Authored by the expert who managed and guided the team behind the Egypt Property Pack
Yes, the analysis of Cairo's property market is included in our pack
Cairo's property market in 2026 offers foreign buyers a mix of modern compound developments in New Cairo and Sheikh Zayed, alongside older central neighborhoods like Zamalek and Garden City with their own charm and challenges.
Egypt allows foreigners to own up to two residential properties (each under 4,000 square meters), but the smoothest buying experience typically happens in well-documented compounds where title and HOA structures are clear.
This guide breaks down which Cairo neighborhoods deliver the best value, rental yields, and resale potential, so you can make an informed decision based on real data rather than guesswork.
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.
What's the Current Real Estate Market Situation by Area in Cairo?
Which areas in Cairo have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas for residential property in Cairo are Sheikh Zayed City (including Beverly Hills and Allegria compounds), New Zayed, and the Fifth Settlement area of New Cairo (home to Katameya Heights, Mivida, and Lake View Residence).
In these premium Cairo neighborhoods, you can expect to pay anywhere from EGP 115,000 to over EGP 150,000 per square meter for new or well-located resale units in top compounds.
Each of these high-priced areas commands a premium for different reasons:
- Sheikh Zayed City (Beverly Hills, Allegria, ZED): established school ecosystem, gated security, and limited land for new projects.
- New Zayed: newer premium communities adjacent to Sheikh Zayed with modern infrastructure and lower density.
- Fifth Settlement, New Cairo (Katameya Heights, Mivida, Eastown): proximity to the New Administrative Capital and improved East Cairo Monorail access.
For central Cairo, Zamalek remains the classic "trophy" neighborhood with prices ranging from EGP 25,000 to over EGP 60,000 per square meter, though this varies wildly based on building age, Nile views, and maintenance quality.
Which areas in Cairo have the most affordable property prices in 2026?
As of early 2026, the most affordable areas in Cairo for residential property include Nasr City (especially around Makram Ebeid and Abbas El Akkad), non-prime parts of Heliopolis (like Roxy), and outer districts such as Ain Shams, El Matareya, and Helwan.
In these budget-friendly Cairo neighborhoods, prices typically range from EGP 12,000 to EGP 35,000 per square meter, making them accessible for buyers who want to maximize rental yield rather than chase prestige.
However, each affordable area comes with trade-offs: Nasr City offers strong local demand but can feel congested and lacks the compound-style security foreigners often prefer, Heliopolis (outside Korba) has aging building stock that requires careful inspection, and peripheral districts like Ain Shams or Helwan present challenges with registration clarity, building maintenance, and tenant profile management that can turn a "cheap buy" into a headache.
You can also read our latest analysis regarding housing prices 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.
Which Areas in Cairo Offer the Best Rental Yields?
Which neighborhoods in Cairo have the highest gross rental yields in 2026?
As of early 2026, the Cairo neighborhoods delivering the highest gross rental yields (often 7% to 10% or more) are Nasr City (particularly Makram Ebeid and Abbas El Akkad corridors), non-trophy parts of Heliopolis, and practical pockets of Maadi away from the premium Sarayat streets.
Across Cairo as a whole, typical gross rental yields range from about 3% to 6% in prime compound areas, while mid-market neighborhoods can push into the 7% to 10% range if you buy at the right price and secure reliable tenants.
Here is why these top-yielding Cairo neighborhoods outperform others:
- Nasr City (Makram Ebeid, Abbas El Akkad): large local tenant base keeps vacancy low, while purchase prices remain moderate.
- Heliopolis (non-Korba streets): steady family demand without the "trophy renovation" premium that compresses returns elsewhere.
- Maadi (Road 9 area, non-Sarayat): expat spillover and corporate tenants support rents, but prices stay below Sarayat peaks.
The simple rule in Cairo is this: if your main goal is yield, you usually need to move one tier down from the most prestigious expat neighborhoods while still keeping commute times and tenant quality acceptable.
Finally, please note that we cover the rental yields in Cairo here.
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Which Areas in Cairo Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Cairo perform best on Airbnb in 2026?
As of early 2026, the Cairo neighborhoods that perform best on Airbnb are Zamalek (popular with first-time visitors for its walkability and dining scene), Downtown Cairo edges near Tahrir (for heritage-focused travelers), Garden City (quiet embassy-belt stays), and the Giza tourist belt near Pyramids access routes.
Top-performing short-term rental properties in these Cairo neighborhoods can generate monthly revenues ranging from around EGP 25,000 to over EGP 60,000, depending on unit size, furnishing quality, and management efficiency, though city-wide averages sit lower at roughly $1,400 to $1,700 per month equivalent.
Here is what makes each neighborhood stand out for Cairo Airbnb rentals:
- Zamalek: walkable island location, restaurant density, and "classic Cairo" appeal for tourists.
- Downtown Cairo (Wust El Balad edges): heritage architecture and central location attract culture-focused guests.
- Garden City: quiet, leafy streets near embassies appeal to longer-stay business visitors.
- Giza tourist belt: Grand Egyptian Museum opening in late 2025 boosted demand for Pyramids-area stays.
Egypt welcomed around 19 million tourists in 2025, which provides a solid demand tailwind for well-positioned Cairo short-term rentals heading into 2026.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Cairo.
Which tourist areas in Cairo are becoming oversaturated with short-term rentals?
The three Cairo tourist areas showing signs of short-term rental oversaturation are Zamalek (where competition is high because it is the obvious foreigner choice), Downtown Cairo micro-pockets (where many listings chase the same heritage-seeking guest), and generic compound apartments in New Cairo (where business-travel demand exists but listings are largely interchangeable).
In Zamalek alone, there are hundreds of active short-term rental listings competing for the same pool of tourists, while Downtown Cairo has seen a surge in copycat units with similar furniture and photos targeting budget travelers.
The clearest sign of oversaturation in these Cairo areas is declining pricing power: occupancy may hold steady, but hosts find themselves forced to lower nightly rates to stay competitive, which erodes the returns that looked attractive on paper when they first listed.
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 Areas in Cairo Are Best for Long-Term Rentals?
Which neighborhoods in Cairo have the strongest demand for long-term tenants?
The Cairo neighborhoods with the strongest demand for long-term tenants are Maadi (especially Sarayat and Degla), Zamalek, the Fifth Settlement compounds in New Cairo (like Eastown, Villette, and Mivida), and Sheikh Zayed compounds (such as Beverly Hills and Westown).
In these high-demand Cairo rental neighborhoods, well-priced and well-maintained apartments typically rent within two to four weeks, with vacancy rates staying low compared to less popular districts.
Here is the tenant profile driving demand in each area:
- Maadi (Sarayat, Degla): expats, embassy staff, and corporate relocations seeking leafy streets and international schools.
- Zamalek: diplomats, NGO workers, and lifestyle-focused professionals wanting walkability and dining options.
- Fifth Settlement, New Cairo (Eastown, Mivida, Lake View): upper-middle Egyptian families and expats near the New Administrative Capital corridor.
- Sheikh Zayed (Beverly Hills, Westown, ZED): families prioritizing international schools, compound security, and West Cairo lifestyle.
What makes these Cairo neighborhoods especially attractive to long-term tenants is the combination of reliable utilities, compound-style security or doorman services, proximity to quality schools and hospitals, and relatively lower traffic chaos compared to central Cairo.
Finally, please note that we provide a very granular rental analysis in our property pack about Cairo.
What are the average long-term monthly rents by neighborhood in Cairo in 2026?
As of early 2026, average long-term monthly rents in Cairo for a typical 2 to 3 bedroom apartment (around 120 to 200 square meters) range from about EGP 15,000 in affordable areas like Nasr City to over EGP 90,000 in premium neighborhoods like Zamalek or top New Cairo compounds.
In the most affordable Cairo neighborhoods such as Nasr City's main corridors, you can find entry-level apartments renting for EGP 15,000 to EGP 35,000 per month, depending on finish quality and exact location.
Mid-range Cairo neighborhoods like Maadi (outside Sarayat) and Heliopolis (non-Korba areas) typically see rents of EGP 22,000 to EGP 50,000 per month for a decent family-sized apartment with reasonable finishes.
At the top end, premium Cairo neighborhoods command significantly higher rents: Zamalek runs from EGP 35,000 to over EGP 90,000 per month, while Fifth Settlement compounds in New Cairo (Eastown, Villette, Mivida) range from EGP 35,000 to EGP 125,000, and Sheikh Zayed compounds (Beverly Hills, ZED) typically ask EGP 25,000 to EGP 105,000 depending on unit type and compound prestige.
You may want to check our latest analysis about the rents in Cairo here.
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Which Are the Up-and-Coming Areas to Invest in Cairo?
Which neighborhoods in Cairo are gentrifying and attracting new investors in 2026?
As of early 2026, the Cairo neighborhoods showing the clearest signs of gentrification and attracting new investor attention are Downtown Cairo (Wust El Balad) where selective building restorations are underway, and edge-of-core areas like parts of Dokki and Agouza near the Nile where walkable pockets are gaining lifestyle appeal.
These gentrifying Cairo neighborhoods have seen price appreciation that outpaces the city average in recent years, though exact annual rates vary widely by building: well-restored Downtown properties have reportedly appreciated 15% to 25% above comparable unrenovated stock, while Dokki river-edge micro-pockets benefit from spillover demand as buyers seek central alternatives to crowded Zamalek.
Which areas in Cairo have major infrastructure projects planned that will boost prices?
The Cairo areas most likely to see property price boosts from infrastructure projects are New Cairo and the Fifth Settlement (benefiting from the East Cairo Monorail and proximity to the New Administrative Capital), plus the Giza visitor belt near the Grand Egyptian Museum.
The East Cairo Monorail's first phase launched in late 2025, dramatically improving commute times from New Cairo to central Cairo, while Metro Line 4 expansion continues to progress; the Grand Egyptian Museum, which opened in late 2025, creates a permanent tourism anchor that supports both short-term rental demand and long-term residential interest in the broader Giza area.
Historically, Cairo neighborhoods that gain major transport links have seen price premiums of 10% to 20% above comparable areas without such access, though the effect takes two to three years to fully materialize as commuters and businesses adjust their location preferences.
You'll find our latest property market analysis about Cairo here.
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 in Cairo Should I Avoid as a Property Investor?
Which neighborhoods in Cairo with lots of problems I should avoid and why?
For foreign investors in Cairo, the neighborhoods to approach with extra caution (or avoid entirely) include older central buildings with unclear legacy-rent situations, peripheral supply-heavy districts with thin rental demand, and any property where registration paperwork is incomplete or questionable.
Here are the main problems affecting risky Cairo investment areas:
- Older buildings in central Cairo (various neighborhoods): legacy rent laws create tenant disputes and unpredictable transitions as reforms phase in.
- Peripheral new-build clusters (far 6th of October, outer New Cairo extensions): weak jobs and school ecosystems lead to extended vacancy periods.
- Any "too-good-to-be-true" resale: incomplete title or registration paperwork can trap you in legal limbo.
For these problematic Cairo areas to become viable, you would need either significant legal reform to clarify tenant rights and registration processes, or major infrastructure investment that brings jobs and services closer to peripheral zones, neither of which is expected imminently.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Cairo.
Which areas in Cairo have stagnant or declining property prices as of 2026?
As of early 2026, the Cairo areas most at risk of price stagnation (in real, inflation-adjusted terms) are over-supplied new-build clusters in far-flung locations and non-differentiated apartments in desert city extensions that lack a strong jobs or schools ecosystem.
While nominal EGP prices in most Cairo areas have risen due to inflation (running around 25% to 30% annually in recent years), many peripheral developments have seen real-value stagnation or even decline of 5% to 15% when measured in hard currency or inflation-adjusted terms.
Here is what is causing price stagnation in these Cairo areas:
- Over-supplied new-build zones (outer 6th of October, far New Cairo extensions): too many similar units hitting the market at once caps resale premiums.
- Monofunctional residential developments far from jobs: commute burden discourages buyers, leading to prolonged selling periods.
- Generic compound apartments without differentiating features: interchangeable units compete on price alone, eroding margins.
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Which Areas in Cairo Have the Best Long-Term Appreciation Potential?
Which areas in Cairo have historically appreciated the most recently?
The Cairo areas that have shown the strongest price appreciation over the past five to ten years are New Cairo (Fifth Settlement), Nasr City, Sheikh Zayed, and New Zayed, all of which benefited from a combination of infrastructure investment, population growth, and sustained demand from both local families and investors.
Here is the approximate appreciation these top Cairo neighborhoods have achieved:
- New Cairo (Fifth Settlement): prices roughly tripled in EGP terms over the past five years, driven by monorail access and NAC proximity.
- Nasr City: strong double-digit annual growth (often 15% to 25% in EGP) due to deep local demand and improving amenities.
- Sheikh Zayed: consistent premium appreciation, maintaining its position as the highest-priced West Cairo market.
- New Zayed: newer communities have seen rapid initial appreciation as they mature and fill with residents.
The main driver behind this above-average appreciation in Cairo's top-performing areas has been the combination of genuine lifestyle improvements (better roads, schools, retail) and the flight of middle-class families from congested central neighborhoods toward modern, compound-style living with predictable costs and security.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Cairo.
Which neighborhoods in Cairo are expected to see price growth in coming years?
The Cairo neighborhoods expected to see the strongest price growth in the coming years are New Cairo's Fifth Settlement (especially top compounds near the monorail), Sheikh Zayed and New Zayed (benefiting from constrained prime land), select Downtown Cairo buildings (the best-restored heritage properties), and the Giza visitor belt near the Grand Egyptian Museum.
Here are the projected growth factors for these high-potential Cairo neighborhoods:
- Fifth Settlement, New Cairo: expected 10% to 15%+ annual growth in EGP, supported by East Cairo Monorail and NAC spillover.
- Sheikh Zayed / New Zayed: projected to maintain premium pricing with 8% to 12% annual growth as prime land becomes scarcer.
- Downtown Cairo (best buildings only): selective upside of 15% to 25% for well-restored properties, but high execution risk.
- Giza tourist belt: expected sustained rental and resale demand growth from Grand Egyptian Museum visitor traffic.
The single most important catalyst driving future price growth in these Cairo neighborhoods is improved connectivity, whether through the monorail, metro expansion, or the tourism infrastructure around the Grand Egyptian Museum, which reduces the "Cairo commute penalty" and makes these areas viable for a broader range of residents and tenants.
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 Do Locals and Expats Really Think About Different Areas in Cairo?
Which areas in Cairo do local residents consider the most desirable to live?
Local Cairo residents generally consider Heliopolis (especially Korba and Roxy), Nasr City's prime corridors (Makram Ebeid, Abbas El Akkad), and Sheikh Zayed / New Zayed compounds as the most desirable places to live for Egyptian families seeking a balance of space, services, and relative calm.
Here is what makes each area desirable to Cairo locals:
- Heliopolis (Korba, Roxy): historic charm, walkable streets, established schools and hospitals within easy reach.
- Nasr City (Makram Ebeid, Abbas El Akkad): spacious apartments, abundant shopping, central location without island-premium pricing.
- Sheikh Zayed / New Zayed: modern compound lifestyle, international schools, lower density and better air quality.
These locally-preferred Cairo areas typically attract upper-middle-class Egyptian families, often with children in private or international schools, who prioritize practical daily living over prestige addresses or tourist-area conveniences.
Interestingly, local preferences in Cairo do not always align with what foreign investors target: foreigners often focus on Zamalek, Maadi Sarayat, or top New Cairo compounds for their expat-friendly ecosystems, while locals may see those areas as overpriced relative to what you actually get in terms of space and convenience.
Which neighborhoods in Cairo have the best reputation among expat communities?
The Cairo neighborhoods with the strongest reputation among expat communities are Maadi (especially Sarayat, Degla, and the Corniche-adjacent areas), Zamalek, and the premium Fifth Settlement compounds in New Cairo (like Eastown, Villette, Mivida, and Lake View Residence).
Here is what draws expats to these Cairo neighborhoods:
- Maadi (Sarayat, Degla): leafy streets, international schools, established expat social networks, and familiar Western-style amenities.
- Zamalek: walkable island setting, embassies nearby, restaurant and cafe culture, and "classic Cairo" charm.
- Fifth Settlement, New Cairo (Eastown, Mivida, Lake View): modern compound security, newer construction, and proximity to international schools.
The typical expat profile in these Cairo neighborhoods includes embassy staff, NGO workers, multinational corporate employees, and their families, most of whom prioritize security, school access, and a reliable living environment over local authenticity or price optimization.
Which areas in Cairo do locals say are overhyped by foreign buyers?
The Cairo areas that locals most commonly describe as overhyped by foreign buyers are generic new-build compound units in large delivery-heavy zones, certain Zamalek apartments that trade on location alone despite aging infrastructure, and some Fifth Settlement compounds where marketing outpaces actual lifestyle delivery.
Here is why locals believe these Cairo areas are overvalued:
- Generic new-build compounds (various locations): too many similar units means no scarcity premium at resale, despite developer marketing.
- Older Zamalek apartments: foreigners pay for the address, but may get unreliable elevators, dated plumbing, and high maintenance costs.
- Over-marketed Fifth Settlement projects: glossy brochures promise amenities that sometimes take years to materialize, if ever.
What foreign buyers typically see in these areas that locals do not value as highly is the perceived prestige of a "known name" neighborhood or developer, combined with English-language marketing materials that make the buying process feel more accessible, even when the actual value proposition is weaker than alternatives that require more local knowledge to find.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Cairo.
Which areas in Cairo are considered boring or undesirable by residents?
The Cairo areas that residents commonly consider boring or undesirable are monofunctional residential developments far from jobs and services (especially in outer 6th of October and far New Cairo extensions), plus some older industrial-adjacent districts like parts of Shubra or Helwan that lack lifestyle amenities.
Here is the main reason residents find these Cairo areas unappealing:
- Far-flung new developments (outer 6th of October, distant New Cairo): mostly housing with little street life, long commutes, and few dining or entertainment options.
- Older industrial-adjacent districts (parts of Shubra, Helwan): limited green space, aging infrastructure, and less appealing streetscapes.
These "boring" Cairo areas can still work for investors focused purely on yield if you buy at the right price, but they are rarely markets that expats or lifestyle-focused buyers will love, which limits your eventual resale pool.
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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 Report | Top-tier global real estate consultancy with transparent market reporting. | We used it for district-level price benchmarks in New Cairo, Sheikh Zayed, and New Zayed. We also referenced their supply pipeline forecasts to identify oversupply risks. |
| Central Bank of Egypt | Primary source for Egypt's monetary policy, interest rates, and inflation data. | We used it to adjust 2025 benchmarks for inflation into early 2026 pricing. We also referenced policy rates to explain buyer financing dynamics. |
| GAFI (General Authority for Investment) | Official Egyptian government investment authority publishing foreign ownership rules. | We used it to state baseline legal limits for non-Egyptians buying property. We also highlighted practical constraints like property size limits and restricted zones. |
| Property Finder Egypt | One of the largest regulated property portals in Egypt with high-frequency listing data. | We used it to anchor real asking rents by specific neighborhood and compound. We converted those rents into yield ranges combined with purchase price benchmarks. |
| Aqarmap | Leading Egyptian portal with extensive listing and buyer activity coverage. | We used it to triangulate demand shifts and price momentum across popular districts. We also reality-checked consultancy data that skews toward new-build compounds. |
| Global Property Guide | Long-running international housing market compiler citing underlying datasets clearly. | We used it to pull district examples and historical growth rates that reference Aqarmap numbers. We cross-checked our early 2026 estimates for directional consistency. |
| AirDNA | Global reference for Airbnb and short-term rental performance analytics. | We used it for occupancy, ADR, and revenue baselines at the governorate level. We translated those into practical guidance by neighborhood type. |
| Airbtics | Recognized STR analytics vendor with clear headline metrics and time windows. | We used it to cross-check STR occupancy and ADR against AirDNA. We set conservative and optimistic STR scenarios for early 2026 based on the overlap. |
| Egypt State Information Service | Official government media portal summarizing major state infrastructure and tourism milestones. | We used it to timestamp connectivity upgrades like the East Cairo Monorail. We also cited official tourism figures to support STR demand assumptions. |
| JLL Cairo Living | Major global real estate research house with directly relevant residential coverage. | We used it to frame stock growth and market direction in Greater Cairo. We supported our analysis of where new supply is landing and its impact on rent and resale. |
| Reuters | Top-tier wire service anchored in specific legal changes with broad market impact. | We used it to explain legacy-rent risk in older central districts. We highlighted why foreigners should be cautious about buildings with unclear tenant situations. |
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