As of 2026, house prices in Egypt are very split: simple livable houses can start near EGP 6 million, but a normal family villa in a good Cairo compound is often closer to EGP 20 million to EGP 40 million.
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This blog post is constantly updated, because house prices in Egypt change quickly with exchange rates, inflation, developer payment plans and new supply.
In 2026, Egypt is still a market where asking prices can be very different from the price a serious buyer can actually negotiate.
For a foreign buyer, the most important thing is to separate finished homes from off-plan homes, and cash prices from installment-plan prices.
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.
How much do houses cost in Egypt as of 2026?
What's the median and average house price in Egypt as of 2026?
As of 2026, the estimated median house price in Egypt is about EGP 24 million, which is roughly USD 470,000 or EUR 405,000, while the average house price in Egypt is closer to EGP 32 million, or about USD 625,000 and EUR 540,000.
For most foreign buyers looking at houses in Egypt in 2026, a realistic price range covering about 80% of normal house sales is about EGP 6 million to EGP 80 million, or roughly USD 115,000 to USD 1.57 million and EUR 100,000 to EUR 1.35 million.
The average house price in Egypt is higher than the median because a small number of expensive villas in New Cairo, Sheikh Zayed, Maadi, New Giza and the North Coast pulls the average up.
At the median price in Egypt in 2026, a buyer can usually expect a 3 or 4-bedroom townhouse, twin house or smaller villa in a Greater Cairo compound, often with a small garden, shared security and a location outside the old city center.
We cross-checked Cairo direction with JLL Cairo Living Market Dynamics Q1 2026 and price-per-square-meter data from Global Property Guide.
We converted EGP amounts with the June 2026 rates published by the Central Bank of Egypt.
What's the cheapest livable house budget in Egypt as of 2026?
As of 2026, the cheapest realistic livable house budget in Egypt is about EGP 6 million to EGP 8 million, which is roughly USD 115,000 to USD 155,000 and EUR 100,000 to EUR 135,000.
At this entry level, livable usually means a small townhouse, a compact villa, a finished or almost finished unit, basic utilities, road access and enough services nearby for daily life, but not a prime compound lifestyle.
These cheaper livable houses in Egypt are usually found in Badr City, Shorouk outskirts, outer 6 October, New Zayed fringe compounds, outer New Capital districts, Hurghada outskirts and some non-frontline Ain Sokhna compounds.
The reason this budget needs caution is that many cheaper house listings in Egypt are off-plan, semi-finished, far from mature services, or advertised with a small down payment instead of the full price.
We separated ready homes from off-plan payment-plan ads, because the cheapest headline price is often not the real full price.
We used JLL and our own checks to adjust for weak resale liquidity in outer areas.
How much do 2 and 3-bedroom houses cost in Egypt as of 2026?
As of 2026, a 2-bedroom house in Egypt usually costs about EGP 10 million to EGP 22 million, or around USD 195,000 to USD 430,000 and EUR 170,000 to EUR 370,000, while a 3-bedroom house usually costs EGP 13 million to EGP 35 million, or about USD 255,000 to USD 685,000 and EUR 220,000 to EUR 590,000.
A 2-bedroom house in Egypt is not very common, so the realistic range usually applies to compact resort villas, small townhouses, chalet-villas or smaller compound homes rather than classic family villas.
A 3-bedroom house in Egypt is a more normal family product, especially in New Cairo, Mostakbal City, Sheikh Zayed, 6 October, New Zayed, Hurghada and selected North Coast resorts.
Moving from a 2-bedroom to a 3-bedroom house in Egypt usually adds about 25% to 45%, because the buyer often moves from a compact resort-style unit into a more practical family house.
We used Global Property Guide as a secondary price-per-square-meter check.
We adjusted our estimates because 2-bedroom houses in Egypt are often resort units, not standard city villas.
How much do 4-bedroom houses cost in Egypt as of 2026?
As of 2026, a 4-bedroom house in Egypt usually costs about EGP 18 million to EGP 40 million, which is roughly USD 350,000 to USD 780,000 and EUR 305,000 to EUR 675,000.
A 5-bedroom house in Egypt usually costs about EGP 25 million to EGP 60 million, or around USD 490,000 to USD 1.17 million and EUR 425,000 to EUR 1.02 million.
A 6-bedroom house in Egypt usually costs about EGP 40 million to EGP 90 million, or around USD 780,000 to USD 1.76 million and EUR 675,000 to EUR 1.52 million, with prime coastal or Cairo compounds going above this level.
Please note that we give much more detailed data in our pack about the property market in Egypt.
We treated very cheap installment ads carefully, because they may show down payments rather than full practical cost.
We used our own price-cleaning process to reduce the impact of duplicate and unrealistic luxury listings.
How much do new-build houses cost in Egypt as of 2026?
As of 2026, a new-build house in Egypt usually costs about EGP 10 million to EGP 70 million, or roughly USD 195,000 to USD 1.37 million and EUR 170,000 to EUR 1.18 million, depending heavily on the developer, district and delivery date.
New-build houses in Egypt usually carry a 20% to 35% premium over older resale houses in the same broad area, because new compounds often include security, landscaping, facilities and long payment plans.
This premium is especially visible in New Cairo, Sheikh Zayed, New Zayed, Mostakbal City, the New Capital and branded North Coast launches, where the payment plan can make an expensive house feel easier to buy.
We cross-checked supply pressure with JLL, which tracks Cairo residential stock and pipeline.
We adjusted for delivery risk, because a future handover is not the same as a ready house.
How much do houses with land cost in Egypt as of 2026?
As of 2026, a house with real private land in Egypt usually costs about EGP 25 million to EGP 100 million, which is roughly USD 490,000 to USD 1.96 million and EUR 425,000 to EUR 1.69 million.
In Egypt, a house with land usually means a standalone villa on a plot of at least 500 square meters, not just a townhouse with a small garden.
The land premium is highest in Maadi Sarayat, Katameya Heights, New Giza, Sheikh Zayed, New Cairo and branded North Coast compounds, because buyers are paying for privacy, plot size and scarcity.
We gave more weight to listings with clear built area and plot information.
We used our own checks to avoid counting small-garden townhouses as true houses with land.
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Where are houses cheapest and most expensive in Egypt as of 2026?
Which neighborhoods have the lowest house prices in Egypt as of 2026?
As of 2026, the neighborhoods and areas with the lowest house prices in Egypt include Badr City, 10th of Ramadan City, Obour City, Shorouk outskirts, outer 6 October, New Zayed fringe compounds, outer New Capital districts and Hurghada outskirts.
In these cheaper house areas in Egypt, a normal house budget is usually about EGP 6 million to EGP 18 million, or roughly USD 115,000 to USD 350,000 and EUR 100,000 to EUR 305,000.
These areas are cheaper because many homes are still far from mature schools, malls, jobs and resale demand, so buyers are paid back for taking distance, delivery and liquidity risk.
We compared prices with supply context from CAPMAS housing data and JLL.
We did not use apartment-heavy areas to estimate house prices.
Which neighborhoods have the highest house prices in Egypt as of 2026?
As of 2026, the top premium house areas in Egypt are Maadi Sarayat, Katameya Heights and the strongest branded compounds in New Cairo, Sheikh Zayed, New Giza and the North Coast.
In these expensive house areas in Egypt, typical prices usually range from EGP 45 million to EGP 120 million or more, which is roughly USD 880,000 to USD 2.35 million and EUR 760,000 to EUR 2.03 million.
These neighborhoods command the highest prices because they combine large plots, security, international-school access, expat demand, strong compound brands and a very limited supply of ready high-quality villas.
The typical buyer is often a high-income Egyptian family, a Gulf-linked buyer, an expat executive, an entrepreneur or a second-home buyer who wants privacy and does not want to manage construction risk.
We cross-checked coastal premium prices with Aqarmap North Coast.
We discounted extreme one-off trophy listings unless similar prices appeared several times.
How much do houses cost near the city center in Egypt as of 2026?
As of 2026, houses near the central parts of Cairo, including Zamalek, Garden City, Downtown Cairo, Heliopolis and Maadi, usually cost about EGP 35 million to EGP 120 million, or roughly USD 685,000 to USD 2.35 million and EUR 590,000 to EUR 2.03 million.
Near major transit hubs in Egypt, such as Maadi Metro Line 1, Heliopolis Metro Line 3 and future New Cairo or New Capital monorail corridors, houses usually cost about EGP 18 million to EGP 80 million, or roughly USD 350,000 to USD 1.57 million and EUR 305,000 to EUR 1.35 million.
Near top international schools such as Cairo American College in Maadi, American International School in New Cairo, Cairo English School, Malvern College Egypt and the British International School Cairo in Sheikh Zayed, houses usually cost about EGP 25 million to EGP 120 million, or roughly USD 490,000 to USD 2.35 million and EUR 425,000 to EUR 2.03 million.
In expat-popular areas in Egypt, such as Maadi, New Cairo, Sheikh Zayed, 6 October compounds, El Gouna, Sahl Hasheesh and the North Coast, houses usually cost about EGP 15 million to EGP 120 million or more, which is roughly USD 295,000 to USD 2.35 million and EUR 255,000 to EUR 2.03 million.
We used JLL to check Cairo market direction.
We excluded apartment-dominated central districts when house supply was too thin to make a fair estimate.
How much do houses cost in the suburbs in Egypt as of 2026?
As of 2026, a suburban house in Egypt usually costs about EGP 10 million to EGP 70 million, or roughly USD 195,000 to USD 1.37 million and EUR 170,000 to EUR 1.18 million.
Compared with rare city-center houses, suburban houses in Egypt can be 20% to 50% cheaper for a similar modern home, although top New Cairo and Sheikh Zayed compounds can be as expensive as central villa areas.
The most popular suburbs for house buyers in Egypt are New Cairo, Mostakbal City, Shorouk, Sheikh Zayed, New Zayed, 6 October, New Giza and selected New Capital compounds.
We used Global Property Guide to check New Cairo villa price levels.
We adjusted for compound quality, because suburb names alone hide very different price points.
What areas in Egypt are improving and still affordable as of 2026?
As of 2026, the best improving and still affordable house areas in Egypt are Mostakbal City, New Zayed, Shorouk, outer 6 October, outer New Capital districts and Hurghada outskirts.
In these improving areas, a typical house price is about EGP 7 million to EGP 22 million, or roughly USD 135,000 to USD 430,000 and EUR 120,000 to EUR 370,000.
The main sign of improvement is not just new construction, but the arrival of roads, retail, schools, completed compound phases and better daily services around previously isolated locations.
We checked wider supply conditions with JLL and housing-stock context from CAPMAS.
We favored areas where affordability comes from early maturity, not weak long-term demand.
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What extra costs should I budget for a house in Egypt right now?
What are typical buyer closing costs for houses in Egypt right now?
For a house in Egypt right now, a safe buyer closing-cost reserve is usually about 5% to 8% of the purchase price.
The main closing costs in Egypt are broker commission, often around 2.5%, legal checks of about EGP 50,000 to EGP 250,000, or roughly USD 1,000 to USD 5,000 and EUR 850 to EUR 4,200, document costs, translation, powers of attorney and possible compound transfer fees of about 1% to 3%.
The largest closing cost for many house buyers in Egypt is usually the broker commission or the compound transfer fee, depending on whether the buyer uses an agent and whether the house is inside a developer-controlled compound.
We cover all these costs and what are the strategies to minimize them in our property pack about Egypt.
We treated closing costs as a reserve, because Egyptian title and compound-transfer situations vary by property.
We avoided relying only on agent blogs, because buyer costs are often oversimplified.
How much are property taxes on houses in Egypt right now?
For a normal house in Egypt right now, a practical annual property-tax budget is often about EGP 5,000 to EGP 40,000, or roughly USD 100 to USD 780 and EUR 85 to EUR 675, although luxury villas can pay more.
Property tax in Egypt is calculated as 10% of the assessed annual rental value after a 30% deduction for residential property maintenance costs, so it is based on assessed rental value rather than the purchase price.
We turned the formula into a buyer-friendly budget, because assessed rental value is not the same as purchase price.
We recommend checking the actual tax file before buying any house in Egypt.
How much is home insurance for a house in Egypt right now?
Home insurance for a house in Egypt right now usually costs about EGP 10,000 to EGP 75,000 per year for many normal homes, or roughly USD 200 to USD 1,470 and EUR 170 to EUR 1,270.
The main factors that affect home insurance premiums in Egypt are the insured building value, contents value, location, security, fire risk, pool, garden equipment, coastal exposure and whether the house is used full-time or as a second home.
For luxury villas in Egypt, especially houses with expensive contents, pools or coastal exposure, annual insurance can rise to about EGP 75,000 to EGP 200,000 or more, which is roughly USD 1,470 to USD 3,900 and EUR 1,270 to EUR 3,400.
We used Central Bank of Egypt exchange rates for currency conversion.
We treat insurance as a planning range because insurers price each house differently.
What are typical utility costs for a house in Egypt right now?
For a lived-in house in Egypt right now, a realistic total monthly utility and running-cost budget is about EGP 10,000 to EGP 45,000, or roughly USD 195 to USD 880 and EUR 170 to EUR 760, before major repairs.
A typical monthly breakdown for a house in Egypt is electricity at EGP 3,000 to EGP 12,000, water at EGP 300 to EGP 1,500, gas at EGP 200 to EGP 1,000, internet at EGP 400 to EGP 1,500 and compound service charges at EGP 5,000 to EGP 30,000 or more.
The biggest swing factor is air conditioning, because a large villa in Cairo, the Red Sea or the North Coast can use much more electricity than an apartment or small townhouse.
We estimated bills from consumption ranges, because tariff slabs alone do not show a villa’s final bill.
We also used our own running-cost checks for air-conditioned houses.
What are common hidden costs when buying a house in Egypt right now?
House buyers in Egypt often overlook hidden costs of about EGP 500,000 to EGP 5 million, or roughly USD 10,000 to USD 98,000 and EUR 8,500 to EUR 85,000, especially when the house is semi-finished or inside a compound.
Typical inspection fees in Egypt range from EGP 10,000 to EGP 30,000 for a basic engineer visit, or about USD 200 to USD 600 and EUR 170 to EUR 500, and EGP 30,000 to EGP 100,000 for a full villa survey, or about USD 600 to USD 2,000 and EUR 500 to EUR 1,700.
Other hidden costs when buying a house in Egypt include unpaid service charges, compound transfer fees, finishing work, air conditioners, kitchen, wardrobes, pool repairs, garden work, water tanks, pumps, filters and legal regularization.
The hidden cost that surprises first-time house buyers in Egypt most is finishing, because a semi-finished villa can look affordable until the buyer prices flooring, bathrooms, kitchen, ACs, lighting and outdoor works.
We separated predictable costs from risk costs, because off-plan, semi-finished and title-complex homes behave differently.
We also checked tax-related items against the Real Estate Taxation Authority.
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What do locals and expats say about the market in Egypt as of 2026?
Do people think houses are overpriced in Egypt as of 2026?
As of 2026, many locals see prime houses in Egypt as overpriced in EGP terms, while some foreign buyers still see Egypt as cheaper than Dubai, the Gulf and many European second-home markets.
A well-priced townhouse in a strong Egyptian compound can sell in 1 to 3 months, a normal resale villa often needs 3 to 6 months, and an overpriced luxury villa can sit for 6 to 12 months or more.
The main reason locals call houses expensive is that villa prices in New Cairo, Sheikh Zayed and the North Coast have moved much faster than local salaries, even when prices look cheaper in foreign currency.
Compared with 2024 and 2025, sentiment in Egypt in 2026 is less frantic, because resale growth has slowed, buyers negotiate harder and high interest rates still make cashflow feel tight.
We treated sentiment as a market signal, not as a scientific survey.
We also reviewed asking-price depth and repeated unsold luxury listings.
Are prices still rising or cooling in Egypt as of 2026?
As of 2026, house prices in Egypt are still rising in nominal EGP terms, but the market is cooling in real terms and resale transactions are slower than during the 2023 and 2024 inflation-hedging rush.
Our estimate is that good-area house prices in Egypt are up about 10% to 18% year on year in nominal EGP terms, while inflation-adjusted prices are roughly flat to slightly down.
Over the next 6 to 12 months, Egypt house prices are likely to stay supported by construction costs and developer payment plans, but resale buyers should keep more negotiation power than they had at the peak.
We separated nominal EGP growth from real purchasing-power growth.
We used our own listing checks to judge whether asking prices were becoming negotiable.
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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 we trust it | How we used it |
|---|---|---|
| Central Bank of Egypt exchange rates | It is Egypt’s official central bank exchange-rate source. | We used it to convert EGP house prices into USD and EUR. We kept EGP as the main currency because Egyptian listings are usually priced in EGP. |
| Central Bank of Egypt Q1 2026 Monetary Policy Report | It is the official macro source for inflation and rates. | We used it to judge whether price growth was real growth or mostly inflation. We also used it to explain why payment plans matter. |
| CAPMAS Bulletin of Housing in Egypt 2023/2024 | CAPMAS is Egypt’s official statistics agency. | We used it for housing-supply context. We did not use it as a live villa-price register because it is not one. |
| JLL Cairo Living Market Dynamics Q1 2026 | JLL is a major real estate research firm. | We used it to cross-check Cairo stock, supply and resale momentum. We also used it to frame the cooling resale market. |
| Global Property Guide Egypt Residential Property Market Analysis 2026 | It publishes country-level property-market analysis. | We used it as a secondary check on Aqarmap-based price trends. We did not treat it as an official transaction register. |
| Property Finder Egypt villas for sale | It is one of Egypt’s largest listing portals. | We used it to estimate current asking-price bands by area and bedroom count. We discounted extreme listings and possible duplicates. |
| Property Finder New Cairo villas | It gives area-specific evidence for a key villa market. | We used it to price New Cairo, Fifth Settlement and compound houses. We compared it with Aqarmap-based data and JLL direction. |
| Property Finder Sheikh Zayed villas | It gives evidence for West Cairo villa supply. | We used it to price Sheikh Zayed, New Zayed, Beverly Hills and nearby compounds. We treated off-plan ads separately from ready homes. |
| Aqarmap Greater Cairo villas | It is a large Egyptian property portal. | We used it to compare live villa supply in Greater Cairo. We cross-checked it with Property Finder because listing prices can be aspirational. |
| Aqarmap North Coast villas | It gives direct evidence for a key second-home market. | We used it to benchmark North Coast villa prices. We compared branded resorts with less expensive non-frontline compounds. |
| Real Estate Taxation Authority | It is Egypt’s official real-estate-tax authority. | We used it for the property-tax formula. We avoided using agent blogs for the main tax rule. |
| EgyptERA electricity tariff | EgyptERA is Egypt’s official electricity regulator. | We used it for the official electricity tariff framework. We then estimated villa bills from realistic consumption ranges. |
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