are always mandatory when buying in Cairo in 2026?
As of early 2026, the mandatory costs when buying property in Cairo include the sale contract documentation and signing fees, identity verification and legalization basics, stamp duty (typically 0.5% of the property value), and some form of registration-related steps if you want your ownership properly documented under Egypt's 2022 registration law reforms.
Costs that are technically optional but highly recommended for foreign buyers in Cairo include independent legal review of the title chain (especially critical in older central neighborhoods), certified translation of all Arabic documents, an independent property valuation, and a technical inspection for older buildings where structural issues may hide behind fresh paint.
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What taxes do I pay when buying a property in Cairo in 2026?
What is the property transfer tax rate in Cairo in 2026?
As of early 2026, the headline property transfer tax in Cairo is 2.5% of the disposal value, though this tax is technically charged to the seller rather than the buyer under Egyptian law.
There is no official extra transfer tax surcharge for foreigners buying property in Cairo, as the 2.5% rate applies equally regardless of nationality, though foreign buyers often face higher professional service costs for documentation and legal representation.
VAT is generally not charged on residential property purchases in Cairo because the Egyptian VAT law contains broad exemptions for real estate, but VAT can appear if you buy serviced or hotel-style units or if commercial components like separately invoiced fit-out services are bundled into your deal.
Stamp duty in Cairo is typically 0.5% of the property value and applies to the sale contract documentation, though the exact split between buyer and seller is often negotiated as part of the purchase agreement.
Are there tax exemptions or reduced rates for first-time buyers in Cairo?
Egypt does not offer a formal first-time buyer tax exemption or reduced rate at the national level, so first-time buyers in Cairo pay the same taxes as repeat buyers and their main advantage comes from negotiating leverage rather than codified tax relief.
Buying through a company instead of as an individual in Cairo mainly changes your ongoing taxation rather than purchase taxes, as corporate rental income gets taxed under corporate income tax rules and you face higher compliance costs with required filings and bookkeeping.
The tax difference between new-build and resale properties in Cairo is less about VAT on the property itself (usually exempt for residential) and more about developer-imposed administrative fees and compound service charge structures that are common in New Cairo, Sheikh Zayed, and 6th of October developments.
Since there is no formal first-time buyer relief program in Cairo, there are no specific documentation requirements or conditions to meet for such exemptions.
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.
Which professional fees will I pay as a buyer in Cairo in 2026?
How much does a notary or conveyancing lawyer cost in Cairo in 2026?
As of early 2026, a conveyancing lawyer for a foreign buyer in Cairo typically costs 1% to 2% of the purchase price, which on a 2 million EGP property works out to 20,000 to 40,000 EGP (425 to 850 USD or 365 to 730 EUR), often with minimum fees applying to smaller transactions.
Lawyer fees in Cairo are usually charged as a percentage of the property price rather than a flat rate, though some lawyers offer fixed-fee packages for straightforward transactions in newer developments where paperwork is standardized.
Translation and interpreter services for foreign buyers in Cairo typically cost 3,000 to 12,000 EGP (65 to 255 USD or 55 to 220 EUR) for certified contract translation, plus 1,500 to 5,000 EGP (32 to 105 USD or 27 to 90 EUR) for an interpreter at signing day.
A tax advisor is usually not necessary just for buying a single residential property in Cairo, but if you plan to rent it out or buy through a company, expect to pay 5,000 to 25,000 EGP (105 to 530 USD or 90 to 455 EUR) for a focused consultation.
We have a whole part dedicated to these topics in our our real estate pack about Cairo.
What's the typical real estate agent fee in Cairo in 2026?
As of early 2026, real estate agent commission in Cairo typically ranges from 1% to 2.5% of the purchase price, with most transactions falling around 2%, which on a 2 million EGP property means 20,000 to 50,000 EGP (425 to 1,060 USD or 365 to 910 EUR).
Whether buyers pay the agent fee in Cairo depends entirely on the deal structure: in many listings the seller pays their broker, but buyers who engage their own agent will usually pay a separate buyer-side commission, and some deals split the cost.
The realistic low-to-high range for agent fees in Cairo is 1% (if you negotiate hard or the seller covers everything) up to 2.5% or more on luxury properties or small transactions where minimum commission requirements apply, often starting at 25,000 to 50,000 EGP.
How much do legal checks cost (title, liens, permits) in Cairo?
Legal checks including title search, liens verification, and permits review in Cairo typically cost 10,000 to 50,000 EGP (210 to 1,060 USD or 180 to 910 EUR), with the higher end applying to older neighborhoods like Shubra, Dokki, or parts of Mohandessin where paper trails are messier.
Property valuation fees in Cairo range from 5,000 to 25,000 EGP (105 to 530 USD or 90 to 455 EUR) for typical apartments, and 15,000 to 60,000 EGP (320 to 1,275 USD or 275 to 1,090 EUR) for villas or unique assets.
The most critical legal check you should never skip in Cairo is verification of the seller's right to sell and the completeness of the title chain, because many Cairo properties have historically operated under customary contracts rather than formal registration, creating serious resale and dispute risks.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Cairo.
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What hidden or surprise costs should I watch for in Cairo right now?
What are the most common unexpected fees buyers discover in Cairo?
The most common unexpected fees buyers discover in Cairo include developer assignment or admin fees (especially in compound resales), outstanding maintenance or service charges owed to the building or compound, registration-ready gaps that require extra legal work, and utility transfer and metering issues that cost time and sometimes facilitation fees.
Yes, unpaid property taxes or maintenance arrears can be inherited when purchasing in Cairo, so you need your lawyer to confirm whether the unit is exempt from real estate tax, check for any arrears, and ensure the seller contractually clears all dues before transfer.
Scams with fake listings or fake fees do occur in Cairo, and the highest risk pattern is paying money before verifying the seller's right to sell, the authenticity of documents, and whether the unit can be properly registered, which is structurally more common in a market where unregistered contracts have historically been widespread.
Fees that are usually not disclosed upfront in Cairo include developer transfer or assignment fees, compound maintenance arrears, extra legal work once documentation problems surface, and buyer-side broker commission if it was never clearly agreed at the start.
In our property pack covering the property buying process in Cairo, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Cairo?
Extra costs when buying a tenanted property in Cairo commonly include eviction or handback negotiation expenses (legal fees plus time), rent deposit settlement disputes, utility account disentangling, and potentially a price discount you must negotiate since you are buying occupied.
When purchasing a tenanted property in Cairo, you inherit the existing lease agreement and become the new landlord, meaning you must honor the tenant's contractual rights for the remainder of their lease term.
Terminating an existing lease immediately after purchase in Cairo is generally not possible unless the lease has a break clause or the tenant agrees to leave voluntarily, and Egyptian tenant protection rules can make eviction time-consuming and costly.
A sitting tenant in Cairo typically affects the property's market value negatively and strengthens your negotiating position, as sellers often accept 5% to 15% lower prices for occupied units because buyers face handback uncertainty and potential vacancy delays.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out 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 fees are negotiable, and who really pays what in Cairo?
Which closing costs are negotiable in Cairo right now?
Negotiable closing costs in Cairo include broker commission allocation (seller pays, buyer pays, or split), who covers the 2.5% disposal tax, who pays for registration steps and document handling, and whether the seller clears maintenance arrears and utility transfer costs before closing.
Costs that are fixed by law or regulation in Cairo include the stamp duty rate itself (0.5%), the statutory tax percentages, and third-party service fees once you commit to a provider, though even for these you can negotiate who between buyer and seller absorbs them.
Typical discounts or reductions buyers can achieve on negotiable fees in Cairo range from getting the seller to cover the entire 2.5% disposal tax (saving you that full amount) to negotiating agent commission down by 0.5% to 1%, depending on market conditions and how motivated the seller is.
Can I ask the seller to cover some closing costs in Cairo?
Asking the seller to cover some closing costs in Cairo is common practice and reasonably likely to succeed, especially when the property has been listed for a while, has documentation gaps, or the seller is motivated to close quickly.
The specific closing costs sellers in Cairo are most commonly willing to cover include the 2.5% disposal tax (which is technically their obligation anyway), their broker's commission, and any outstanding maintenance arrears or utility bills up to the closing date.
Market conditions that make sellers more likely to accept covering closing costs in Cairo include a buyer's market with lots of competing supply (common in New Cairo and Sheikh Zayed developments), properties with tenants or paperwork issues, and situations where the seller needs a fast sale for personal reasons.
Is price bargaining common in Cairo in 2026?
As of early 2026, price bargaining is common and expected in Cairo's residential property market, especially in resale transactions where sellers often list above their true target price to leave room for negotiation.
Buyers in Cairo typically negotiate 5% to 10% below the asking price in most resale situations, with 0% to 5% discounts in hot micro-markets or truly scarce units like Zamalek or Garden City, and 10% or more when properties have clear issues like a sitting tenant, paperwork gaps, or an urgent seller.
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What monthly, quarterly or annual costs will I pay as an owner in Cairo?
What's the realistic monthly owner budget in Cairo right now?
A realistic monthly owner budget in Cairo for a typical apartment (excluding mortgage payments) ranges from 1,500 to 8,000 EGP per month (32 to 170 USD or 27 to 145 EUR), depending heavily on whether you own in an older central building or a compound with service charges.
The main recurring expense categories making up this monthly budget in Cairo include building or compound maintenance fees, utilities (electricity, water, gas, internet), doorman or security contributions, and a repairs reserve especially important for older buildings.
The realistic low-to-high range for monthly owner costs in Cairo is roughly 0.3% to 0.8% of property value per year (converted to monthly) for older central apartments, and 0.6% to 1.5% per year for compound units in New Cairo, Sheikh Zayed, Rehab, or Madinty where service charges run higher.
The monthly cost that varies most in Cairo is compound service charges, which can range from 15 to 40 EGP per square meter annually and depend on the level of amenities, security, landscaping, and maintenance the compound provides.
You can see how this budget affect your gross and rental yields in Cairo here.
What is the annual property tax amount 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 means a yearly tax bill of approximately 1,000 to 6,000 EGP (21 to 125 USD or 18 to 110 EUR).
The realistic low-to-high range for annual property taxes in Cairo depends on the assessed rental value, with exempt properties paying nothing and higher-value properties in prime locations like Zamalek or Garden City facing higher assessments that push toward the top of the range.
Property tax in Cairo is calculated based on the property's estimated annual rental value (not purchase price), with the law setting a 10% rate on that rental value after a mandatory 30% deduction for residential properties to account for maintenance expenses.
Exemptions are available for a main residence under certain rental-value thresholds set by the Real Estate Tax Authority, so many owner-occupied apartments effectively pay little or no annual property tax.
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.
If I rent it out, what extra taxes and fees apply in Cairo in 2026?
What tax rate applies to rental income in Cairo in 2026?
As of early 2026, rental income in Cairo is taxed under Egypt's progressive income tax system, with rates ranging from 0% on the first 40,000 EGP of annual income up to 27.5% on income exceeding 1,200,000 EGP.
Landlords in Cairo can deduct expenses from rental income taxes, and common qualifying deductions include maintenance costs, management fees, repairs, and other expenses directly tied to generating the rental income.
The realistic effective tax rate after deductions for typical landlords in Cairo ranges from about 10% to 25% depending on your total taxable income level and how many legitimate expenses you can document.
Foreign property owners in Cairo pay rental income tax under the same framework as residents for Egyptian-source income, meaning no special foreigner surcharge applies to the rental income tax rate itself.
Do I pay tax on short-term rentals in Cairo in 2026?
As of early 2026, short-term rental income in Cairo is subject to the same income tax framework as long-term rentals, meaning you pay tax on the profit you earn, but short-term rentals can trigger additional compliance requirements and potential licensing considerations.
Short-term rental income can be taxed more complexly in Cairo because arrangements resembling hospitality services may face different treatment regarding VAT and business licensing, even though the core income tax concept remains similar to long-term rentals.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Cairo.
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If I sell later, what taxes and fees will I pay in Cairo in 2026?
What's the total cost of selling as a % of price in Cairo in 2026?
As of early 2026, the total cost of selling a residential property in Cairo typically ranges from 3% to 6% of the sale price.
The realistic low-to-high range for selling costs in Cairo is 2.5% (if you sell without an agent and the buyer covers some costs) up to 7% (if you pay full broker commission, legal fees, and absorb all paperwork expenses).
The specific cost categories making up selling expenses in Cairo typically include the 2.5% disposal/transaction tax, broker commission (often 1% to 2%), legal and closing paperwork fees, and any marketing costs if you use professional photography or listings.
The single largest contributor to selling expenses in Cairo is usually the 2.5% disposal tax, which alone can exceed your broker commission depending on how you negotiate the agent fees.
What capital gains tax applies when selling in Cairo in 2026?
As of early 2026, most residential property sales in Cairo by individuals are subject to the 2.5% disposal/transaction tax on the gross sale value, rather than a traditional capital gains tax calculated on profit.
Exemptions to this disposal tax in Cairo can apply to certain types of transfers such as family transfers under specific conditions, but you should treat exemptions as case-specific and verify eligibility with a qualified local lawyer before relying on them.
Foreigners do not pay an extra tax rate when selling property in Cairo, as the same 2.5% disposal tax applies regardless of nationality, though foreign sellers may face higher legal and documentation costs for the transaction.
The capital gain is effectively not calculated in most Cairo residential sales because the 2.5% tax applies to the gross disposal value without deductions for your original purchase price or improvements, making this simpler but potentially less favorable than a true profit-based capital gains system.
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 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 |
|---|---|---|
| Egyptian Tax Authority (Income Tax Laws) | It's the official Egyptian tax authority and the rulebook for income tax matters. | We used it to anchor rental income tax and disposal tax context. We cross-checked private summaries against what ETA publishes. |
| Egyptian Tax Authority (VAT Law PDF) | It's the official English text of Egypt's VAT law from the tax authority. | We used it to confirm VAT is not charged on residential unit sales. We triangulated with Big-4 summaries for practical edge cases. |
| Real Estate Tax Authority | This is the official body administering Egypt's annual property tax. | We used it to confirm the tax base and rate logic. We simplified the calculation for non-professional readers. |
| PwC Worldwide Tax Summaries (Egypt) | PwC is a major international tax firm with widely-used country references. | We used it to confirm the 2.5% transfer tax and stamp tax concepts. We localized "who pays" for Cairo transactions. |
| World Bank Doing Business (Egypt) | It's a standardized international dataset with transparent methodology. | We used it to benchmark registration cost magnitude. We adjusted for post-reform caps from later sources. |
| World Bank Property Registration Case Study | It's a World Bank reform note focused on Egyptian property registration. | We used it to explain why many properties are unregistered. We referenced it for due diligence context. |
| State Information Service (Law No. 9 of 2022) | It's an official government channel summarizing enacted legislative changes. | We used it to anchor the 2022 registration framework changes. We paired it with practitioner sources for practical impact. |
| KPMG Egypt Business Taxation | KPMG is a major international tax firm with investor-focused country pages. | We used it to triangulate annual real estate tax mechanics. We cross-checked against RTA and PwC for consistency. |
| Andersen Egypt (Real Estate Tax Law PDF) | It's a reputable professional firm publishing legislative text for reference. | We used it to verify real estate tax rates and deductions. We supported precise numbers where RTA summarizes. |
| PwC Corporate Tax Summary (Egypt) | It's a consistent Big-4 reference for how taxes apply to legal entities. | We used it to contrast individual vs company ownership taxation. We kept the company section accurate rather than speculative. |
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