Are Egypt property prices going up now? (June 2025)

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

As of mid-2025, Egypt's residential property market is experiencing unprecedented growth with prices surging dramatically across the country.

Property prices in Egypt have risen sharply over the past year, with some areas seeing increases of over 180% year-on-year. The combination of currency devaluation, inflation, population growth, and massive government infrastructure projects is driving this remarkable price surge that shows no signs of slowing down.

If you want to go deeper, you can check our pack of documents related to the real estate market in Egypt, based on reliable facts and data, not opinions or rumors.

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Who is the author of this content?

SANDS OF WEALTH

A team specialized in real estate investing in MENA countries (Morocco, UAE, Oman, etc.)

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Egypt. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At Sands of Wealth, we explore the Egyptian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Cairo, Alexandria, and Hurghada. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

How much have property prices increased in Egypt over the past year?

Property prices in Egypt have experienced dramatic increases over the past year, with the nationwide real estate price index surging by 30.4% year-on-year in April 2025.

The most significant growth has been concentrated in Cairo's new urban developments, where specific areas have seen extraordinary price jumps. New Cairo recorded a staggering 180% year-on-year increase in sale prices during Q2 2024, while the Sixth of October City saw prices rise by 175% over the same period.

When adjusted for inflation, the real increase was 14.5% in April 2025, which still represents substantial growth despite Egypt's high inflation environment. This indicates that property prices are not only keeping pace with inflation but significantly outperforming it, making real estate an attractive hedge against currency devaluation.

Rental prices have also surged dramatically, with New Cairo rentals increasing by 122% year-on-year and Sixth of October City rentals rising by 101%. This rental growth reflects the strong underlying demand for housing in these expanding urban areas.

It's something we develop in our Egypt property pack.

Which regions in Egypt are seeing the fastest property price growth?

Cairo and its surrounding new urban developments are experiencing the fastest property price growth in Egypt, with certain areas posting triple-digit increases.

New Cairo leads the market with prices rising 180% year-on-year, driven by its strategic location, proximity to international schools, and luxury developments. The area has become a magnet for affluent Egyptian families and expatriates seeking modern amenities and premium educational facilities.

Sheikh Zayed City maintains the highest average price per square meter at approximately US$2,001, representing the pinnacle of Egypt's luxury residential market. This area continues to command premium prices due to its exclusive developments and high-end infrastructure.

The North Coast region, particularly areas benefiting from the Ras El Hekma project, is seeing significant growth driven by tourism and foreign investment. Property prices in this Mediterranean coastal area are rising as developers create luxury resort communities and vacation homes.

Red Sea destinations like Hurghada and El Gouna are also experiencing strong price growth, with foreign investors increasingly attracted to these areas for both vacation properties and rental investment opportunities. The combination of year-round tourism and Egypt's favorable foreign ownership laws is driving sustained demand.

What property types are experiencing the biggest price increases in Egypt?

Luxury villas in prime developments are experiencing the most dramatic price increases, with some areas reporting villa price growth of up to 200% year-on-year.

In exclusive compounds like Uptown Cairo, villa prices have surged by an extraordinary 200%, while Madinaty saw villa prices increase by 32.1%. This reflects the strong demand from high-net-worth individuals for premium residential properties with extensive amenities and security features.

Apartments in new urban developments are also seeing substantial growth, particularly those in mixed-use projects and smart city developments. Properties in the New Administrative Capital and similar mega-projects are commanding premium prices due to their modern infrastructure and government backing.

Eco-friendly and sustainable buildings are experiencing accelerated price appreciation, with approximately 60% of new residential developments in 2024 including green features. As Egypt targets 50% of total investments to be green by 2025, properties with sustainable features are becoming increasingly valuable.

Properties near metro stations in Cairo enjoy a 15% premium on average, highlighting how transportation connectivity significantly impacts property values in Egypt's traffic-congested urban areas.

What are the current average property prices across major Egyptian cities?

Property prices in Egypt vary significantly by location, with Cairo's upscale areas commanding the highest prices while secondary cities offer more affordable options.

City/Area	Apartment Price Range (EGP/sqm)	Villa Price Range (EGP/sqm)	USD Equivalent
Sheikh Zayed City	EGP 95,000-105,000	EGP 110,000-130,000	US$1,900-2,600
New Cairo	EGP 20,000-25,000	EGP 21,000-25,000	US$400-500
Katameya Heights	EGP 15,650-22,800	EGP 21,000-24,350	US$315-490
North Coast	EGP 17,600-26,000	EGP 12,200-17,150	US$254-542
Red Sea Region	EGP 16,050-21,450	EGP 18,000-23,000	US$335-447
Alexandria	EGP 2,800-22,450	EGP 8,000-18,000	US$58-468
Madinaty	EGP 22,250	EGP 21,000	US$423-448

It's something we develop in our Egypt property pack.

How have property prices in Egypt changed since 2020?

Egypt's property market has experienced significant volatility since 2020, transforming from decline to explosive growth driven by economic and political factors.

The market began 2020 with a sharp decline of 9.6% in nominal terms as the global pandemic and political uncertainty affected investor confidence. However, this downturn was short-lived as the market began recovering in 2021 with modest growth of 3.6%.

The real acceleration began in 2022 when property prices surged by 25.4% year-on-year, followed by an even more dramatic increase of 41.9% in 2023. This growth reflected increasing investor confidence in real estate as a hedge against currency instability and inflation.

In 2024, while growth moderated slightly to 18.2% in nominal terms, real prices declined by 4.8% when adjusted for inflation, indicating that high inflation was temporarily outpacing property price growth. However, by April 2025, the market had regained momentum with 30.4% nominal growth and 14.5% real growth.

The Egyptian pound's significant devaluation, losing almost two-thirds of its value in March 2024, has been a major catalyst for property price increases as investors seek tangible assets to preserve wealth against currency risk.

What are expert forecasts for Egypt property prices through 2030?

Real estate experts and economists are overwhelmingly bullish on Egypt's property market, forecasting continued strong growth through 2030 despite some moderation from current explosive levels.

For 2025, leading developers expect property prices to increase by 25-30%, with Ahmed Sabbour, Chairman of Al Ahly Sabbour Developments, specifically forecasting increases in this range. Tarek Shoukry from the Real Estate Development Chamber expects a more conservative 15% rise in 2025, citing construction cost increases from dollar exchange rate changes and rising material costs.

The Egyptian residential real estate market is projected to grow from USD 21.95 billion in 2025 to USD 36.92 billion by 2030, representing a compound annual growth rate (CAGR) of 10.96%. This substantial growth reflects strong underlying fundamentals including population growth, urbanization, and ongoing infrastructure investment.

Long-term projections through 2033 suggest the market could exceed $50 billion, driven by Egypt's massive government mega-projects including the New Administrative Capital, New Alamein, and various Red Sea developments. These projects are expected to create sustained demand for both residential and commercial properties.

However, experts note that growth rates may moderate as affordability constraints emerge and the market matures, with annual increases potentially stabilizing in the 10-15% range by the late 2020s.

How is the Egyptian pound devaluation affecting property prices?

The Egyptian pound's dramatic devaluation has become the single most important factor driving property price increases, fundamentally reshaping the real estate market dynamics.

The pound lost almost two-thirds of its value in March 2024, marking the fourth major devaluation in just two years. This currency instability has made real estate the preferred safe haven asset for both Egyptian and foreign investors seeking to preserve wealth against further devaluation.

Construction costs increased by 20% in Q1 2024 alone due to the devaluation, as many building materials are imported and priced in foreign currencies. Developers have passed these increased costs directly to buyers, contributing to the sharp price increases across all property types.

Foreign investors have been particularly attracted to Egypt's property market following the devaluation, as properties became significantly cheaper in foreign currency terms while offering the potential for substantial returns as the economy stabilizes. This foreign demand has added additional upward pressure on prices.

The devaluation has also created a two-tier market where luxury properties priced in or linked to foreign currencies have maintained their value better, while more affordable housing has seen prices rise to compensate for the currency weakness.

What role are government mega-projects playing in property price growth?

Government mega-projects are serving as the primary catalyst for property price growth, creating entirely new real estate markets and driving demand across multiple regions.

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.

The New Administrative Capital, located 45 kilometers east of Cairo, has become the flagship project driving property prices in the greater Cairo area. As government ministries and major businesses relocate to the NAC, surrounding areas are experiencing dramatic price appreciation due to increased demand from government employees and business executives.

The Ras El Hekma project on the North Coast, representing a massive tourism and residential development, has sparked property price increases throughout the Mediterranean coastal region. International investment in this project has brought foreign capital and expertise, elevating the entire area's real estate profile.

New Alamein and El Galala developments are creating new luxury markets along Egypt's coastlines, with government backing providing investor confidence and infrastructure investment driving up property values in previously underdeveloped areas.

These mega-projects are not only creating direct demand for housing but also driving infrastructure improvements including new highways, metro extensions, and utilities that increase property values in surrounding areas. The government's commitment to these projects provides long-term confidence for property investors.

It's something we develop in our Egypt property pack.

How is foreign investment impacting Egypt's property market?

Foreign investment has become a major driver of property price increases, particularly in luxury and tourism-related segments, following recent liberalization of land ownership rules.

Egypt's Investment Law amendments have made it easier for foreigners to invest in real estate, while maintaining reasonable restrictions to prevent speculative excess. Foreign investors can purchase up to two properties totaling no more than 4,000 square meters for residential use, with a five-year holding period before resale.

The devaluation of the Egyptian pound has made properties extremely attractive to foreign buyers, as prices in foreign currency terms have become significantly more affordable while offering strong potential returns as the economy stabilizes.

Foreign investors are particularly active in luxury developments, commercial properties, and tourism-related real estate, bringing advanced construction techniques and international standards that boost overall market quality. This foreign participation has elevated property standards and prices across premium segments.

Gulf investors, in particular, are showing strong interest in Egypt's Red Sea and North Coast properties, viewing them as affordable alternatives to more expensive resort destinations in the UAE and Saudi Arabia while still offering high-quality amenities and rental potential.

The combination of foreign capital, international expertise, and global marketing reach is expanding Egypt's property market beyond traditional domestic buyers, creating additional demand that supports continued price growth.

What are current rental yields and how do they compare regionally?

Egypt offers some of the most attractive rental yields in the MENA region, ranging from 5.5% to 8.2% annually, significantly higher than most GCC markets.

Rental prices have increased dramatically alongside property prices, with New Cairo recording 122% year-on-year rental growth and Sixth of October City seeing 101% increases. This rental growth supports strong yields despite rising property purchase prices.

Compared to regional markets, Egypt's rental yields are particularly competitive. While Dubai typically offers yields of 3-5% and Riyadh provides 4-6%, Egypt's combination of lower purchase prices and strong rental demand creates superior return opportunities for investors.

Tourist areas along the Red Sea and North Coast offer some of the highest yields, particularly for short-term vacation rentals, as Egypt's recovering tourism sector drives strong seasonal demand from both domestic and international visitors.

The rental market is supported by Egypt's large and growing urban population, with nearly 1 million new residents moving to cities annually. This demographic pressure ensures consistent rental demand across all price segments, supporting stable yields for property investors.

How do Egypt's property prices compare to other MENA countries?

Egypt maintains a significant affordability advantage compared to other MENA countries, making it an attractive entry point for regional property investment.

Country/City	Average Price per Sqm (USD)	Rental Yield Range	Market Status
Cairo, Egypt	$315-490	5.5-8.2%	High Growth
Dubai, UAE	$2,500-4,000	3.0-5.0%	Mature Market
Riyadh, Saudi Arabia	$1,800-2,500	4.0-6.0%	Growing Market
Amman, Jordan	$800-1,200	4.5-6.5%	Stable Market
Casablanca, Morocco	$1,000-1,500	4.0-6.0%	Developing Market
Beirut, Lebanon	$2,000-3,500	2.0-4.0%	Distressed Market
Doha, Qatar	$2,200-3,200	3.5-5.5%	Stable Premium

Egypt's property price growth has outpaced many regional markets over the past two years, driven by currency devaluation and strong domestic demand. While this rapid growth is closing the price gap with some neighbors, Egyptian properties remain significantly more affordable than GCC markets.

The combination of lower entry costs, higher rental yields, and strong growth potential makes Egypt attractive to regional investors seeking diversification from more expensive markets like Dubai or Doha.

What economic factors are supporting continued property price growth?

Multiple economic factors are converging to support continued property price growth, despite some concerns about affordability and market sustainability.

The IMF's Extended Fund Facility providing approximately $2.5 billion in 2024-2025 has stabilized Egypt's economy and boosted investor confidence. This international support demonstrates global confidence in Egypt's economic trajectory and provides a foundation for continued property market growth.

Egypt's population exceeds 110 million and continues growing rapidly, with approximately 1 million new urban residents annually. This demographic pressure creates sustained housing demand that underpins property price growth across all market segments.

Government infrastructure investment, including new highways, metro lines, airports, and utility systems, is increasing property values in connected areas while creating new development opportunities. These improvements enhance quality of life and property accessibility, supporting price appreciation.

Economic reforms including subsidy reductions, tax system improvements, and investment law changes are creating a more stable and attractive environment for both domestic and foreign property investment. These structural improvements support long-term market confidence.

Egypt's strategic location connecting Africa, Asia, and Europe makes it attractive for international businesses and investors, creating demand for commercial and residential properties from multinational companies and their employees.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Global Property Guide - Egypt Price History
2. Ahram Online - Egypt Property Market Soars
3. Backyard - Egypt Real Estate Opportunities 2025
4. Insight Market Reports - Egypt Residential Real Estate
5. Mordor Intelligence - Egypt Residential Market
6. IMF - Egypt Economic Update 2025
7. Invest-Gate - Egypt Real Estate Outlook 2025
8. Statista - Egypt Real Estate Market Forecast
9. Sands of Wealth - Egypt Real Estate Forecasts
10. Sands of Wealth - Egypt Real Estate Trends