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
Whether you are looking for a Cairo apartment, a Red Sea vacation home, or an investment property in the New Administrative Capital, understanding the Egyptian real estate market in 2026 is essential before you make any decision.
This blog post covers current housing prices in Egypt, market trends, neighborhood dynamics, and what foreigners need to know about buying property in this fast-evolving market.
We constantly update this blog post with the latest data and insights, so you always have the most accurate information available.
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's the real estate market going in Egypt in 2026?
What's the average days-on-market in Egypt in 2026?
As of early 2026, the estimated average days-on-market for residential properties in Greater Cairo is around 90 to 110 days for typical resale apartments, though prime locations like Zamalek or Garden City can sell faster in about 70 to 90 days when priced correctly.
The realistic range that covers most typical listings in Egypt spans from roughly 60 days for well-priced properties in desirable areas to 150 days or more for overpriced units or those in less sought-after neighborhoods, so your pricing strategy matters a lot.
Compared to one or two years ago, days-on-market in Egypt have remained relatively stable because strong local demand for real estate as an inflation hedge continues to balance out the large supply of new developments coming to market.
Are properties selling above or below asking in Egypt in 2026?
As of early 2026, the estimated average sale-to-asking price ratio for residential properties in Egypt is around 92% to 97%, meaning most properties close at 3% to 8% below their initial asking price because negotiation is deeply embedded in market culture.
Roughly 10% to 15% of properties in Egypt sell at or above asking price, and this typically happens only for clean-title, move-in-ready homes in scarce prime locations, though we are moderately confident in this estimate since Egypt lacks a centralized transaction database.
The property types and neighborhoods most likely to see bidding wars and above-asking sales in Egypt include well-maintained apartments in Zamalek, Garden City, and parts of Maadi, as well as scarce villas in established compounds in New Cairo where supply is genuinely limited.
By the way, you will find much more detailed data in our property pack covering the real estate market in Egypt.
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 kinds of residential properties can I realistically buy in Egypt?
What property types dominate in Egypt right now?
The estimated breakdown of residential property types available for sale in Egypt in 2026 is roughly 66% apartments, 9% villas, 8% duplexes, 7% townhouses, 6% penthouses, and 3% twin houses, with apartments clearly dominating the market across Greater Cairo.
Apartments represent the largest share of the Egyptian real estate market by a wide margin, accounting for about two-thirds of available inventory in Greater Cairo alone.
Apartments became so prevalent in Egypt because they match local affordability levels and suit the dense urban fabric of Cairo, plus developers can deliver more units per project with installment plans that make ownership accessible to middle-class Egyptian buyers.
If you want to know more, you should read our dedicated analyses:
Are new builds widely available in Egypt right now?
The estimated share of new-build properties among all residential listings in Egypt in 2026 is exceptionally high, likely exceeding 60% of active inventory, because Egypt's market is heavily dominated by developer-led projects rather than resale transactions.
As of early 2026, the neighborhoods with the highest concentration of new-build developments in Egypt include the New Administrative Capital (NAC), New Cairo (especially the Fifth Settlement), Sheikh Zayed, 6th of October City, and the North Coast resort corridor, all of which feature large master-planned communities with ongoing deliveries.
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Which neighborhoods are improving fastest in Egypt in 2026?
Which areas in Egypt are gentrifying in 2026?
As of early 2026, the top neighborhoods in Egypt showing the clearest signs of gentrification include Downtown Cairo (Wust El Balad), parts of Heliopolis (Misr El Gedida), and Maadi Degla, where you can see increasing cafe culture, building restorations, and a shift toward younger professional residents.
The visible changes indicating gentrification in these Egyptian neighborhoods include the opening of specialty coffee shops and co-working spaces in Downtown Cairo's historic buildings, renovation of heritage villas in Heliopolis for boutique offices, and the arrival of upscale restaurants and wellness studios in Maadi Degla targeting expats and upper-middle-class locals.
The estimated price appreciation in these gentrifying Egyptian neighborhoods over the past two to three years has been substantial in nominal Egyptian pound terms, roughly 40% to 70%, though much of this reflects inflation rather than pure "real" gains when measured in hard currency.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Egypt.
Where are infrastructure projects boosting demand in Egypt in 2026?
As of early 2026, the top areas in Egypt where major infrastructure projects are boosting housing demand include the East Cairo Monorail corridor connecting Nasr City to New Cairo and the New Administrative Capital, plus the Metro Line 4 corridor that will eventually link 6th of October City with New Cairo through central districts.
The specific infrastructure projects driving demand in these Egyptian locations are the East Nile Monorail (56.5 kilometers, 22 stations, now entering passenger service), the West Nile Monorail connecting 6th of October City, Metro Line 4 (under construction), and the high-speed electric rail network that began trial operations in late 2025.
The estimated timeline for completion of these major Egyptian infrastructure projects varies: the East Nile Monorail is now operational in early 2026, the West Nile Monorail line is expected to follow later in 2026, while Metro Line 4 phase one has a longer horizon extending into 2027 and beyond.
The typical price impact on nearby Egyptian properties is roughly 10% to 20% appreciation once major infrastructure projects are announced, with an additional 10% to 15% boost after completion and proven ridership, though the strongest gains go to mid-market apartments within walking distance of stations.
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.
What do locals and insiders say the market feels like in Egypt?
Do people think homes are overpriced in Egypt in 2026?
As of early 2026, the general sentiment among locals and market insiders is that Egyptian homes feel expensive in local currency terms, but many still view property as a necessary purchase because it protects savings against inflation and currency depreciation better than keeping money in the bank.
When arguing that Egyptian homes are overpriced, locals typically cite the gap between average salaries (around 10,000 to 15,000 EGP monthly for professionals) and median home prices (around 5.5 million EGP), which creates a price-to-income ratio that makes ownership feel out of reach without long installment plans.
Those who believe Egyptian property prices are fair argue that real estate has consistently outperformed inflation, that developers offer 7 to 10 year installment plans making payments manageable, and that demand remains strong from Egyptians abroad sending remittances plus Gulf investors seeking Egyptian assets.
The price-to-income ratio in Egypt is high by regional standards, with median home prices representing roughly 30 to 40 times the average annual household income, compared to 10 to 15 times in more affordable emerging markets, which explains why installment financing dominates the Egyptian market.
What are common buyer mistakes people regret in Egypt right now?
The most frequently cited buyer mistake that people regret in Egypt is treating an off-plan purchase contract as if it guarantees ownership, when in reality delivery delays, finishing quality disputes, and handover complications are common, so buyers later wish they had been more cautious about developer track records.
The second most common buyer mistake in Egypt is failing to verify the property's registration status early, since many Egyptian properties are sold with preliminary contracts rather than full state registry recognition, and buyers discover too late that their "ownership" is legally weaker than they assumed.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Egypt.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Egypt.
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How easy is it for foreigners to buy in Egypt in 2026?
Do foreigners face extra challenges in Egypt right now?
The estimated overall difficulty level for foreigners buying property in Egypt in 2026 is moderate, meaning it is definitely possible and legal, but the process involves more paperwork, longer timelines, and more bureaucratic steps than local buyers face.
The specific legal restrictions applying to foreign buyers in Egypt include a limit of two properties per person (each under 4,000 square meters), a mandatory government approval and security review process that typically takes about two months, a five-year restriction on reselling without special exemption, and a complete ban on direct ownership in the Sinai Peninsula where only long-term leases are permitted.
The practical challenges foreigners most commonly encounter when buying in Egypt include navigating Arabic-language contracts without proper legal translation, understanding that all payments must be made through Egyptian banks in foreign currency (cash transactions are prohibited), and dealing with the gap between signing a contract and achieving full state registry recognition, which can take 6 to 18 months.
We will tell you more in our blog article about foreigner property ownership in Egypt.
Do banks lend to foreigners in Egypt in 2026?
As of early 2026, mortgage financing for foreign buyers in Egypt is available but selective, with major banks like CIB offering specific mortgage products for overseas customers, though most foreign buyers still choose cash purchases or developer installment plans because bank lending requirements are demanding.
The typical loan-to-value ratios for foreign buyers in Egypt range from 50% to 70%, meaning you need at least a 30% to 50% down payment, and interest rates for non-residents currently run between 18% and 26% annually, which explains why many foreigners find developer financing more attractive.
Banks in Egypt typically demand from foreign applicants a valid residence permit or investment visa, proof of income translated and notarized, bank statements showing payment source, property valuation, and sometimes a local guarantor, with the approval process taking longer than for Egyptian nationals.
You can also read our latest update about mortgage and interest rates 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.
How risky is buying in Egypt compared to other nearby markets?
Is Egypt more volatile than nearby places in 2026?
As of early 2026, Egypt's property price volatility is relatively low in local Egyptian pound terms because real estate serves as an inflation hedge, but it is significantly higher in hard currency (USD or EUR) terms compared to nearby markets like the UAE or Saudi Arabia, where currency pegs provide exchange rate stability.
Over the past decade, Egypt has experienced dramatic nominal price increases of 650% to 900% in Egyptian pounds, but when measured in US dollars, the picture is more complex because the pound devalued by over 70% since 2022 alone, meaning foreign buyers have seen wild swings in the dollar value of Egyptian property.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Egypt.
Is Egypt resilient during downturns historically?
Egypt's residential property market has historically shown nominal resilience during economic downturns, with prices rarely "crashing" in Egyptian pound terms because local buyers continue using real estate as a store of value, but real purchasing power and dollar-denominated values can decline significantly during stress periods.
During the most recent major downturn following the 2022 currency devaluation, Egyptian property prices dropped roughly 30% to 50% in US dollar terms even as they rose in local currency, and recovery in hard currency terms has been gradual, taking about two to three years to stabilize.
The property types and neighborhoods in Egypt that have historically held value best during downturns include prime central Cairo locations like Zamalek, Garden City, and Maadi (where scarcity and expat demand provide a floor), as well as established compounds in New Cairo with strong amenities and year-round rental appeal.
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How strong is rental demand behind the scenes in Egypt in 2026?
Is long-term rental demand growing in Egypt in 2026?
As of early 2026, long-term rental demand in Egypt is steady to improving in the right submarkets, supported by elevated mortgage rates (above 20%) that push many potential buyers into renting, plus ongoing urbanization as young professionals move to Cairo for work opportunities.
The tenant demographics driving long-term rental demand in Egypt include young professionals aged 25 to 40 who cannot afford to buy, expats working for multinational companies and embassies, families relocating for school access in established neighborhoods, and Egyptians returning from the Gulf who prefer to rent before committing to a purchase.
The neighborhoods in Egypt with the strongest long-term rental demand right now are Maadi (especially Maadi Degla and Maadi Sarayat for expats), Zamalek and Garden City for diplomats and executives, New Cairo compounds near the American University, and parts of Sheikh Zayed and 6th of October City for families seeking modern amenities.
You might want to check our latest analysis about rental yields in Egypt.
Is short-term rental demand growing in Egypt in 2026?
Short-term rental regulations in Egypt are currently evolving, with the Ministry of Tourism rolling out a new licensing framework in late 2025 that recognizes three rental models, though enforcement remains lenient in practice and most Airbnb hosts operate without formal licenses as of early 2026.
As of early 2026, short-term rental demand in Egypt is growing strongly, driven by record tourism numbers exceeding 15 million visitors in the first ten months of 2025, the opening of the Grand Egyptian Museum, and increased direct flights to Cairo and Red Sea destinations from Europe and the Gulf.
The current estimated average occupancy rate for short-term rentals in Egypt varies by location: Cairo sees around 50% to 55% average occupancy with strong seasonality, while Hurghada and Red Sea resorts achieve 45% to 50% occupancy with peaks in winter and around European holidays.
The guest demographics driving short-term rental demand in Egypt include international tourists visiting pyramids and heritage sites, European winter-sun seekers heading to Red Sea resorts, business travelers attending conferences in Cairo, and increasingly digital nomads attracted by Egypt's low cost of living and improving internet infrastructure.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Egypt.
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 are the realistic short-term and long-term projections for Egypt in 2026?
What's the 12-month outlook for demand in Egypt in 2026?
As of early 2026, the estimated 12-month demand outlook for residential property in Egypt is stable with continued price sensitivity, as inflation continues easing toward the Central Bank's target while buyers remain cautious about affordability and prefer negotiating discounts or favorable payment terms.
The key economic and political factors most likely to influence Egyptian property demand over the next 12 months include the pace of inflation decline (projected to reach around 10.5% average in 2026), interest rate cuts by the Central Bank of Egypt, stability of the Egyptian pound against the dollar, and continued recovery of Suez Canal revenues following Red Sea shipping disruptions.
The forecasted price movement for Egyptian property over the next 12 months is moderate growth of roughly 8% to 12% in nominal Egyptian pound terms, according to the Association of Real Estate Developers (arD), which represents a significant slowdown from the 20% to 30% increases seen in 2025.
By the way, we also have an update regarding price forecasts in Egypt.
What's the 3 to 5 year outlook for housing in Egypt in 2026?
As of early 2026, the estimated 3 to 5 year outlook for housing prices and demand in Egypt is positive but selective, with continued growth expected in well-located properties near new infrastructure while oversupply risk remains real in remote new city developments that lack transport connections or amenities.
The major development projects expected to shape Egypt over the next 3 to 5 years include the full build-out of the New Administrative Capital (now entering its operational phase), completion of the Cairo Monorail network (100 kilometers total), Metro Line 4 connecting East and West Cairo, and large-scale coastal developments on the North Coast and Red Sea backed by Gulf investment.
The single biggest uncertainty that could alter the 3 to 5 year outlook for Egyptian property is the country's external financing position, because renewed foreign exchange stress, a sharp spike in import costs, or disruption to key FX sources like Suez Canal revenues or tourism could quickly tighten credit conditions and dampen demand.
Are demographics or other trends pushing prices up in Egypt in 2026?
As of early 2026, the estimated impact of demographic trends on Egyptian housing prices is significant, with Egypt's population exceeding 107 million (about 30% aged 18 to 35), creating ongoing household formation pressure that supports baseline demand even when economic conditions are challenging.
The specific demographic shifts most affecting Egyptian property prices include rapid urbanization as families move from rural areas to Greater Cairo seeking employment, young adults forming households later but eventually needing housing, and strong remittance flows from the estimated 10 million Egyptians working abroad who often invest in property back home.
Beyond demographics, the non-demographic trends pushing Egyptian prices include the deeply rooted local habit of using real estate as an inflation hedge (especially after the pound's depreciation), developer financing innovation with 5% to 10% down payments and 10-year installments, and growing Gulf investor interest following large deals like Ras El-Hekma.
These demographic and trend-driven price pressures in Egypt are expected to continue for at least 5 to 10 years because the structural factors (population growth, urbanization, inflation psychology, and limited alternative investment options for local savers) are deeply embedded in Egyptian economic behavior.
What scenario would cause a downturn in Egypt in 2026?
As of early 2026, the most likely scenario that could trigger a housing downturn in Egypt would be renewed foreign exchange stress combined with a sharp interest rate tightening cycle, which would simultaneously reduce purchasing power, dry up developer financing, and dampen foreign investor interest.
The early warning signs that would indicate such a downturn is beginning in Egypt include widening gaps between official and parallel exchange rates, a sudden drop in foreign reserves below critical thresholds, developers extending payment plans beyond current norms or offering unusual discounts, and a noticeable slowdown in new project launches by major developers.
Based on historical patterns, a potential downturn in Egyptian property could realistically result in 10% to 20% nominal price declines in less desirable locations while prime areas hold relatively steady, but the more significant impact would be on transaction volumes (which could drop 30% to 50%) and on hard-currency valuations (which could fall 30% or more if the pound weakens sharply).
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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 |
|---|---|---|
| Central Bank of Egypt - Inflation Rates | It's the central bank's official inflation data, which directly affects housing affordability and pricing behavior in Egypt. | We used it to understand what locals actually feel when they see property prices, separating real gains from inflation-driven increases. We also used it to interpret whether Egyptian price growth is genuine or mostly currency-driven. |
| Central Bank of Egypt - Economic Outlook | It's an official forward-looking macro view from Egypt's central bank, including inflation expectations and policy direction. | We used it to frame a realistic 2026 base-case scenario for Egyptian property demand and financing conditions. We then cross-checked it against IMF and World Bank outlook language for consistency. |
| JLL - Cairo Living Market Dynamics | JLL is a major global real estate consultancy with a long-running, consistent research methodology for Egyptian markets. | We used it to estimate near-term supply delivery pace and where completions are happening in Egypt, especially in the New Administrative Capital. We then used those supply signals to interpret momentum and identify neighborhood "winners" in early 2026. |
| Knight Frank - Cairo Residential Market Review | Knight Frank is a top-tier global brokerage and research house with consistent market tracking across Egyptian property segments. | We used it for project counts, unit pipeline, and where inventory is concentrated in Egypt, especially New Cairo. We then triangulated those supply facts with JLL and CAPMAS to describe what you can realistically buy. |
| IMF - Egypt 2025 Article IV Review | It's the IMF's core surveillance product for Egypt, focused on macro risks that directly hit housing via foreign exchange and inflation channels. | We used it to identify macro risk drivers that matter for Egyptian property, including FX liquidity and external shocks. We then mapped those risks into "what would cause a downturn" scenarios for practical buyer guidance. |
| GAFI - Land and Real Estate Ownership Laws | GAFI is Egypt's government investment authority, and this is a direct legal summary document on foreign ownership rules. | We used it to spell out the plain-English rules foreigners face in Egypt, including property caps, size limits, and use constraints. We then paired it with bank practice to explain how easy buying actually is in real life. |
| CIB - Mortgage for Overseas Customers | CIB is one of Egypt's best-known private banks, and this is a direct product page for non-resident mortgage options. | We used it as proof that lending to non-residents exists in Egypt (it's not purely theoretical). We then tempered it with reality: eligibility, documentation, and down payment requirements still vary case-by-case. |
| National Authority for Tunnels - Metro Line 4 | It's an official Egyptian infrastructure delivery source, and transport access is a real demand driver for property values. | We used it to identify which Egyptian corridors are likely to get long-run accessibility boosts. We then translated that into neighborhoods to watch and property types that benefit most from improved transport. |
| Egypt State Information Service - Monorail | It's a government communications channel that documents major Egyptian project milestones with official timing. | We used it to timestamp infrastructure momentum heading into early 2026 in Egypt. We then paired it with neighborhood examples along the New Cairo to NAC axis to show where demand can lift first. |
| UN Tourism - World Tourism Barometer | It's the UN system's reference dataset for global tourism demand trends, essential for understanding Egyptian STR potential. | We used it to support the short-term rental outlook logic, since tourism tailwinds matter most in Egyptian resort markets. We then localized it to Egypt's Red Sea and heritage corridors where STR demand concentrates. |
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