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This article explains the current housing prices in Egypt in 2026, with simple numbers for buyers who want a clear view of the market.
We constantly update this blog post because Egypt property prices can move quickly when inflation, exchange rates, and developer payment plans change.
You will find average prices, price per square meter, neighborhood ranges, extra costs, and examples of what different budgets can buy 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
- The median housing price in Egypt in 2026 is around EGP 4.2 million, which is more useful than the average because luxury homes push the average upward.
- The average housing price in Egypt in 2026 is around EGP 5.6 million, or about $108,000, but this number hides big differences between Cairo, Alexandria, and resort areas.
- Most residential properties in Egypt in 2026 sit between EGP 1.2 million and EGP 14 million, which means the market is wide but still accessible in dollar terms.
- Egypt property listing prices are usually 6% to 12% above final sale prices, especially in the resale market where sellers often test high asking prices.
- The average price per square meter in Egypt in 2026 is about EGP 43,000, but prime areas such as Zamalek and New Cairo can be much higher.
- Egypt property prices are down in real terms because inflation has eaten much of the nominal price growth seen in recent years.
- A new home in Egypt often costs 20% to 45% more than an older comparable resale home because buyers pay for security, newer infrastructure, and payment plans.
- Buying property in Egypt usually requires 8% to 18% extra above the purchase price once renovation, legal checks, fees, and setup costs are included.
- A $200,000 budget in Egypt in 2026 can still buy a solid apartment in New Cairo, Maadi, Heliopolis, or a good Red Sea resort area.
What is the average housing price in Egypt in 2026?
The median housing price in Egypt in 2026 is more useful than the average because Egypt has many affordable apartments and a smaller number of very expensive villas that pull the average upward.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
The median housing price in Egypt in 2026 is about EGP 4.2 million, which is about $81,000 or €70,000. The average housing price in Egypt in 2026 is about EGP 5.6 million, which is about $108,000 or €93,500.
For 80% of residential property goods in the Egypt market in 2026, a realistic price range is about EGP 1.2 million to EGP 14 million, or roughly $23,000 to $270,000 and €20,000 to €234,000.
A realistic entry range in Egypt in 2026 is about EGP 900,000 to EGP 2.5 million, or roughly $17,000 to $48,000 and €15,000 to €42,000, which can buy an older 70 to 90 sqm apartment in areas such as Faisal, El Haram, Helwan, El Marg, or a secondary-city district.
A typical luxury property in Egypt in 2026 usually costs about EGP 25 million to EGP 90 million, or roughly $483,000 to $1.74 million and €417,000 to €1.5 million, which can buy a villa, twin house, penthouse, or large branded apartment in New Cairo, Sheikh Zayed, Zamalek, the North Coast, or a high-end Red Sea resort area.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Egypt.
Are Egypt property listing prices close to the actual sale price in 2026?
In Egypt in 2026, actual sale prices are usually about 6% to 12% below listing prices, with 8% as a practical national estimate.
The gap exists because Egypt’s resale market is negotiable, and many sellers list high to protect themselves against inflation or currency weakness. The gap is usually smaller in prime new-build projects, where developers often give value through long payment plans instead of direct cash discounts.
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What is the price per sq m or per sq ft for properties in Egypt in 2026?
As of 2026, the median property price in Egypt is about EGP 33,000 per sqm, or $637 per sqm and €551 per sqm, which equals about EGP 3,066 per sqft, or $59 per sqft and €51 per sqft. The average property price in Egypt is about EGP 43,000 per sqm, or $831 per sqm and €718 per sqm, which equals about EGP 3,995 per sqft, or $77 per sqft and €67 per sqft.
The highest prices per sqm in Egypt in 2026 are usually found in small prime apartments, Nile-view homes, serviced units, penthouses, and compound apartments, while the lowest prices are usually found in older walk-up buildings, peripheral areas, unfinished homes, and homes needing renovation.
The highest price per sqm in Egypt in 2026 is usually found in Zamalek, New Cairo, Sheikh Zayed, New Zayed, and prime resort compounds, often around EGP 60,000 to EGP 120,000+ per sqm. The lowest price per sqm is usually found in areas such as El Marg, El Basateen, El Sharabeya, parts of old Giza, and El Amreya in Alexandria, often around EGP 4,000 to EGP 12,000 per sqm.
How have property prices evolved in Egypt?
Compared with one year ago, Egypt property prices in 2026 are about 5% lower in nominal terms at the national level. After inflation, the fall is much sharper, at roughly 17% to 20%, because high inflation reduced real purchasing power.
Compared with two years ago, Egypt property prices are still much higher in many headline listings because 2024 and 2025 were affected by inflation, construction costs, and currency pressure. However, the real value of many resale properties is weaker because buyers became more selective and shifted toward developer installment plans.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Egypt.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Egypt.
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How do prices vary by housing type in Egypt in 2026?
In Egypt in 2026, apartments and condos represent about 65% of the mainstream residential market, while duplexes represent about 8%, penthouses 4%, townhouses 7%, twin houses 6%, and standalone villas about 10%, because most buyers still look for apartments while larger homes are concentrated in compounds and luxury areas.
Average prices in Egypt in 2026 are around EGP 4.4 million, or $85,000 and €73,000, for apartments and condos, about EGP 9.5 million, or $184,000 and €159,000, for duplexes, and about EGP 16 million, or $309,000 and €267,000, for penthouses. Townhouses average around EGP 22 million, or $425,000 and €367,000, twin houses around EGP 28 million, or $541,000 and €467,000, and standalone villas around EGP 45 million, or $869,000 and €751,000.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Egypt in 2026?
In Egypt in 2026, a new-build home usually costs about 20% to 45% more than a comparable older resale home in the same broad area.
This premium exists because new compounds often include security, parking, cleaner infrastructure, modern layouts, and payment plans, although older homes in rare locations such as Zamalek, Garden City, or Maadi Sarayat can still be more expensive than newer homes farther out.
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How do property prices vary by neighborhood in Egypt in 2026?
Maadi has existing apartments, villas, duplexes, and family homes, usually around EGP 5 million to EGP 35 million, or about $97,000 to $676,000 and €83,000 to €584,000. Maadi is expensive because many foreign buyers and renters like its green streets, schools, embassies, and long-established expat community.
New Cairo and Fifth Settlement have new apartments, townhouses, twin houses, and villas, usually around EGP 7 million to EGP 55 million, or about $135,000 to $1.06 million and €117,000 to €918,000. Prices are high because many buyers want gated compounds, newer infrastructure, private schools, and developer payment plans.
Sidi Bishr and Mandara in Alexandria have older coastal apartments and practical family homes, usually around EGP 1.5 million to EGP 7 million, or about $29,000 to $135,000 and €25,000 to €117,000. These areas remain cheaper than prime Cairo because buildings are often older and the buyer pool is more local.
You will find a much more detailed analysis by areas in our property pack about Egypt. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Area in Egypt | Market profile | Typical price range | Typical price per sqm | Typical price per sqft |
|---|---|---|---|---|
| New Cairo / Fifth Settlement | Prime compound | EGP 7M to 55M / $135k to $1.06M | EGP 55k to 85k / $1,062 to $1,642 | EGP 5,110 to 7,897 / $99 to $153 |
| Sheikh Zayed | Family / premium | EGP 9M to 70M / $174k to $1.35M | EGP 60k to 95k / $1,159 to $1,835 | EGP 5,574 to 8,826 / $108 to $171 |
| New Administrative Capital | New-build / investor | EGP 5M to 25M / $97k to $483k | EGP 45k to 70k / $869 to $1,352 | EGP 4,181 to 6,503 / $81 to $126 |
| Zamalek | Luxury / central | EGP 12M to 70M / $232k to $1.35M | EGP 60k to 110k / $1,159 to $2,125 | EGP 5,574 to 10,219 / $108 to $197 |
| Maadi | Expat / green | EGP 5M to 35M / $97k to $676k | EGP 27k to 55k / $522 to $1,062 | EGP 2,508 to 5,110 / $48 to $99 |
| Nasr City | Middle-class / commute | EGP 2.5M to 12M / $48k to $232k | EGP 22k to 35k / $425 to $676 | EGP 2,044 to 3,252 / $39 to $63 |
| 6th of October | Value / family | EGP 3M to 35M / $58k to $676k | EGP 35k to 65k / $676 to $1,256 | EGP 3,252 to 6,039 / $63 to $117 |
| Heliopolis | Established / commute | EGP 5M to 25M / $97k to $483k | EGP 35k to 60k / $676 to $1,159 | EGP 3,252 to 5,574 / $63 to $108 |
| Mohandessin / Dokki | Central / resale | EGP 4M to 28M / $77k to $541k | EGP 28k to 55k / $541 to $1,062 | EGP 2,601 to 5,110 / $50 to $99 |
| Smouha, Alexandria | Second-city / family | EGP 4M to 16M / $77k to $309k | EGP 35k to 50k / $676 to $966 | EGP 3,252 to 4,645 / $63 to $90 |
| Sidi Bishr / Mandara, Alexandria | Affordable coastal | EGP 1.5M to 7M / $29k to $135k | EGP 15k to 22k / $290 to $425 | EGP 1,394 to 2,044 / $27 to $39 |
| Hurghada / Sahl Hasheesh | Resort / foreign buyer | EGP 3M to 35M / $58k to $676k | EGP 40k to 85k / $773 to $1,642 | EGP 3,716 to 7,897 / $72 to $153 |
How much more do you pay for properties in Egypt when you include renovation work, taxes, and fees?
In Egypt in 2026, a buyer should usually budget about 8% to 18% extra above the purchase price, and sometimes 15% to 30% extra for an older home that needs proper renovation.
For a property bought around $200,000, or about EGP 10.35 million, extra costs can easily add EGP 1.2 million to EGP 1.9 million, or about $23,000 to $37,000. That means the all-in cost can land near EGP 11.6 million to EGP 12.3 million, or about $224,000 to $237,000.
For a property bought around $500,000, or about EGP 25.9 million, extra costs can add about EGP 3.1 million to EGP 4.7 million, or about $60,000 to $91,000. A buyer can therefore end up paying roughly EGP 29 million to EGP 30.6 million, or about $560,000 to $591,000.
For a property bought around $1,000,000, or about EGP 51.8 million, extra costs can add about EGP 6.2 million to EGP 9.3 million, or about $120,000 to $180,000. The final all-in cost can therefore reach about EGP 58 million to EGP 61.1 million, or about $1.12 million to $1.18 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Egypt.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Egypt
| Extra cost | Type | Estimated cost range in Egypt |
|---|---|---|
| Legal due diligence | Fees | Usually around 0.5% to 1.5% of the purchase price, or about EGP 25,000 to EGP 300,000+ depending on the property. This covers title checks, contract review, and buyer protection. It is especially important for resale homes. |
| Agent commission | Fees | Often between 0% and 2.5% of the price, depending on the deal structure. In some cases the seller pays, while in other cases the buyer pays. The amount is often negotiated. |
| Registration, admin, and notary costs | Fees | A practical range is about EGP 10,000 to EGP 150,000+. The final number depends on how the sale is structured and whether the property is already registered. Foreign buyers should check this early. |
| Real-estate transfer tax | Tax | The transfer tax is 2.5% of the sale value. This is often treated as seller-side, but it can still affect the negotiated purchase price. On a EGP 10 million property, 2.5% equals EGP 250,000, or about $4,800. |
| Annual property tax | Tax | Egypt’s annual property tax is based on 10% of the assessed net annual rental value, not on the sale price. Residential maintenance deductions and exemptions may apply. Buyers should not confuse this with a simple percentage of the property value. |
| Light refresh | Renovation | A light refresh usually costs about EGP 3,000 to EGP 8,000 per sqm, or about $58 to $155 per sqm. This can cover repainting, small repairs, basic bathroom work, and simple fixtures. It is common for older apartments. |
| Full renovation or finishing | Renovation | A full renovation or finishing budget is often around EGP 8,000 to EGP 20,000 per sqm, or about $155 to $386 per sqm. This is important because many new homes in Egypt are sold semi-finished or unfinished. The real cost can be much higher for luxury finishing. |
| Furniture and appliances | Setup | A normal setup can cost about EGP 250,000 to EGP 2 million+, or roughly $5,000 to $39,000+. The cost depends on the size of the home and the quality level. Imported appliances can increase the budget quickly. |
| Compound maintenance | Ongoing | Compound maintenance varies a lot. Some projects charge a fixed amount, while others charge a percentage of the unit value. Buyers should ask for the exact maintenance formula before signing. |
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 properties can you buy in Egypt in 2026 with different budgets?
With $100,000, or about EGP 5.18 million, there is a real market in Egypt in 2026: you could buy an existing 100 to 130 sqm apartment in Nasr City, an existing 120 to 150 sqm apartment in Sidi Bishr or Mandara in Alexandria, or a new or recent 60 to 90 sqm resort apartment in Hurghada.
With $200,000, or about EGP 10.35 million, you could buy a new 120 to 150 sqm apartment in a mid-tier New Cairo compound, an existing 160 to 220 sqm apartment in Maadi or Heliopolis, or a larger 120 to 160 sqm Red Sea apartment or chalet in Hurghada or Sahl Hasheesh.
With $300,000, or about EGP 15.53 million, you could buy a new 150 to 180 sqm apartment in New Cairo or Sheikh Zayed, an existing 180 to 240 sqm apartment in Zamalek, Dokki, Mohandessin, or Maadi, or a duplex-style unit in Smouha, Roshdy, or Kafr Abdo in Alexandria.
With $500,000, or about EGP 25.88 million, you could buy a townhouse in 6th of October or Sheikh Zayed, a premium 180 to 250 sqm apartment or penthouse in New Cairo, or a high-end Red Sea or North Coast unit with stronger views and resort services.
With $1,000,000, or about EGP 51.77 million, you could buy a standalone villa in New Cairo, Sheikh Zayed, or New Zayed, a large Nile-view apartment in Zamalek or Garden City, or a luxury resort villa in the North Coast or Sahl Hasheesh.
With $2,000,000, or about EGP 103.54 million, there is a market in Egypt, but it is narrow and luxury-focused: you could buy a large standalone villa in a top New Cairo or New Zayed compound, a prime North Coast or Red Sea villa, or a trophy penthouse in Zamalek, Nile-facing Maadi, or a branded Cairo development.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Egypt.
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 used | Why this source is useful | How we used it |
|---|---|---|
| Central Bank of Egypt exchange rates | The Central Bank of Egypt is Egypt’s official source for daily average market exchange rates. | We used the 9 June 2026 exchange rates as the conversion base. We converted prices at EGP 51.77 per dollar and EGP 59.90 per euro. |
| Central Bank of Egypt inflation rates | The Central Bank of Egypt publishes official headline and core inflation data. | We used inflation to separate nominal price changes from real price changes. We used April 2026 headline inflation of 14.9% year on year as the latest official anchor available in early June 2026. |
| JLL Cairo Living Market Dynamics Q1 2026 | JLL is a major global real-estate consultancy with regular Egypt market coverage. | We used JLL to understand Cairo supply, deliveries, pipeline, and market direction. We also used it to cross-check that resale growth slowed while rental demand stayed strong. |
| Global Property Guide Egypt Residential Property Market Analysis 2026 | Global Property Guide aggregates property data and cites market, macro, and local sources. | We used it for Egypt’s price-index direction and Greater Cairo neighborhood benchmarks. We treated it as a cross-check, not as the only source of truth. |
| Aqarmap Alexandria Prices Guide | Aqarmap is one of Egypt’s largest property portals and publishes neighborhood-level price guides. | We used Aqarmap to avoid making the article too Cairo-focused. We used Alexandria neighborhood prices as a second-city benchmark against Greater Cairo. |
| Real Estate Taxation Authority property tax | The Real Estate Taxation Authority is Egypt’s official real-estate tax authority. | We used it for annual property-tax treatment and exemptions. We used it only for tax mechanics, not for market prices. |
| PwC Worldwide Tax Summaries Egypt | PwC is a major international tax adviser and publishes regularly updated tax summaries. | We used PwC to cross-check Egypt’s 2.5% transfer tax on built real estate and land prepared for building. We treated closing costs as estimates because actual costs vary by contract structure. |
| Realting.com Egypt Real Estate Investment 2026 | Realting.com gives market-facing property information that helps compare property types and buyer budgets. | We used it as a secondary market source for property-type examples and finishing-status context. We did not use it as an official source for taxes or macroeconomic data. |
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