Authored by the expert who managed and guided the team behind the Egypt Property Pack
Everything you need to know before buying real estate is included in our Egypt Property Pack
If you are a foreigner thinking about buying a property in Egypt to rent it out, this guide will walk you through everything you need to know in early 2026.
We cover the legal requirements, realistic rental yields, neighborhood comparisons, and the practical costs you should budget for.
This article is constantly updated to reflect the latest regulations and market conditions in Egypt.
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 Egypt.
Insights
- Cairo gross rental yields in 2026 range from 6% to 9%, but net yields drop to 3.5% to 6% once you factor in Egypt's high maintenance costs, building fees, and management overhead for non-resident owners.
- Short-term rentals in Cairo show only about 47% occupancy according to AirDNA data, meaning your unit sits empty more than half the year even though nightly rates can hit $56 on average.
- Egypt's Law No. 230 of 1996 limits foreigners to owning just two residential properties, each capped at 4,000 square meters, and excludes sensitive border areas entirely.
- Furnished apartments in expat-heavy areas like Maadi and Zamalek in Egypt rent 20% to 30% faster than unfurnished units, though wear-and-tear costs eat into that premium.
- Egypt introduced formal "Holiday Home" licensing under Decree 801/2025, which means Airbnb-style rentals now require registration with the Ministry of Tourism rather than operating in a legal gray zone.
- Nasr City and parts of Heliopolis in Egypt often deliver higher rental yields than premium addresses like Zamalek because purchase prices have not inflated as much relative to rent demand.
- Non-resident landlords in Egypt should budget 20% to 35% of monthly rent for holding costs on long-term rentals, climbing to 35% to 55% for short-term properties due to furnishing, cleaning, and turnover expenses.
- Egypt's inflation ran above 20% through much of 2024 and 2025 according to the Central Bank of Egypt, which means maintenance costs and building fees drift upward faster than in stable-currency markets.
Can I legally rent out a property in Egypt as a foreigner right now?
Can a foreigner own-and-rent a residential property in Egypt in 2026?
As of early 2026, foreign individuals can legally own residential property in Egypt and rent it out, provided the purchase complies with Egypt's foreign ownership rules under Law No. 230 of 1996.
The main ownership structure for foreigners in Egypt is direct freehold ownership in your personal name, though some investors use Egyptian-registered companies for larger portfolios or commercial purposes.
The most common restriction is the two-property limit combined with a 4,000 square meter size cap per property, plus complete exclusions for agricultural land and properties in sensitive border or military zones.
If you're not a local, you might want to read our guide to foreign property ownership in Egypt.
Do I need residency to rent out in Egypt right now?
No, you do not need Egyptian residency to be a landlord, though you will need a local representative or property manager to handle day-to-day operations if you plan to manage remotely.
You will realistically need an Egyptian tax identification number because Egypt taxes non-residents on Egypt-sourced income, which includes rental payments you receive from tenants.
A local Egyptian bank account is not strictly required by law, but it is strongly recommended because most tenants pay via local bank transfer and you need clear records for tax compliance.
Managing a rental property in Egypt entirely remotely is feasible if you appoint a trusted property manager and grant them power of attorney to sign leases and handle tenant issues on your behalf.
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What rental strategy makes the most money in Egypt in 2026?
Is long-term renting more profitable than short-term in Egypt in 2026?
As of early 2026, long-term renting in Egypt is typically more profitable on a risk-adjusted, time-adjusted basis because it requires less management effort and delivers steadier cash flow in a volatile inflation environment.
A well-managed long-term rental in Cairo might generate EGP 30,000 to EGP 50,000 per month (roughly $600 to $1,000 USD or 550 to 920 EUR), while a comparable short-term rental could gross 10% to 30% more but loses much of that advantage to higher operating costs and 50%+ vacancy.
Short-term renting tends to outperform financially in tourist-adjacent locations like Zamalek, areas near major hospitals, or neighborhoods close to universities where transient visitors and short-stay professionals create consistent demand.
What's the average gross rental yield in Egypt in 2026?
As of early 2026, the average gross rental yield for residential properties in Egypt ranges from about 6% to 9% in Cairo's main investable districts and can reach 7% to 10% in Alexandria's strong central areas.
The realistic range across most residential properties in Egypt spans from around 5% on the low end in premium overpriced pockets to about 10% in well-located but less prestigious neighborhoods with deep rental demand.
Studios and smaller one-bedroom apartments in Egypt typically achieve the highest gross rental yields because the rent-per-square-meter is higher for compact units that appeal to young professionals and students.
By the way, we have much more granular data about rental yields in our property pack about Egypt.
What's the realistic net rental yield after costs in Egypt in 2026?
As of early 2026, the average net rental yield for long-term rentals in Egypt falls between 3.5% and 6%, while short-term rentals can achieve 4% to 8% net if professionally managed and legally compliant.
Most landlords in Egypt realistically experience net yields in the 4% to 5.5% range after accounting for all costs, though poorly managed properties or those with high vacancy can dip below 3%.
The three main cost categories that reduce gross to net yield in Egypt are building and compound maintenance fees (especially in gated communities like those in New Cairo and Sheikh Zayed), property management fees for non-resident owners, and the cost of backup utilities like generators and water systems that tenants expect to work reliably.
You might want to check our latest analysis about gross and net rental yields in Egypt.
What monthly rent can I get in Egypt in 2026?
As of early 2026, typical monthly rents in Greater Cairo's high-demand districts run roughly EGP 15,000 to 30,000 ($300 to $600 USD or 275 to 550 EUR) for a studio, EGP 20,000 to 40,000 ($400 to $800 USD or 370 to 735 EUR) for a one-bedroom, and EGP 28,000 to 60,000 ($560 to $1,200 USD or 515 to 1,100 EUR) for a two-bedroom apartment.
A realistic entry-level monthly rent for a decent studio in Egypt starts around EGP 12,000 to 18,000 ($240 to $360 USD or 220 to 330 EUR) in neighborhoods like Nasr City or parts of 6th of October City.
A typical mid-range one-bedroom apartment in Egypt rents for about EGP 22,000 to 35,000 ($440 to $700 USD or 405 to 645 EUR) in areas like Heliopolis, Maadi, or parts of New Cairo.
A mid-to-high range two-bedroom apartment in Egypt commands roughly EGP 35,000 to 55,000 ($700 to $1,100 USD or 645 to 1,010 EUR) in sought-after districts like Zamalek, Garden City, or premium New Cairo compounds.
If you want to know more about this topic, you can read our guide about rents and rental incomes 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.
What are the real numbers I should budget for renting out in Egypt in 2026?
What's the total "all-in" monthly cost to hold a rental in Egypt in 2026?
As of early 2026, the total monthly cost to hold a typical long-term rental property in Egypt runs about EGP 5,000 to 15,000 ($100 to $300 USD or 90 to 275 EUR) depending on the building type and whether you use a property manager.
A realistic low-to-high monthly cost range for most standard rental properties in Egypt spans from EGP 4,000 ($80 USD or 75 EUR) for a simple older-building apartment you self-manage to EGP 20,000 ($400 USD or 370 EUR) for a fully managed compound unit with high service charges.
The single largest cost contributor in Egypt is usually the building or compound maintenance fee, which in newer gated communities like those in Sheikh Zayed or New Cairo can run EGP 3,000 to 8,000 per month before you even count repairs or management.
You want to go into more details? Check our list of property taxes and fees you have to pay when buying a property in Egypt.
What's the typical vacancy rate in Egypt in 2026?
As of early 2026, the typical vacancy rate for well-positioned rental properties in Cairo's high-demand districts runs about 5% to 10%, which translates to roughly one month of vacancy per year for good units.
Landlords in Egypt should realistically budget for one to two months of vacancy per year because tenant turnover, lease negotiations, and minor repairs between tenants tend to create gaps even in strong rental markets.
The main factor driving vacancy differences across Egypt neighborhoods is proximity to employment centers, schools, and transport links, with areas like New Cairo and Maadi enjoying lower vacancy than more peripheral locations in 6th of October City.
Tenant turnover in Egypt typically peaks in late summer around August and September when families relocate before the school year starts, and again in early summer when academic-year leases end.
We have a whole part covering the best rental strategies in our pack about buying a property in Egypt.
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Where do rentals perform best in Egypt in 2026?
Which neighborhoods have the highest long-term demand in Egypt in 2026?
As of early 2026, the three neighborhoods with the highest overall long-term rental demand in Egypt are New Cairo (Fifth Settlement), Sheikh Zayed City, and Maadi, all of which combine modern housing stock with strong employment and amenity access.
Families in Egypt gravitate toward Maadi, Sheikh Zayed City, and the compound areas of New Cairo because these neighborhoods offer international schools, green spaces, and secure gated communities suited to children.
Students in Egypt drive strong rental demand in 6th of October City due to its large university presence, as well as pockets of New Cairo near private universities and newer campuses.
Expats and international professionals in Egypt concentrate in Zamalek, Garden City, Maadi, and premium New Cairo compounds because these areas offer quality housing, security, proximity to embassies, and the lifestyle amenities that foreign tenants expect.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Egypt.
Which neighborhoods have the best yield in Egypt in 2026?
As of early 2026, the three neighborhoods with the best rental yields in Egypt are Nasr City, parts of Heliopolis, and areas of 6th of October City, where purchase prices remain moderate relative to solid rental demand.
These top-yielding neighborhoods in Egypt typically deliver gross rental yields of 7% to 10%, compared to 5% to 7% in more prestigious but pricier areas like Zamalek or prime New Cairo compounds.
The main characteristic that allows these Egypt neighborhoods to achieve higher yields is that they attract deep local tenant demand from working professionals and families without the price premium that comes with expat-focused prestige addresses.
We cover a lot of neighborhoods and provide a lot of updated data in our pack about real estate in Egypt.
Where do tenants pay the highest rents in Egypt in 2026?
As of early 2026, the three neighborhoods where tenants pay the highest rents in Egypt are Zamalek, Garden City, and premium compounds in New Cairo, where a two-bedroom apartment can command EGP 50,000 to 80,000 ($1,000 to $1,600 USD or 920 to 1,470 EUR) per month.
In these premium Egypt neighborhoods, a standard two-bedroom apartment typically rents for EGP 45,000 to 70,000 ($900 to $1,400 USD or 830 to 1,290 EUR), while larger or exceptionally finished units can exceed EGP 100,000 ($2,000 USD or 1,840 EUR).
The main characteristic that makes these neighborhoods command Egypt's highest rents is their combination of limited supply, central location, mature tree-lined streets, and proximity to embassies, international organizations, and executive employers.
The typical tenant profile in these highest-rent Egypt neighborhoods includes diplomats, multinational executives, international NGO staff, and wealthy Egyptian families who prioritize security, prestige, and walkable access to upscale dining and services.
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 do tenants actually want in Egypt in 2026?
What features increase rent the most in Egypt in 2026?
As of early 2026, the three property features that increase monthly rent the most in Egypt are reliable backup power (generator access), modern air conditioning throughout the unit, and secure building access with a doorman or gated compound entry.
Reliable backup power in Egypt can add a 15% to 25% rent premium because frequent electricity fluctuations make uninterrupted power a genuine quality-of-life feature rather than a luxury.
One commonly overrated feature in Egypt is fancy kitchen appliances, since many tenants prefer simple, functional kitchens and do not pay meaningful premiums for high-end built-in ovens or dishwashers they may not use.
One affordable upgrade that delivers strong returns for Egypt landlords is installing high-speed fiber internet, which costs relatively little but significantly speeds up leasing to young professionals and remote workers who consider it essential.
Do furnished rentals rent faster in Egypt in 2026?
As of early 2026, furnished apartments in Egypt typically rent two to four weeks faster than unfurnished units in expat-heavy areas like Maadi, Zamalek, and New Cairo, though the speed advantage narrows in neighborhoods with mostly local tenants.
Furnished apartments in Egypt command a rent premium of roughly 20% to 35% over unfurnished equivalents, but landlords should budget for higher wear-and-tear costs and furniture replacement every few years to maintain that premium.
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How regulated is long-term renting in Egypt right now?
Can I freely set rent prices in Egypt right now?
For new market-rate leases in Egypt, landlords can freely set initial rent prices by agreement with the tenant, and there is no government-mandated cap on what you can charge when signing a fresh contract.
Rent increases during an existing tenancy in Egypt are generally negotiated between landlord and tenant at renewal, and while there is no universal statutory cap on increases for new-law contracts, practical competition and tenant expectations tend to limit annual increases to around 10% to 20% in stable markets.
What's the standard lease length in Egypt right now?
The standard lease length for residential rentals in Egypt is 12 months, often with an option to renew, though shorter six-month leases are sometimes negotiated for furnished units or expat tenants with uncertain stays.
Landlords in Egypt typically request a security deposit of one to two months' rent (roughly EGP 20,000 to 80,000 or $400 to $1,600 USD or 370 to 1,470 EUR depending on the property), and there is no strict statutory maximum.
Security deposits in Egypt should be returned at the end of the tenancy minus any documented deductions for damage or unpaid rent, though the process often depends on the contract terms and the landlord's willingness to settle fairly.
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.
How does short-term renting really work in Egypt in 2026?
Is Airbnb legal in Egypt right now?
Airbnb-style short-term rentals are legal in Egypt, but as of early 2026 they are moving toward formal regulation under the Ministry of Tourism's "Holiday Home" licensing framework established by Decree 801/2025.
Operating a short-term rental in Egypt now typically requires registering with the Ministry of Tourism and Antiquities, obtaining a holiday home license, and meeting safety and operational standards that the decree specifies.
Egypt does not currently have a universal annual night limit like some European cities, but your building or compound's rules may restrict short-term renting, and compliance with tourism licensing is the primary legal requirement.
The most common consequence for operating an unlicensed short-term rental in Egypt is fines and potential forced closure, though enforcement has historically been inconsistent outside of high-profile tourist areas.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Egypt.
What's the average short-term occupancy in Egypt in 2026?
As of early 2026, the average annual occupancy rate for short-term rentals in Cairo is approximately 45% to 50%, with AirDNA reporting about 47% for Cairo Governorate as a market-level baseline.
The realistic occupancy range for most short-term rentals in Egypt spans from about 35% for average units in less desirable locations to 60% or higher for top-performing properties in prime tourist or business areas.
Short-term rentals in Egypt see the highest occupancy rates during the cooler months from October through April, when tourism peaks and Cairo's weather is most comfortable for visitors.
The lowest occupancy months in Egypt are typically June through August, when extreme summer heat discourages leisure tourism and many expats leave the country for holidays.
Finally, please note that you can find much more granular data about this topic in our property pack about Egypt.
What's the average nightly rate in Egypt in 2026?
As of early 2026, the average nightly rate for short-term rentals in Cairo is approximately $50 to $60 USD (roughly EGP 2,500 to 3,000 or 46 to 55 EUR), with AirDNA reporting around $56 per night as the market average.
The realistic nightly rate range for most short-term rental listings in Egypt spans from about $30 USD (EGP 1,500 or 28 EUR) for basic studios to $120 USD (EGP 6,000 or 110 EUR) or more for premium two-bedroom apartments in Zamalek or furnished Nile-view units.
The typical nightly rate difference between peak season and off-season in Egypt is roughly 20% to 40%, with winter rates in popular Cairo areas running $60 to $80 USD compared to summer rates of $40 to $55 USD.
Is short-term rental supply saturated in Egypt in 2026?
As of early 2026, the short-term rental market in Cairo is competitive but not fully saturated, with room for well-positioned properties to succeed while average listings face pressure on occupancy and rates.
AirDNA data shows the number of active short-term rental listings in Cairo has grown year-over-year, indicating increasing supply that raises the bar for what it takes to achieve strong occupancy.
The most oversaturated neighborhoods for short-term rentals in Egypt include central Cairo tourist areas and parts of Zamalek where many operators have already concentrated, leading to price competition.
Neighborhoods in Egypt that still have room for new short-term rental supply include emerging areas of New Cairo near business parks, Maadi for medical tourism traffic, and locations near Cairo Airport that serve transit travelers.
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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 Egypt, 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 |
|---|---|---|
| GAFI (General Authority for Investment) | Egypt's government investment authority that publishes official ownership rules. | We used it to anchor the core legal conditions for foreign ownership including property limits and size caps. We cross-checked these against the primary law text. |
| Al Tamimi & Company | A major regional law firm that summarizes Middle East legal changes for investors. | We used it to verify ownership conditions and identify practical watch-outs like restricted areas. We triangulated their analysis with government sources. |
| PwC Tax Summaries | A global professional services firm with widely trusted cross-country tax comparisons. | We used it to confirm how Egypt taxes non-residents on rental income. We paired this with Egyptian Tax Authority materials for double verification. |
| Central Bank of Egypt | Egypt's central bank and the most reliable source for macro-economic data. | We used it to frame the inflation and cost environment that affects rents and expenses. We combined it with CAPMAS data for a complete economic picture. |
| CAPMAS | Egypt's official statistics agency and the primary source for housing and CPI data. | We used it as the authoritative anchor for inflation and housing statistics. We translated their macro data into practical rent and yield expectations. |
| Knight Frank | A global real estate consultancy that publishes structured research for investors. | We used it to anchor purchase price ranges across major Cairo districts. We combined these prices with rent estimates to calculate yield ranges. |
| JLL | A major global real estate research firm with periodic Cairo market updates. | We used it to understand supply dynamics and new unit deliveries affecting vacancy. We reflected this in our rent growth and vacancy assumptions. |
| AirDNA | A specialized short-term rental data provider with transparent market metrics. | We used it for occupancy rates and nightly rate baselines for Cairo short-term rentals. We stress-tested profitability by adding Egypt-specific costs. |
| World Bank | A top-tier international institution with methodologically documented housing research. | We used it to understand demand drivers like who rents and why in Egypt. We translated those drivers into neighborhood demand logic. |
| Ahram Online | A long-running Egyptian national outlet reporting on government decrees. | We used it to confirm the Holiday Home licensing framework is real and active. We extracted only the operational takeaways relevant to landlords. |
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.
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