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SUMMARY
We analyzed apartment rental yields in Cairo, as of 2026, for residential apartment buyers, using the raw Cairo dataset provided and turning it into a practical yield guide for foreign individual buyers.
This article is updated regularly, so the figures should be read as a May 2026 snapshot of the Cairo apartment market rather than as a permanent forecast.
The main signal is clear: Cairo can offer unusually high apartment rental yields, but the best headline numbers are not always the safest numbers for a beginner buyer.
Mohandessin is the strongest income neighborhood in the dataset, with estimated net yields from 8.8% to 10.1% depending on apartment size.
Dokki, Nasr City, Maadi, and Zamalek also look strong because they combine rental demand, tenant depth, centrality, and resale liquidity better than many cheaper areas.
The weakest pure-yield profiles are in Heliopolis, Garden City, parts of Sheikh Zayed, and some expensive New Cairo apartments, where purchase prices absorb much of the rent.
Studios usually produce the best rental yield in Cairo because the total purchase price is lower while rent per square meter stays high.
For a beginner foreign buyer, 1-bedroom apartments are often the easiest compromise because they are still affordable, easier to rent than poorly located studios, and more liquid than larger family units.
El Haram, Faisal, Downtown Cairo, and parts of Mokattam can look attractive on yield, but building quality, title checks, maintenance, congestion, tenant quality, and resale depth matter more there.
The practical takeaway is that Cairo rewards careful selection. A clean, well-located apartment in Maadi, Nasr City, Dokki, Mohandessin, or Zamalek can be more convincing than a cheaper unit whose yield exists only because the entry price is low.
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Neighborhoods and apartment rental yields in the 2026 Cairo apartment market
This table compares apartment rental yields in Cairo by neighborhood and apartment type.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments. The raw dataset did not provide separate annual-fee, occupancy, time-to-rent, demand, risk, or investment-profile columns, so the table keeps the factual fields available in the source data.
Finally, please note you'll find much more detailed data in our real estate pack about Cairo.
| Neighborhood | Studio average purchase price | Studio average monthly rent | Studio gross rental yield | Studio net rental yield | 1-bedroom average purchase price | 1-bedroom average monthly rent | 1-bedroom gross rental yield | 1-bedroom net rental yield | 2-bedroom average purchase price | 2-bedroom average monthly rent | 2-bedroom gross rental yield | 2-bedroom net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 6th of October | EGP 2,650,000 | EGP 15,500 | 7.0% | 5.1% | EGP 3,800,000 | EGP 20,500 | 6.5% | 4.7% | EGP 5,600,000 | EGP 28,500 | 6.1% | 4.4% |
| Dokki | EGP 1,950,000 | EGP 17,000 | 10.6% | 7.6% | EGP 2,750,000 | EGP 22,500 | 9.8% | 7.0% | EGP 4,100,000 | EGP 31,500 | 9.2% | 6.6% |
| Downtown Cairo | EGP 950,000 | EGP 9,000 | 11.2% | 7.6% | EGP 1,400,000 | EGP 12,000 | 10.3% | 7.0% | EGP 2,100,000 | EGP 17,000 | 9.7% | 6.6% |
| El Haram | EGP 550,000 | EGP 5,500 | 12.0% | 7.9% | EGP 800,000 | EGP 7,500 | 11.0% | 7.3% | EGP 1,200,000 | EGP 10,500 | 10.4% | 6.9% |
| Faisal | EGP 550,000 | EGP 5,500 | 11.6% | 7.5% | EGP 800,000 | EGP 7,000 | 10.7% | 7.0% | EGP 1,150,000 | EGP 10,000 | 10.1% | 6.6% |
| Garden City | EGP 1,750,000 | EGP 11,500 | 7.8% | 5.6% | EGP 2,550,000 | EGP 15,000 | 7.2% | 5.2% | EGP 3,750,000 | EGP 21,500 | 6.8% | 4.9% |
| Heliopolis | EGP 2,650,000 | EGP 13,500 | 6.1% | 4.5% | EGP 3,800,000 | EGP 18,000 | 5.6% | 4.2% | EGP 5,700,000 | EGP 25,000 | 5.3% | 3.9% |
| Maadi | EGP 1,500,000 | EGP 12,000 | 9.7% | 7.1% | EGP 2,150,000 | EGP 16,000 | 8.9% | 6.5% | EGP 3,200,000 | EGP 22,500 | 8.4% | 6.1% |
| Mohandessin | EGP 1,600,000 | EGP 19,500 | 14.4% | 10.1% | EGP 2,300,000 | EGP 25,500 | 13.2% | 9.3% | EGP 3,450,000 | EGP 36,000 | 12.5% | 8.8% |
| Mokattam | EGP 1,050,000 | EGP 9,000 | 10.3% | 7.0% | EGP 1,500,000 | EGP 12,000 | 9.5% | 6.5% | EGP 2,250,000 | EGP 17,000 | 9.0% | 6.1% |
| Nasr City | EGP 1,350,000 | EGP 12,500 | 10.8% | 7.6% | EGP 1,950,000 | EGP 16,500 | 10.0% | 7.0% | EGP 2,900,000 | EGP 23,000 | 9.4% | 6.6% |
| New Cairo | EGP 3,450,000 | EGP 26,000 | 9.0% | 6.6% | EGP 4,950,000 | EGP 34,000 | 8.3% | 6.1% | EGP 7,350,000 | EGP 48,000 | 7.8% | 5.8% |
| Sheikh Zayed | EGP 3,600,000 | EGP 24,000 | 7.9% | 6.0% | EGP 5,150,000 | EGP 31,500 | 7.3% | 5.5% | EGP 7,650,000 | EGP 44,000 | 6.9% | 5.2% |
| Zamalek | EGP 3,600,000 | EGP 31,000 | 10.3% | 7.5% | EGP 5,150,000 | EGP 41,000 | 9.5% | 6.9% | EGP 7,700,000 | EGP 58,000 | 9.0% | 6.5% |
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 neighborhoods offer the best net yield among areas people actually want to live in Cairo?
The best net-yield neighborhoods among areas people actually want to live in Cairo are Mohandessin, Dokki, Maadi, Nasr City, and Zamalek.
These areas stand out because they combine strong apartment rental yields in Cairo with enough tenant depth, transport access, services, and resale liquidity to make the income case credible.
Mohandessin is the strongest income play in the dataset. Estimated net yield reaches 10.1% for studios, 9.3% for 1-bedroom apartments, and 8.8% for 2-bedroom apartments.
Dokki and Nasr City are also strong. Dokki produces about 6.6% to 7.6% net yield, while Nasr City produces about 6.6% to 7.6% net yield across the three apartment sizes.
Maadi gives a more balanced profile, with estimated net yields from 6.1% to 7.1%. Zamalek is more expensive, but rent levels are high enough to keep net yields around 6.5% to 7.5%.
For a beginner foreign buyer, the practical takeaway is simple. Mohandessin and Dokki are stronger for income, Maadi is stronger for balance, Nasr City is stronger for affordability and depth, and Zamalek is stronger for prestige and liquidity.
Where can I find apartments with above-average yields and below-average entry prices in Cairo?
The clearest Cairo areas with above-average yields and below-average entry prices are Downtown Cairo, Nasr City, Mokattam, El Haram, and Faisal.
The lowest entry tickets are in Faisal and El Haram, where studios are estimated at EGP 550,000 and 1-bedroom apartments are estimated at EGP 800,000.
Those cheap entry prices create high headline yields. El Haram studios show 12.0% gross yield and 7.9% net yield, while Faisal studios show 11.6% gross yield and 7.5% net yield.
Downtown Cairo is also cheap relative to centrality. A 1-bedroom apartment is estimated at EGP 1.4 million, with EGP 12,000 monthly rent and about 7.0% net yield.
Nasr City is the more beginner-friendly value choice. A 1-bedroom apartment costs around EGP 1.95 million, rents for about EGP 16,500 per month, and gives about 7.0% net yield.
The honest interpretation is that the best value choice is not always the cheapest choice. Nasr City and Mokattam are easier to understand for many beginners than Faisal or El Haram because tenant depth and resale liquidity are less fragile.
Where does the rent level justify the purchase price most clearly in Cairo?
The rent level most clearly justifies the purchase price in Cairo in Mohandessin, Dokki, Nasr City, Maadi, and Zamalek.
These neighborhoods show the strongest relationship between what an investor pays and what the apartment can realistically earn as long-term rent.
Mohandessin is the clearest example. A 2-bedroom apartment is estimated at EGP 3.45 million and EGP 36,000 monthly rent, giving about 12.5% gross yield and 8.8% net yield.
Dokki also looks rational. A studio at about EGP 1.95 million and EGP 17,000 monthly rent produces 10.6% gross yield and 7.6% net yield.
Nasr City works because the purchase price stays below New Cairo or Zamalek while rental demand remains deep. A studio costs about EGP 1.35 million and rents for about EGP 12,500 per month.
Zamalek is expensive, but the rent level is also exceptional. A 2-bedroom apartment is estimated at EGP 58,000 per month, which helps keep the net yield around 6.5% despite a purchase price of about EGP 7.7 million.
We have actually built the our real estate pack about Cairo to make sure you won’t buy in the wrong area. Check it out.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Cairo?
The best places to buy for stable rental income rather than maximum yield in Cairo are Maadi, Zamalek, New Cairo, Sheikh Zayed, and selected Nasr City locations.
These areas do not always have the highest net rental yield in Cairo, but they have deeper renter pools and more understandable demand drivers.
Maadi is a strong stability choice because it has schools, embassies, expat demand, families, greenery, and a long-established rental culture. In the dataset, Maadi net yields range from 6.1% to 7.1%.
Zamalek is expensive, but tenants pay for scarcity, prestige, walkability, Nile-island status, restaurants, and foreign-renter familiarity. Net yields still reach 6.5% to 7.5%.
New Cairo and Sheikh Zayed are more lifestyle-driven. Their net yields are lower than Mohandessin, but family demand, compounds, schools, offices, and services can reduce vacancy risk when the unit is well selected.
Nasr City is less premium, but it is practical. Its broad middle-market demand makes it a useful choice for buyers who want rental income without relying on a narrow expat tenant base.
Which apartment type gives the best return for the lowest total investment in Cairo?
The best Cairo apartment type for the lowest total investment is usually the studio apartment, followed closely by the 1-bedroom apartment.
Studios have the strongest yield because the purchase price is smaller while rent per square meter remains high. This is visible across most neighborhoods in the table.
In Mohandessin, a studio is estimated at EGP 1.6 million and EGP 19,500 monthly rent, giving 14.4% gross yield and 10.1% net yield. The 2-bedroom still performs well, but its net yield is lower at 8.8%.
In Zamalek, the studio also beats the larger formats. The studio shows 7.5% net yield, compared with 6.9% for a 1-bedroom apartment and 6.5% for a 2-bedroom apartment.
The 1-bedroom apartment is often the safer beginner format. It has a wider tenant pool than a studio and a lower capital requirement than a 2-bedroom apartment.
We give you more details in the our real estate pack about Cairo.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Cairo?
The Cairo neighborhoods that best combine strong rental income with lower vacancy risk are Zamalek, Maadi, New Cairo, Sheikh Zayed, and Nasr City.
These areas are not just high-rent markets. They have durable tenant pools, which matters more than one impressive asking rent.
Zamalek has the highest rent level in the dataset. A 2-bedroom apartment is estimated at EGP 58,000 per month, while a 1-bedroom apartment is estimated at EGP 41,000 per month.
New Cairo and Sheikh Zayed also have high absolute rents. Two-bedroom apartments are estimated at EGP 48,000 per month in New Cairo and EGP 44,000 per month in Sheikh Zayed.
Maadi is lower in absolute rent, but it is often easier to understand because renters are supported by schools, embassies, family demand, and expat familiarity. Nasr City has broad local demand and more affordable entry prices.
The practical takeaway is that lower vacancy risk usually comes from tenant depth, not luxury alone. A well-priced apartment in Maadi or Nasr City can be safer than an overpriced unit in a premium compound.
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 areas look overpriced relative to their rental income in Cairo?
The Cairo areas that look most overpriced relative to rental income are Heliopolis, Garden City, parts of Sheikh Zayed, and some New Cairo compounds.
These neighborhoods can be excellent places to live, but the pure rental-income case is weaker when compared with stronger yield districts.
Heliopolis is the clearest example in the dataset. A 2-bedroom apartment is estimated at EGP 5.7 million and EGP 25,000 monthly rent, giving only 5.3% gross yield and 3.9% net yield.
Garden City also looks modest for income. Its 2-bedroom apartment is estimated at EGP 3.75 million, EGP 21,500 monthly rent, and 4.9% net yield.
Sheikh Zayed and New Cairo still produce better numbers than many mature global cities, but purchase prices are high. A New Cairo 2-bedroom apartment is estimated at EGP 7.35 million with 5.8% net yield.
The trade-off is income return versus lifestyle, services, parking, security, compound features, and long-term resale appeal. These areas may still make sense, but not if the only goal is maximum rental yield.
Which neighborhoods should I avoid even if the rental yield looks attractive in Cairo?
Beginner investors should be cautious with Faisal, El Haram, and weaker parts of Downtown Cairo even when the rental yield looks attractive.
The problem is not the spreadsheet. The problem is that high yields in these areas can be driven by low purchase prices rather than exceptionally strong and liquid tenant demand.
El Haram shows estimated net yields from 6.9% to 7.9%, while Faisal shows net yields from 6.6% to 7.5%. Those are strong numbers, but the investor must check congestion, building condition, title clarity, and tenant quality.
Downtown Cairo is different. It has centrality and low entry prices, but old buildings, renovation needs, maintenance quality, and old-rent exposure can change the real economics quickly.
A weak building can destroy a good yield through vacancy, disputes, repairs, or difficult resale. This is especially important for foreign buyers who cannot inspect and manage problems every week.
The beginner rule is to avoid any Cairo apartment where the only attractive feature is a low purchase price. Yield should be backed by real renter demand and a building that can hold value.
Which neighborhoods look risky even though the rental yield is high in Cairo?
The high-yield Cairo neighborhoods that look riskier on a risk-adjusted basis are El Haram, Faisal, Downtown Cairo, and parts of Mokattam.
They can work, but they require more local due diligence than prime or middle-market areas such as Maadi, Nasr City, Dokki, or Zamalek.
El Haram and Faisal both show gross yields above 10% across all three apartment sizes. That is attractive, but it also reflects lower entry prices and a more local, price-sensitive rental market.
Downtown Cairo shows net yields from 6.6% to 7.6%. The risk is that two apartments in the same district can have very different legal, renovation, maintenance, and tenant profiles.
Mokattam is more conditional. Estimated net yields are solid at 6.1% to 7.0%, but access roads, parking, building quality, and micro-location can change the rental outcome.
The safer alternative is often Nasr City or Maadi. The yield may be lower than the highest-risk pockets, but tenant depth and resale liquidity are usually easier to assess.
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What neighborhoods should I avoid when buying a rental apartment in Cairo?
A beginner rental-apartment investor in Cairo should generally avoid Faisal, El Haram, and weak-quality Downtown buildings unless the price is deeply discounted and the building is carefully checked.
This is not a full ban on those neighborhoods. It is a warning that these areas are less forgiving when the buyer has limited local operating experience.
Faisal looks attractive because a studio is estimated at only EGP 550,000 and 7.5% net yield. The concern is tenant turnover, congestion, weaker resale liquidity, and a highly price-sensitive rental base.
El Haram has a similar profile. A 1-bedroom apartment is estimated at EGP 800,000 with 7.3% net yield, but the market is more local and less liquid for many foreign buyers.
Downtown Cairo should not be avoided completely. The avoid rule applies to buildings with poor maintenance, unclear legal position, old-rent complications, weak common areas, or expensive renovation needs.
The simple rule is to avoid a Cairo apartment when the yield depends on ignoring building-level risk. In Cairo, the building often matters as much as the neighborhood.
Which neighborhoods are seeing rental demand weaken, and why, in Cairo?
The Cairo neighborhoods most exposed to weaker rental demand are older or poorly located parts of Downtown Cairo, some outer 6th of October locations, and lower-liquidity affordability districts such as Faisal and El Haram.
This does not mean rent is collapsing in these areas. It means tenant depth can be thinner, leasing can take longer, and the buyer has less margin for error.
Faisal and El Haram still show high yields in the dataset, with smaller units reaching around 7.5% to 7.9% net yield. The issue is that affordability demand can be more price-sensitive and less forgiving of poor building quality.
Downtown Cairo can work because the entry price is low and centrality is real. But old-building risk, renovation costs, common-area condition, and legal diligence are more important than in newer districts.
Outer 6th of October has a different problem. The area benefits from west Cairo growth, but some locations are too dependent on car access and may not have the same tenant depth as Sheikh Zayed or better-connected pockets.
The practical recommendation is to monitor these areas rather than reject them automatically. Buy only where the apartment is renovated, correctly priced, legally clean, and easy to match with a clear renter group.
Which neighborhoods are seeing new developments that could create stronger rental demand in Cairo?
The Cairo neighborhoods most helped by demand-creating development are New Cairo, 6th of October, Sheikh Zayed, and areas linked to the New Administrative Capital corridor.
The important distinction is that new development is useful only when it creates jobs, schools, retail, services, better access, or stronger daily life. New apartment supply alone can also create more competition.
New Cairo benefits from AUC-related demand, offices, compounds, retail, and eastward growth. In the dataset, New Cairo still produces 5.8% to 6.6% net yield despite high entry prices.
Sheikh Zayed and 6th of October benefit from west Cairo family demand, schools, malls, compounds, and employment nodes. Sheikh Zayed is more stable, while 6th of October requires more careful location selection.
The New Administrative Capital corridor matters because it can shift jobs, ministries, services, and commuting patterns east of Cairo. That can support New Cairo and nearby east-side rental demand over time.
The final recommendation is to favor demand-creating development over supply-heavy stories. A new road, school, office cluster, or university demand base is more useful than a new building competing for the same tenants.
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.
Which neighborhoods have become less attractive for apartment investors over the last 12 months in Cairo?
The Cairo neighborhoods that have become less attractive for rental-income investors are Heliopolis, parts of Sheikh Zayed, parts of New Cairo, and expensive low-yield pockets of Garden City.
These areas remain desirable, but the balance between purchase price and rent has become less convincing for buyers who mainly want income.
Heliopolis is the clearest warning sign. A 2-bedroom apartment is estimated at EGP 5.7 million and only 3.9% net yield, the weakest net yield in the dataset.
Garden City is also modest. Its 2-bedroom apartment is estimated at EGP 3.75 million and 4.9% net yield, so the central location does not automatically create strong rental efficiency.
New Cairo and Sheikh Zayed are not weak markets, but parts of both have already priced in lifestyle, compounds, services, and future growth. A 2-bedroom apartment in Sheikh Zayed is estimated at EGP 7.65 million and 5.2% net yield.
The practical conclusion is not to avoid these places blindly. Buy only where the apartment has scarcity, good finishing, strong parking, clean common areas, and a rent level that is proven rather than assumed.
Which apartment types are becoming harder to rent in Cairo, and in which neighborhoods?
The apartment types becoming harder to rent in Cairo are overpriced large 2-bedroom apartments in premium areas, poorly finished studios in weak buildings, and older apartments without parking or maintenance in dense districts.
The weakness is not citywide. It depends on whether the apartment format matches the tenant base in that exact neighborhood.
In premium areas such as Heliopolis, Garden City, New Cairo, and Sheikh Zayed, the problem is budget. A 2-bedroom apartment can require EGP 5.7 million to EGP 7.65 million, while net yields can fall to 3.9% to 5.8%.
Those larger units can still rent, but they often need families, corporate tenants, compound-oriented renters, or people who value schools, parking, and services enough to pay the rent.
Studios can perform very well in liquid locations. Mohandessin studios show 10.1% net yield, Dokki studios show 7.6%, and Zamalek studios show 7.5%.
But studios become harder to rent when the building is weak, the location is inconvenient, or the tenant pool is too narrow. A cheap studio in a poor building can lose its advantage quickly through vacancy and repairs.
The most liquid Cairo product is usually a clean, well-priced 1-bedroom apartment in a proven rental district. It balances entry price, tenant depth, and resale better than many larger or weaker small-unit options.
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INSIGHTS
These insights are drawn from the Cairo apartment rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential apartment to rent out.
You’ll find even more insights in our our real estate pack about Cairo.
- Mohandessin is the clearest income signal in the Cairo dataset. The estimated 10.1% net yield for studios is not just high, it shows how powerful central tenant demand can be when purchase prices remain below premium districts.
- Cairo studios usually beat 2-bedroom apartments on rental yield. Small units have a lower purchase price, but they can still capture strong rent from singles, young professionals, students, and compact urban households.
- The 1-bedroom apartment is often the best beginner format in Cairo. It gives up some studio yield, but it usually offers a wider tenant pool and easier resale than a very small or very specialized unit.
- Nasr City is one of Cairo’s most practical middle-market options. It is not as prestigious as Zamalek or Maadi, but its combination of affordability, transport, services, and broad tenant demand makes the yield more credible.
- Maadi gives a better balance than many higher-yield districts. The numbers are strong, but the real attraction is the combination of livability, expat familiarity, schools, embassies, and family demand.
- Zamalek is expensive but still earns its place in the income discussion. High purchase prices are partly offset by very high rents, scarcity, prestige, and a tenant pool that values the address.
- Heliopolis looks safer than profitable for pure yield buyers. It may protect resale value, but a 2-bedroom net yield around 3.9% is weak compared with the stronger Cairo income districts.
- Garden City has central prestige, but the rental yield is not exceptional. Buyers should treat it more as a lifestyle or capital-preservation location than a maximum-income location.
- New Cairo rents are strong, but purchase prices now absorb much of the upside. The area can work, especially for family and compound demand, but investors should not assume every new apartment will rent easily.
- Sheikh Zayed is more stability than yield. Its numbers are respectable, but the buyer is paying for compounds, services, schools, parking, and west Cairo family demand.
- Downtown Cairo is cheap for entry, but building-level risk matters more than the district average. A renovated, legally clean apartment can work, while a weak building can turn a good yield into a management problem.
- El Haram and Faisal show high yields because entry prices are low. That does not automatically make them beginner-friendly, since liquidity, congestion, tenant quality, and building maintenance can reduce real returns.
- Mokattam can be attractive, but micro-location is decisive. Access roads, parking, building quality, and everyday services can change the rental case more than the neighborhood name alone.
- Premium Cairo neighborhoods protect resale better than they maximize rental yield. That trade-off can be acceptable, but the buyer should be honest about whether the goal is income, lifestyle, or capital preservation.
- The most important Cairo risk is not always the neighborhood. It is whether the specific apartment has clear legal status, good maintenance, realistic rent, manageable costs, and a tenant pool that exists today.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Cairo neighborhoods, we built the dataset manually from the ground up by neighborhood and apartment type. For each area, we looked separately at studios, 1-bedroom apartments, and 2-bedroom apartments, using comparable residential apartment segments.
We did not reuse a third-party yield dataset. We manually researched current residential sale and rental listings across major Egyptian real estate platforms such as Property Finder Egypt, Aqarmap, and dubizzle Egypt.
First, we collected sale listings for each Cairo neighborhood and apartment type. We then removed duplicates, incomplete listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, and properties that were not comparable because of size, condition, location, or listing quality.
Sale prices were normalized where possible on an EGP per square meter basis. We used the median price as the main reference when the sample was broad enough, and the average only when the remaining listings were clean and reasonably comparable.
We then built the rental side of the dataset separately. For the same neighborhood and apartment type, we manually collected rental listings, removed outliers and non-comparable offers, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were then matched by neighborhood and apartment type to estimate gross rental yield. The formula is simple: gross rental yield equals annual rent divided by estimated purchase price.
To estimate net rental yield, we did not apply one flat discount to every property. The deduction was adjusted by neighborhood and apartment type because vacancy risk, maintenance, service charges, repairs, management costs, brokerage friction, tax friction, building costs, and utility responsibilities are not the same in every Cairo apartment segment.
This matters because a small central apartment, an older Downtown unit, a compound apartment in New Cairo, and a larger family apartment in Sheikh Zayed do not have the same operating-cost profile. Treating them the same would make the net yield less useful.
Each estimate was assigned a confidence level based on the size and quality of the comparable listing sample. Around 30 to 40 comparable listings means higher confidence, 20 to 30 comparable listings means usable but less robust, and fewer than 20 comparable listings means directional only unless the comparable area is widened.
These estimates are updated regularly and should be read as structured market estimates, not guarantees of future rental income. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Cairo.
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