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 is one of the most dynamic real estate markets in the Middle East, and in 2026, it continues to attract both local and foreign buyers looking for residential property opportunities.
In this article, we will walk you through the current housing prices in Cairo, market trends, and everything you need to know before buying property in this megacity.
We constantly update this blog post to give you the freshest data and insights available.
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.
How's the real estate market going in Cairo in 2026?
What's the average days-on-market in Cairo in 2026?
As of early 2026, the estimated average days-on-market for resale residential properties in Cairo is approximately 75 days, though this varies widely depending on location, pricing, and whether the paperwork is in order.
The realistic range that covers most typical Cairo listings stretches from about 45 days for correctly priced units in high-demand areas like Zamalek or New Cairo's Fifth Settlement, up to 120 days or more for properties with unclear ownership documentation or unrealistic asking prices.
Compared to 2024, the current days-on-market in Cairo has remained relatively stable, since developers continue to absorb much of the buyer demand through attractive installment plans, leaving the resale market moving at a similar pace as before.
Are properties selling above or below asking in Cairo in 2026?
As of early 2026, the estimated average sale-to-asking price ratio for resale residential properties in Cairo is roughly 90% to 95%, meaning most sellers accept a discount of about 5% to 10% from their original asking price.
In the Cairo resale market, roughly 70% to 80% of properties sell at or below asking, while only a small fraction of units in premium, high-trust locations with clean paperwork sell at asking price, and above-asking sales remain rare except for exceptional cases.
The property types and neighborhoods most likely to see above-asking sales in Cairo are well-documented apartments in prime central areas like Zamalek or Garden City, and new developer launches in sought-after compounds in New Cairo where demand from investors looking for an inflation hedge can create competition.
By the way, you will find much more detailed data in our property pack covering the real estate market in Cairo.
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.
What kinds of residential properties can I realistically buy in Cairo?
What property types dominate in Cairo right now?
The estimated breakdown of residential property types available for sale in Cairo in 2026 is approximately 66% apartments, 9% villas, 8% duplexes, 7% townhouses, 6% penthouses, and the rest made up of smaller categories like twin-houses and serviced units.
Apartments represent the largest share of Cairo's residential market by a significant margin, making up roughly two-thirds of all available inventory across the city's primary developments.
Apartments became so dominant in Cairo because the city's massive population density, limited land availability in established areas, and the economics of high-rise construction make vertical living the most practical solution for housing millions of residents in an ever-growing megacity.
If you want to know more, you should read our dedicated analyses:
Are new builds widely available in Cairo right now?
The estimated share of new-build properties among all residential listings in Cairo is substantial, with Knight Frank tracking approximately 221,000 units across 139 active projects, and Cairo's construction sector delivering around 30,000 new residential units annually as of 2025.
As of early 2026, the neighborhoods with the highest concentration of new-build developments in Cairo are New Cairo (including the Fifth Settlement), the New Administrative Capital corridor, Sheikh Zayed City, New Zayed, and 6th of October City, where developers are launching integrated compounds with modern amenities and long-term payment plans.
Get fresh and reliable information about the market in Cairo
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Which neighborhoods are improving fastest in Cairo in 2026?
Which areas in Cairo are gentrifying in 2026?
As of early 2026, the top neighborhoods in Cairo showing the clearest signs of gentrification are Downtown Cairo (Wust El Balad), parts of Heliopolis near lifestyle retail corridors, and pockets of Garden City and Dokki where older buildings meet renovation capital and growing expat interest.
The visible changes indicating gentrification in these Cairo areas include the emergence of specialty coffee shops and co-working spaces in Downtown's historic buildings, renovation of Art Deco apartments in Heliopolis for short-term rentals, and the steady conversion of older Garden City flats into furnished units targeting embassy staff and corporate tenants.
The estimated price appreciation in these gentrifying Cairo neighborhoods over the past two to three years has been significant, with some buildings in Downtown and Heliopolis seeing rents climb 30% to 50% as demand from young professionals and expats has outpaced the supply of renovated, well-maintained units.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Cairo.
Where are infrastructure projects boosting demand in Cairo in 2026?
As of early 2026, the top areas in Cairo where major infrastructure projects are boosting housing demand are the New Cairo to New Administrative Capital corridor (served by the Monorail), Sheikh Zayed and 6th of October City in West Cairo, and the Giza corridor where Metro Line 4 will eventually improve connectivity.
The specific infrastructure projects driving that demand include the New Administrative Capital Monorail connecting New Cairo to the government district, the 6th of October Monorail linking West Cairo suburbs, and the ongoing Cairo Metro Line 4 project funded through JICA loans that will eventually serve the Giza area.
The estimated timeline for completion of these major Cairo infrastructure projects varies, with monorail lines already partially operational and continuing expansion through 2027, while Metro Line 4 is a longer-horizon project with full completion expected in the late 2020s.
The typical price impact on nearby Cairo properties is approximately 10% to 20% appreciation when a major transit project is announced, with an additional 5% to 15% increase upon completion as accessibility becomes tangible and attracts more residents and investors to the area.
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.
What do locals and insiders say the market feels like in Cairo?
Do people think homes are overpriced in Cairo in 2026?
As of early 2026, the general sentiment among Cairo locals and market insiders is mixed, with many feeling that nominal prices are high but understanding that real estate serves as a primary hedge against inflation and currency depreciation in Egypt's economy.
The specific evidence locals typically cite when arguing homes are overpriced in Cairo includes the difficulty of affording a down payment on average salaries, the reliance on 8 to 10 year installment plans just to make purchases feasible, and comparisons to what similar money could buy just three or four years ago.
Those who believe Cairo prices are fair point to construction cost increases of 50% or more since 2022, the continuous pound devaluation making real estate one of the few reliable stores of value, and the fact that developers would not keep selling if demand was not there.
Cairo's price-to-income ratio is significantly higher than regional averages, with the Association of Real Estate Developers noting that affordability remains a challenge and developers are responding by offering smaller units and longer payment plans to reach middle-income buyers.
What are common buyer mistakes people regret in Cairo right now?
The most frequently cited buyer mistake people regret making in Cairo is underestimating the importance of clear property registration and title documentation, since many properties lack proper registration with the Real Estate Publicity Department, leaving buyers vulnerable to disputes or unable to resell easily.
The second most common buyer mistake in Cairo is purchasing based on district name alone without investigating the specific micro-location, because two streets in the same neighborhood can have vastly different infrastructure quality, security, noise levels, and resale potential.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Cairo.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Cairo.
Get the full checklist for your due diligence in Cairo
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
How easy is it for foreigners to buy in Cairo in 2026?
Do foreigners face extra challenges in Cairo right now?
The estimated overall difficulty level for foreigners buying property in Cairo compared to local buyers is moderate, with the process being legally straightforward but involving extra paperwork, security clearance requirements, and banking logistics that locals do not face.
The specific legal restrictions applying to foreign buyers in Cairo include a limit of two residential properties per person, a maximum size of 4,000 square meters per property, a five-year holding period before resale in most cases, and the requirement that payments come from abroad through a state-owned bank in foreign currency.
The practical challenges foreigners most commonly encounter in Cairo include navigating Arabic-language contracts and registration offices, understanding which properties have proper documentation versus those sold without full registration, and coordinating fund transfers through official banking channels while dealing with currency conversion complexities.
We will tell you more in our blog article about foreigner property ownership in Cairo.
Do banks lend to foreigners in Cairo in 2026?
As of early 2026, mortgage financing availability for foreign buyers in Cairo is technically possible but rarely used in practice, with most foreign purchases completed through cash payments or developer installment plans that offer 5% to 10% down payments and terms stretching up to 10 years.
The typical loan-to-value ratios foreign buyers can expect in Cairo are around 50% to 70% if they qualify, with interest rates exceeding 20% due to Egypt's high policy rate environment, which explains why developer financing has become the dominant alternative.
The documentation banks typically demand from foreign applicants in Cairo includes a valid passport, proof of income or employment, residency permit in some cases, source of funds documentation for anti-money laundering compliance, and often a track record with the lending bank through an existing account relationship.
You can also read our latest update about mortgage and interest rates in Egypt.
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 risky is buying in Cairo compared to other nearby markets?
Is Cairo more volatile than nearby places in 2026?
As of early 2026, Cairo's price volatility is significantly higher than nearby Gulf markets like Dubai or Abu Dhabi due to Egypt's floating currency and inflation dynamics, but Cairo's volatility is driven more by macroeconomic factors than speculative real estate cycles seen in some other regional markets.
Over the past decade, Cairo has experienced dramatic price swings with some districts seeing year-over-year increases of up to 175% to 180% in 2024 during peak currency depreciation, while Dubai and Abu Dhabi have shown more moderate and predictable appreciation patterns thanks to their pegged currencies and mature regulatory frameworks.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Cairo.
Is Cairo resilient during downturns historically?
Cairo's historical resilience during economic downturns has been strong in nominal Egyptian pound terms, as property is widely viewed as a store of value during inflation and currency stress, though real inflation-adjusted returns during these periods have often been much weaker.
During Egypt's most recent major economic stress in 2022-2024, Cairo property prices in Egyptian pounds actually surged rather than dropped as buyers fled to hard assets, but recovery in purchasing power terms has been slow as incomes have not kept pace with property price increases.
The property types and neighborhoods in Cairo that have historically held value best during downturns are well-located apartments in established expat-heavy areas like Zamalek, Maadi, and prime New Cairo compounds, where foreign currency rental demand and limited supply provide a floor under prices.
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How strong is rental demand behind the scenes in Cairo in 2026?
Is long-term rental demand growing in Cairo in 2026?
As of early 2026, long-term rental demand in Cairo is growing steadily, with JLL reporting rent increases of 88% to 90% year-over-year in prime areas like New Cairo and 6th of October during 2024 and early 2025, though the pace has moderated somewhat as the market digests these gains.
The tenant demographics driving long-term rental demand in Cairo include expatriates working for multinationals and embassies, young Egyptian professionals who cannot yet afford to buy, families seeking quality schools in compound communities, and a growing segment of people who prefer renting in upscale neighborhoods rather than buying in areas they can afford.
The neighborhoods in Cairo with the strongest long-term rental demand right now are Maadi (especially Maadi Degla for expat families), Zamalek (premium central location), New Cairo compounds like Katameya Heights and Madinaty, and Nasr City for more price-sensitive professionals seeking good value.
You might want to check our latest analysis about rental yields in Cairo.
Is short-term rental demand growing in Cairo in 2026?
Egypt currently has limited formal regulations specifically governing short-term rentals, with no dedicated STR licensing law yet in place, though hosts are expected to comply with local tax obligations and some gated communities in New Cairo and Sheikh Zayed already prohibit Airbnb-style rentals to maintain residential character.
As of early 2026, the growth trend for short-term rental demand in Cairo is positive, driven by recovering tourism numbers, the opening of the Grand Egyptian Museum, and business travelers seeking alternatives to hotels, though the market remains competitive with over 5,000 active Airbnb listings in the city.
The current estimated average occupancy rate for short-term rentals in Cairo is approximately 47% to 52%, with significant variation by neighborhood, property quality, and season, meaning operators need strong pricing strategies to achieve profitability.
The guest demographics driving short-term rental demand in Cairo include international tourists visiting the Pyramids and Egyptian Museum, business travelers preferring apartment-style accommodations, Gulf visitors seeking furnished apartments for extended stays, and a growing segment of digital nomads attracted by Cairo's low cost of living.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Cairo.
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 are the realistic short-term and long-term projections for Cairo in 2026?
What's the 12-month outlook for demand in Cairo in 2026?
As of early 2026, the 12-month demand outlook for residential property in Cairo is stable to moderately positive, with the Association of Real Estate Developers expecting continued buyer activity especially in prime new-city submarkets, supported by developer-friendly installment plans and improving economic visibility.
The key economic and political factors most likely to influence Cairo housing demand over the next 12 months include inflation trajectory, Central Bank of Egypt interest rate decisions, Egyptian pound stability, Gulf investment inflows (like Qatar's pledged $7.5 billion), and the performance of tourism following the Grand Egyptian Museum opening.
The forecasted price movement for Cairo residential property over the next 12 months is moderate growth of 8% to 12%, according to the Association of Real Estate Developers, representing a significant cooldown from the extreme 20% to 30% increases seen in 2025 as the market enters a more mature, sustainable phase.
By the way, we also have an update regarding price forecasts in Egypt.
What's the 3-5 year outlook for housing in Cairo in 2026?
As of early 2026, the 3-5 year outlook for housing prices and demand in Cairo is structurally positive, supported by megacity population growth, continued urbanization, and the completion of major infrastructure connecting new satellite cities to the urban core.
The major development projects expected to shape Cairo over the next 3-5 years include continued expansion of the New Administrative Capital (with over 500,000 units in various construction stages), completion of the Monorail network, Metro Line 4 progress, and the rollout of new urban communities like New Alamein and extensions of 6th of October City.
The single biggest uncertainty that could alter Cairo's 3-5 year outlook is macroeconomic stability, specifically whether Egypt can maintain foreign exchange reserves, control inflation, and avoid another sharp currency devaluation that would disrupt buyer affordability and developer cost structures.
Are demographics or other trends pushing prices up in Cairo in 2026?
As of early 2026, demographic trends are exerting significant upward pressure on Cairo housing prices, with Egypt's population exceeding 107 million and roughly 30% of residents aged 18-35 forming new households at a rapid pace that consistently outstrips supply in desirable areas.
The specific demographic shifts most affecting Cairo prices include continued rural-to-urban migration concentrating population in Greater Cairo, young professionals seeking modern compound living in satellite cities, and the growing middle class aspiring to move from informal areas to planned communities with better infrastructure.
Beyond demographics, the non-demographic trends pushing Cairo prices include the use of real estate as an inflation hedge when other investment options are limited, Gulf investor interest seeking higher yields than saturated Dubai or Riyadh markets, and developer marketing of lifestyle-oriented compounds that create aspirational demand.
These demographic and trend-driven price pressures in Cairo are expected to continue for at least another decade, as urbanization rates remain high, household formation continues, and no near-term solution exists for the structural undersupply of quality housing relative to a population growing by over 1.5 million annually.
What scenario would cause a downturn in Cairo in 2026?
As of early 2026, the most likely scenario that could trigger a housing downturn in Cairo would be a severe liquidity squeeze combining sharper-than-expected currency devaluation, tighter credit conditions forcing developers to shorten payment plans, and a reduction in Gulf investment inflows that have been supporting market activity.
The early warning signs indicating such a downturn is beginning in Cairo would include developers suddenly requiring higher down payments or shorter installment terms, a spike in project delivery delays beyond current levels, rising defaults on existing installment plans, and a noticeable slowdown in new project launches from established developers.
Based on historical patterns, a potential Cairo downturn could realistically see nominal prices stagnate or drop 10% to 20% in the most affected segments, though a severe crash is unlikely given real estate's role as a store of value in Egypt, meaning the market would more likely experience a prolonged slowdown rather than a sharp collapse.
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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 it's authoritative | How we used it |
|---|---|---|
| Knight Frank Cairo Residential Market Review | Knight Frank is a long-established global real estate advisory with published methodology and market dashboards. | We used it for Cairo district price benchmarks, inventory counts, and 2024-2025 delivery forecasts. We also used it to understand typical developer payment plans including down payments and installment lengths. |
| JLL Cairo Living Market Dynamics | JLL is a major global real estate consultancy that regularly publishes market intelligence. | We used it to cross-check total residential stock and the New Administrative Capital's role in supply additions. We used it as a second opinion on supply momentum beyond a single report. |
| Central Bank of Egypt Statistics | The CBE is Egypt's monetary authority and the primary source for rates and monetary indicators. | We used it to anchor the interest-rate environment that shapes affordability and mortgage availability. We used it to avoid relying on media summaries for key rate levels. |
| IMF Egypt Article IV Consultation | The IMF is a top-tier international institution for macro risk, external balances, and policy context. | We used it to frame Egypt's macro backdrop that directly affects housing as a store of value. We used it to define downside scenarios credibly based on measurable economic realities. |
| GAFI Land and Real Estate Ownership Laws | GAFI is a government authority and this is a primary, official legal summary document. | We used it to describe foreign ownership conditions in plain language including limits, size caps, and use restrictions. We used it as the hard rules layer separate from market anecdotes. |
| UN World Urbanization Prospects | The UN Population Division is the global standard source for comparable urbanization projections. | We used it to explain why Cairo's underlying housing demand is structurally supported by megacity growth. We used it to keep 3-5 year demand tied to demographics rather than speculation. |
| AirDNA Cairo Short-Term Rental Data | AirDNA is a widely used short-term rental analytics provider with a clear, repeatable methodology. | We used it to estimate occupancy, daily rates, and revenue levels for Cairo short-term rentals. We used it as platform-side reality to complement tourism macro indicators. |
| Daily News Egypt Market Coverage | Daily News Egypt is a respected business outlet covering Egyptian economic and real estate developments. | We used it to capture the Association of Real Estate Developers' official 2026 market outlook and price forecasts. We used it to understand industry insider perspectives on market maturation. |
| Global Property Guide Egypt Analysis | Global Property Guide provides standardized international property market comparisons with transparent methodology. | We used it to track historical price movements and rental yield benchmarks across Cairo districts. We used it to validate price trends against Aqarmap neighborhood-level data. |
| Egypt Presidency National Projects | This is an official government site describing state infrastructure projects. | We used it to ground infrastructure-driven demand in official project descriptions. We used it to avoid relying only on press write-ups about what is being built. |
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