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
When you buy a property in Egypt as a foreigner, you should expect to budget between 2% and 5% on top of the purchase price for total closing costs in 2026, covering registration fees, legal costs, and agent commissions.
We constantly update this blog post to reflect the latest changes in Egyptian property taxes, registration fees, and government regulations that affect foreign buyers.
The Egyptian pound trades at around 47.5 EGP per US dollar in early 2026, which directly impacts how much you pay in local currency terms for all transaction-related costs.
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.
Overall, how much extra should I budget on top of the purchase price in Egypt in 2026?
How much are total buyer closing costs in Egypt in 2026?
As of early 2026, the estimated total buyer closing costs in Egypt typically range from 2% to 5% of the purchase price, which translates to roughly EGP 100,000 to EGP 250,000 (approximately USD 2,100 to USD 5,250, or EUR 1,950 to EUR 4,850) on a EGP 5 million property.
The minimum extra budget possible for closing costs in Egypt is around 1% to 2% of the purchase price, or about EGP 50,000 to EGP 100,000 (roughly USD 1,050 to USD 2,100, or EUR 975 to EUR 1,950) when you skip the agent, use minimal legal support, and handle a straightforward transaction.
The maximum extra budget buyers should realistically plan for in Egypt is approximately 5% to 8% of the purchase price, or roughly EGP 250,000 to EGP 400,000 (about USD 5,250 to USD 8,400, or EUR 4,850 to EUR 7,800) on a EGP 5 million property, which accounts for buyer-paid agent fees and intensive legal work.
The main factors that determine whether your closing costs fall at the low end or high end in Egypt include whether you pay a buyer-side agent commission (typically 2%), how much legal due diligence and translation you require, and whether the seller shifts any of the 2.5% transfer tax onto you during negotiations.
What's the usual total % of fees and taxes over the purchase price in Egypt?
The estimated usual total percentage of fees and taxes over the purchase price in Egypt is around 3% to 5% for most foreign buyers completing a standard residential transaction in 2026.
The realistic low-to-high percentage range that covers most standard property transactions in Egypt runs from about 2% on the lean side up to 7% or 8% for more complex deals involving full legal support and buyer-paid agent commissions.
Of that total percentage, roughly 1% to 3% typically goes to government-related costs (registration fees, stamp duties, and potentially the 2.5% transfer tax if shifted to the buyer), while the remaining 1% to 4% covers professional service fees including lawyers, agents, translators, and valuers.
By the way, you will find much more detailed data in our property pack covering the real estate market in Egypt.
What costs are always mandatory when buying in Egypt in 2026?
As of early 2026, the mandatory costs when buying property in Egypt include registration fees (capped at EGP 3,900 under Law 9 of 2022), basic stamp duties on documents, contract drafting or review fees, and identity verification and notarization formalities that ensure the transaction is legally binding.
The costs that are optional but highly recommended for foreign buyers in Egypt include hiring an independent property lawyer (not tied to the seller), obtaining certified translations of Arabic documents, conducting thorough title and encumbrance checks, and getting an independent property valuation if you are unfamiliar with local pricing.
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What taxes do I pay when buying a property in Egypt in 2026?
What is the property transfer tax rate in Egypt in 2026?
As of early 2026, the property transfer tax rate in Egypt is 2.5% of the total disposal value, assessed on sales of built real estate or land prepared for building, though this tax is typically the seller's responsibility and often negotiated in the contract.
There are no extra transfer taxes specifically for foreigners buying property in Egypt, as the 2.5% transfer tax and other fees apply equally to Egyptian citizens and foreign nationals for residential properties.
Buyers generally do not pay VAT directly on residential property purchases in Egypt, but VAT at 14% may apply to services around the transaction such as legal consultancy, architectural work, and construction services, so you should ask service providers whether VAT is included in their quotes.
Stamp duty in Egypt applies to legal documents and contracts at a nominal rate of about EGP 1 per page plus proportional rates on certain transactions (such as 0.4% on bank loans), and while it adds to transaction costs, stamp duty is usually not the biggest line item compared to professional fees.
Are there tax exemptions or reduced rates for first-time buyers in Egypt?
Egypt does not offer a specific first-time buyer exemption on the property transfer tax, but there is an exemption threshold for annual property tax where residential units with an annual rental value below EGP 6,000 are exempt, and the 2023 amendment raised the exemption cap for first residential property purchases to EGP 3 million for units under 200 square meters.
If you buy property through a company instead of as an individual in Egypt, the basic tax structure remains similar but you will face additional corporate compliance requirements, different mortgage terms, and potentially different VAT treatment on related services depending on how the transaction is structured.
There is generally no significant tax difference between buying a new-build property versus a resale property in Egypt, but new-build purchases from developers may include bundled services that attract VAT, while resale deals focus more on negotiating who pays the 2.5% disposal tax.
To qualify for exemptions or reduced rates in Egypt (such as the first-time residential purchase exemption), you typically need to provide documentation proving the property is your first residential unit, that it is under 200 square meters, and that the value falls below EGP 3 million, all submitted through the Egyptian Tax Authority's electronic portal.
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 professional fees will I pay as a buyer in Egypt in 2026?
How much does a notary or conveyancing lawyer cost in Egypt in 2026?
As of early 2026, the estimated cost for a property lawyer in Egypt typically ranges from 1% to 2% of the purchase price, which works out to roughly EGP 50,000 to EGP 100,000 (approximately USD 1,050 to USD 2,100, or EUR 975 to EUR 1,950) on a EGP 5 million property, though some lawyers offer flat fees for simpler transactions.
Lawyer fees in Egypt are typically charged either as a percentage of the property price (1% to 2%) for larger or more complex transactions, or as a negotiated flat fee for straightforward purchases, and you should clarify the fee structure before engaging any legal professional.
Translation and interpreter services for foreign buyers in Egypt typically cost between EGP 2,000 and EGP 10,000 (roughly USD 40 to USD 210, or EUR 40 to EUR 195) depending on the volume of documents and whether you need sworn or certified translations.
A tax advisor is optional for most foreign individuals buying property in Egypt for personal use, but if you want a one-time tax review or need help structuring rental income, you should budget approximately EGP 5,000 to EGP 25,000 (about USD 105 to USD 525, or EUR 100 to EUR 490).
We have a whole part dedicated to these topics in our our real estate pack about Egypt.
What's the typical real estate agent fee in Egypt in 2026?
As of early 2026, the typical real estate agent fee in Egypt is around 2% of the property price, which translates to roughly EGP 100,000 (approximately USD 2,100, or EUR 1,950) on a EGP 5 million property.
In Egypt, real estate agent fees can be paid by either the buyer or the seller, and sometimes the commission is split between both parties, so you should clarify the commission structure in writing before engaging with a broker to avoid surprises at closing.
The realistic low-to-high range for agent fees in Egypt runs from about 1.5% to 2.5% of the property price, with some room for negotiation especially in the early stages of engagement.
How much do legal checks cost (title, liens, permits) in Egypt?
The estimated cost for legal checks including title search, liens verification, and permits review in Egypt ranges from EGP 5,000 to EGP 30,000 (approximately USD 105 to USD 630, or EUR 100 to EUR 585), with more complex ownership histories or hard-to-register properties pushing costs higher.
The property valuation fee in Egypt typically costs between EGP 3,000 and EGP 15,000 (roughly USD 65 to USD 315, or EUR 60 to EUR 290), with larger villas or more complex properties requiring higher fees for an independent assessment.
The most critical legal check you should never skip in Egypt is verifying the seller's clear legal title and confirming the property is free from encumbrances or disputes at the Real Estate Registration Office, because over 90% of Egyptian properties historically lacked proper registration, making title verification essential for your protection.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Egypt.
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What hidden or surprise costs should I watch for in Egypt right now?
What are the most common unexpected fees buyers discover in Egypt?
The most common unexpected fees buyers discover in Egypt include finishing costs for semi-finished units (typically EGP 2,000 to EGP 5,000 per square meter), utility connection fees (EGP 10,000 to EGP 50,000), compound or service charges in gated communities, and furniture or appliance costs that add significantly to the total cash outlay.
Yes, there is a risk of inheriting unpaid property taxes or debts when purchasing in Egypt, so your lawyer should confirm whether real estate tax filings exist and whether there are any arrears or encumbrances linked to the property before you complete the transaction.
Scams with fake listings or fake fees do occur in Egypt, particularly where ownership is not cleanly registered, which is why the registration reform push exists and why you should insist on title verification, use bank transfers instead of cash, and work with a reputable independent lawyer.
The fees usually not disclosed upfront by sellers or agents in Egypt include the full scope of finishing required, actual compound service fees, extra administrative costs that appear during document formalization, and sometimes the expectation that the buyer will cover certain seller-side costs.
In our property pack covering the property buying process in Egypt, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Egypt?
The estimated extra fees or costs buyers face if the property has a tenant in Egypt include legal costs to review and verify the tenant's contract (typically EGP 3,000 to EGP 10,000, or roughly USD 65 to USD 210, or EUR 60 to EUR 195), plus potential negotiation costs if vacant possession timing becomes an issue.
When purchasing a tenanted property in Egypt, the buyer inherits the existing lease agreement and must honor its terms until expiration, including the tenant's right to occupy the unit and any rent amounts already agreed upon.
Terminating an existing lease immediately after purchase is generally not possible in Egypt unless the lease agreement includes a specific termination clause or the tenant agrees to leave, as Egyptian tenancy law protects sitting tenants' rights to remain until their lease ends.
A sitting tenant typically affects the property's market value or negotiating position in Egypt by potentially lowering the asking price (since the buyer cannot take immediate vacant possession), though some investors view tenanted properties positively because they come with immediate rental income.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Egypt.
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 fees are negotiable, and who really pays what in Egypt?
Which closing costs are negotiable in Egypt right now?
The closing costs that are negotiable in Egypt include who pays the 2.5% disposal/transfer tax (often seller-side but frequently negotiated), the agent commission allocation between buyer and seller, who covers registration handling and document runs, and repair or handover credits for property defects.
The closing costs that are fixed by law or regulation and cannot be negotiated in Egypt include the official registration fee cap of EGP 3,900 under Law 9 of 2022, the nominal stamp duties on documents, and any government-mandated notarization fees.
The typical discount or reduction buyers can realistically achieve on negotiable fees in Egypt is around 10% to 30% off agent commissions through upfront negotiation, and shifting the entire 2.5% transfer tax to the seller is common in buyer-friendly market conditions.
Can I ask the seller to cover some closing costs in Egypt?
The likelihood that a seller will agree to cover some closing costs in Egypt is moderate to high, especially in resale transactions where the buyer has negotiating leverage or where the property has been on the market for some time.
The specific closing costs sellers are most commonly willing to cover in Egypt include the 2.5% disposal/transfer tax (which is technically the seller's obligation anyway), registration and administrative handling fees, and sometimes a share of the agent commission.
Sellers in Egypt are more likely to accept covering closing costs under market conditions where there is oversupply, where the property needs repairs or has documentation issues, or where the seller needs a quick sale and the buyer is ready to close fast.
Is price bargaining common in Egypt in 2026?
As of early 2026, price bargaining is very common in Egypt's resale market, where buyers routinely negotiate below the asking price, while new-build developer sales offer less flexibility on headline price but more room on payment plans, upgrades, or extras.
Buyers in Egypt typically negotiate between 5% and 10% below the asking price in resale transactions, which translates to roughly EGP 250,000 to EGP 500,000 (approximately USD 5,250 to USD 10,500, or EUR 4,850 to EUR 9,700) off a EGP 5 million property, though discounts can be larger if the property has documentation issues or needs significant work.
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What monthly, quarterly or annual costs will I pay as an owner in Egypt?
What's the realistic monthly owner budget in Egypt right now?
The estimated realistic monthly owner budget in Egypt for a typical urban apartment is roughly EGP 3,000 to EGP 8,000 (approximately USD 65 to USD 170, or EUR 60 to EUR 155), covering utilities, building service charges, and a small maintenance reserve.
The main recurring expense categories that make up this monthly budget in Egypt include electricity (which follows regulated tariff bands), water, gas where available, building or compound service fees, and a reserve for repairs and replacements.
The realistic low-to-high range for monthly owner costs in Egypt depending on property type runs from about EGP 1,500 to EGP 3,000 (roughly USD 30 to USD 65, or EUR 30 to EUR 60) for a small apartment in a basic building, up to EGP 10,000 to EGP 20,000 (approximately USD 210 to USD 420, or EUR 195 to EUR 390) for a large villa in a premium compound with extensive amenities.
The monthly cost that tends to vary the most in Egypt is electricity, because it follows tiered consumption bands set by the regulator, and heavy air conditioning use during hot months can push your bill significantly higher than in cooler periods.
You can see how this budget affect your gross and rental yields in Egypt here.
What is the annual property tax amount in Egypt in 2026?
As of early 2026, the annual property tax in Egypt is calculated at 10% of the net annual rental value (after a 30% deduction for residential properties to account for maintenance), which means a property with an assessed annual rental value of EGP 40,000 would have a taxable base of EGP 28,000 and an annual tax of EGP 2,800 (approximately USD 60, or EUR 55).
The realistic low-to-high range for annual property taxes in Egypt depending on property value runs from zero (for properties below the exemption threshold) up to roughly EGP 5,000 to EGP 15,000 (approximately USD 105 to USD 315, or EUR 100 to EUR 290) for mid-to-high-value residential units.
Property tax in Egypt is calculated based on the assessed annual rental value of the property (not the market sale price), as determined by government committees, and this rental value assessment is updated every five years.
There are exemptions available for certain property owners in Egypt, including a full exemption for residential units with an annual rental value below EGP 6,000, and properties with a market value below EGP 2 million may also qualify for exemption depending on the assessed rental value.
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.
If I rent it out, what extra taxes and fees apply in Egypt in 2026?
What tax rate applies to rental income in Egypt in 2026?
As of early 2026, rental income in Egypt is taxed under the progressive personal income tax system with rates ranging from 0% on the first EGP 40,000 up to a top marginal rate of 27.5% for income above EGP 1,200,000 annually.
Landlords in Egypt can deduct certain expenses from rental income taxes, including a standard 30% deduction for residential properties to cover maintenance costs, and keeping clean records of actual repairs, service fees, and property-related expenses can support additional deductions depending on how the income is categorized.
The realistic effective tax rate after deductions for typical landlords in Egypt ranges from about 0% to 15% for modest rental income, rising toward 20% to 25% for higher-earning landlords with significant rental portfolios.
Foreign property owners in Egypt do not pay a different rental income tax rate than residents, as the same progressive brackets apply, but non-residents are taxed only on their Egypt-sourced income and must file with the Egyptian Tax Authority if they earn rental income from Egyptian property.
Do I pay tax on short-term rentals in Egypt in 2026?
As of early 2026, short-term rental income in Egypt is subject to the same progressive income tax rates as long-term rental income, but short-term rentals can trigger additional compliance requirements including tourism regulations, platform reporting obligations, and potentially VAT-like issues on services depending on the structure.
Short-term rental income is not taxed differently than long-term rental income in Egypt in terms of the base tax rate, but the administrative burden is typically higher because you may need to register with local tourism authorities, handle more frequent income reporting, and manage platform-specific documentation.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Egypt.
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If I sell later, what taxes and fees will I pay in Egypt in 2026?
What's the total cost of selling as a % of price in Egypt in 2026?
As of early 2026, the estimated total cost of selling a property in Egypt is typically around 3% to 6% of the sale price, covering the transfer tax, agent commission, and legal or administrative fees.
The realistic low-to-high percentage range for total selling costs in Egypt runs from about 2.5% for a straightforward sale without an agent, up to 7% or more for a complex transaction with full brokerage support and extensive legal work.
The specific cost categories that typically make up that total in Egypt include the 2.5% property disposal/transfer tax, agent commission (1% to 2% if using a broker), legal fees (EGP 5,000 to EGP 15,000), stamp duties, and marketing costs if applicable.
The single largest contributor to selling expenses in Egypt is usually the 2.5% disposal/transfer tax, which applies to the total sale value and is typically the seller's legal responsibility, though it can be negotiated in some contracts.
What capital gains tax applies when selling in Egypt in 2026?
As of early 2026, Egypt does not apply a separate capital gains tax to individuals selling residential real estate, and instead the main tax on sale is the 2.5% disposal/transfer tax assessed on the total sale value regardless of whether you made a profit.
Exemptions to capital gains tax in Egypt are largely academic for residential sellers since there is no separate capital gains regime, but transfers between immediate family members (spouses, parents, children) through inheritance or gifts are exempt from the 2.5% transfer tax, and first-time residential purchases under EGP 3 million also receive exemptions on the buyer side.
Foreigners do not pay extra taxes or a different capital gains rate when selling property in Egypt, as the same 2.5% disposal tax applies equally to Egyptian citizens and foreign nationals without any foreigner surcharge.
Since Egypt uses the 2.5% disposal tax instead of a traditional capital gains tax, the calculation is based on the total sale price (or the tax authority's valuation, whichever is higher) rather than on the difference between purchase price and sale price, which means your profit margin does not affect the tax amount.
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 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 |
|---|---|---|
| PwC Tax Summaries (Egypt - Other taxes) | PwC is a major global tax advisory firm with regularly reviewed country summaries. | We used it to anchor the 2.5% transfer tax, stamp tax details, and real estate tax concepts. We cross-checked these points against Egypt's official tax law texts. |
| PwC Tax Summaries (Egypt - Personal income) | It provides bracket-by-bracket income tax details from a top-tier professional source. | We used it to estimate the income tax brackets that apply to rental income for residents and non-residents. We translated the brackets into practical budgeting guidance. |
| Real Estate Tax Authority (Law 196/2008) | This is the official legal text from Egypt's Real Estate Tax Authority. | We used it to anchor the 10% property tax mechanism, the 30% residential deduction, and the exemption threshold. We turned the legal formula into simple calculation guidance. |
| State Information Service (Law 9/2022) | It's an official government information channel reporting enacted legal changes. | We used it to confirm the existence and timing of the registration law reform. We cross-referenced practical details with professional commentary. |
| Andersen Egypt | Andersen is a global professional services network with local tax and legal experts. | We used it to verify the EGP 3,900 registration fee cap and understand the registration process steps. We also used it to shape our cost breakdown explanations. |
| Official Egyptian Real Estate Platform Blog | It's published under the official realestate.gov.eg domain with government-facing guidance. | We used it to identify hidden costs and map the sequence of steps where fees arise. We treated its practical examples as market-reality context. |
| Aqarmap | Aqarmap is a major Egyptian property portal with on-the-ground market insights. | We used it to identify real-life buyer surprises like finishing costs and service fees. We clearly separated these from government taxes and used it as a market-practice check. |
| Shalakany Law Office | Shalakany is a prominent Egyptian law firm with focused legal commentary. | We used it to verify how professionals describe the registration system changes and why registration differs from private contracts. We kept its role explanatory while using other sources for numbers. |
| Wafeq | Wafeq provides detailed Egypt tax guides with recent amendment tracking. | We used it to verify first-time buyer exemption thresholds and the 2023 amendments raising the cap to EGP 3 million. We cross-checked exemption categories and payment procedures. |
| EgyptERA (Electricity Regulator) | It's Egypt's electricity regulator website with official tariff information. | We used it to support the idea that utilities have regulated tariffs and can be material in monthly budgets. We combined it with practical budgeting ranges. |
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