How much are the rents in Egypt right now? (2026)

Last updated on July 3, 2026

Authored by the expert who managed and guided the team behind the Egypt Property Pack

Get all the data you need about the real estate market in Egypt

Egypt rents in 2026 are still rising, but not every city or neighborhood is moving at the same speed.

We constantly update this blog post because asking rents in Egypt can change quickly with inflation, new supply, and expat demand.

This guide focuses only on residential market rents in Egypt, not old legacy rent contracts that do not reflect today’s investor market.

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.

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.

What are typical rents in Egypt as of 2026?

What's the average monthly rent for a studio in Egypt as of 2026?

As of 2026, the average monthly rent for a studio in Egypt is about EGP 11,000, which is roughly USD 220 or EUR 200.

In practice, most studios in Egypt rent for about EGP 7,000 to EGP 25,000 per month, which is roughly USD 140 to USD 500 or EUR 130 to EUR 450.

This wide gap mostly depends on whether the studio is in ordinary urban Egypt, a new district like the New Capital, or a prime Cairo area such as Zamalek, Maadi, New Cairo, or Sheikh Zayed.

Sources and methodology: we compared live asking rents from Property Finder Egypt, Aqarmap, and JLL Cairo Living Market Dynamics.

We excluded old rent contracts because those rents are not market rents for a new landlord in Egypt in 2026.

We also used our own listing reviews and rounded USD and EUR conversions so readers can compare numbers quickly.

What's the average monthly rent for a 1-bedroom in Egypt as of 2026?

As of 2026, the average monthly rent for a 1-bedroom apartment in Egypt is about EGP 16,000, which is roughly USD 320 or EUR 290.

Most 1-bedroom apartments in Egypt rent for about EGP 10,000 to EGP 35,000 per month, which is roughly USD 200 to USD 700 or EUR 180 to EUR 640.

The cheapest 1-bedroom rents are usually found in Alexandria, parts of 6 October City, the New Capital, and secondary Cairo districts, while the highest rents are usually in Zamalek, Maadi, New Cairo, and Sheikh Zayed.

Sources and methodology: we compared 1-bedroom listings from Property Finder Maadi, Property Finder Alexandria, and JLL Cairo.

We treated furnished expat apartments separately because they can be much more expensive than ordinary local rentals.

We also checked our internal Egypt rental benchmarks to avoid relying on one expensive listing.

What's the average monthly rent for a 2-bedroom in Egypt as of 2026?

As of 2026, the average monthly rent for a 2-bedroom apartment in Egypt is about EGP 24,000, which is roughly USD 480 or EUR 440.

Most 2-bedroom apartments in Egypt rent for about EGP 15,000 to EGP 60,000 per month, which is roughly USD 300 to USD 1,200 or EUR 270 to EUR 1,090.

The cheapest 2-bedroom rents are often found in Alexandria, the New Capital, and mid-market Cairo or Giza areas, while the most expensive 2-bedroom rents are in Zamalek, Maadi Sarayat, New Cairo compounds, and Sheikh Zayed compounds.

By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Egypt.

Sources and methodology: we reviewed 2-bedroom rents on Property Finder Maadi, Property Finder New Capital, and Property Finder 6 October City.

We used repeated listing clusters instead of unusual luxury listings that can distort the Egypt rental average.

We then compared those findings with JLL’s 2026 Cairo demand signal and our own rental model.

What's the average rent per square meter in Egypt as of 2026?

As of 2026, the average rent per square meter in Egypt is about EGP 165 per month, which is roughly USD 3.30 or EUR 3.00 per square meter.

Across Egypt, a realistic rent-per-square-meter range is about EGP 75 to EGP 450 per month, which is roughly USD 1.50 to USD 9.00 or EUR 1.40 to EUR 8.20.

Egypt is cheaper per square meter than most Gulf cities, but prime Cairo rents in Zamalek, Maadi, and New Cairo can feel expensive because tenant demand is concentrated in a few trusted districts.

In Egypt, rent per square meter rises above average when an apartment is furnished, air-conditioned, renovated, inside a secure compound, near schools, or has a Nile, sea, garden, or open view.

Sources and methodology: we divided asking rents by floor areas from Property Finder Egypt, Property Finder Zamalek, and Property Finder Alexandria.

We used JLL to check whether Cairo demand was strong enough to support the listing data.

We also used our own Egypt rent-per-square-meter comparisons to smooth out unusually large or small apartments.

How much have rents changed year-over-year in Egypt in 2026?

As of 2026, average market rents in Egypt are about 15% higher than one year earlier.

This rent growth in Egypt is mainly driven by inflation, strong demand for furnished Cairo apartments, expat demand, higher ownership costs, and the slow shift away from old rent contracts.

Compared with 2025, rent growth in Egypt in 2026 looks calmer, but prime furnished units in Zamalek, Maadi, New Cairo, and Sheikh Zayed are still rising faster than ordinary apartments.

Sources and methodology: we compared JLL Cairo, IMF Egypt, and CAPMAS CPI.

We used inflation as a macro anchor, not as a direct rent index, because rents move differently by district.

We also compared current asking rents with our earlier Egypt rental observations.

What's the outlook for rent growth in Egypt in 2026?

As of 2026, rents in Egypt are likely to rise by about 12% to 18% over the full year.

The main drivers are inflation, Cairo’s large population, strong family demand, old-rent reform, high financing costs, and the continued need for good-quality furnished apartments.

The strongest rent growth in Egypt is expected in Zamalek, Maadi Sarayat, Maadi Degla, New Cairo, Sheikh Zayed, and well-managed compounds with schools and services nearby.

The main risk is that new supply in the New Capital and outer compounds could slow rent growth if too many similar apartments compete for the same tenants.

Sources and methodology: we combined JLL Cairo, Property Finder New Capital, and Central Bank of Egypt publications.

We separated prime Cairo from new-supply districts because these markets behave very differently.

We then rounded the forecast to a simple range that is easier for investors to use.

Get fresh and reliable information about the market in Egypt

Don't base significant investment decisions on outdated data. Get updated and accurate information.

Which neighborhoods rent best in Egypt as of 2026?

Which neighborhoods have the highest rents in Egypt as of 2026?

As of 2026, the three highest-rent areas in Egypt are Zamalek at about EGP 70,000 per month, Maadi Sarayat and Degla at about EGP 55,000, and New Cairo prime compounds at about EGP 50,000, or roughly USD 1,400, USD 1,100, and USD 1,000, which is about EUR 1,270, EUR 1,000, and EUR 910.

These Egypt neighborhoods command premium rents because they offer better security, stronger expat demand, good schools, easier daily life, embassies or corporate access, and better finished apartments.

The typical tenants in these high-rent Egypt neighborhoods are diplomats, senior managers, corporate tenants, expat families, wealthy Egyptian families, and returning Egyptians who want comfort and convenience.

By the way, we’ve written a blog article detailing Sources and methodology: we compared premium listings from Property Finder Zamalek, Property Finder Maadi, and JLL Cairo.

We focused on normal premium apartments, not the most extreme luxury villas or penthouses.

We also used our own neighborhood scoring to reflect liquidity, tenant depth, and rent reliability.

Where do young professionals prefer to rent in Egypt right now?

The top Egypt neighborhoods for young professionals are New Cairo, Maadi Degla, and Heliopolis, with Nasr City, Downtown Cairo, Sheikh Zayed, and 6 October City also very active.

Young professionals in these Egypt areas usually pay about EGP 12,000 to EGP 35,000 per month, which is roughly USD 240 to USD 700 or EUR 220 to EUR 640.

Young renters like these neighborhoods because they offer cafés, malls, job access, safer buildings, parking, gyms, nightlife, and shorter commutes compared with more distant parts of Greater Cairo.

By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Egypt.

Sources and methodology: we reviewed listings from Property Finder Egypt, Property Finder 6 October City, and Aqarmap.

We looked for small and mid-sized apartments near jobs, universities, malls, and transport routes.

We also used our own Egypt tenant-demand notes to rank areas by renter lifestyle, not only by price.

Where do families prefer to rent in Egypt right now?

The top Egypt neighborhoods for families are Maadi, New Cairo, and Sheikh Zayed, with Rehab, Madinaty, 6 October City, Heliopolis, and Smouha in Alexandria also popular.

Families in these Egypt areas usually pay about EGP 25,000 to EGP 80,000 per month for 2-bedroom and 3-bedroom apartments, which is roughly USD 500 to USD 1,600 or EUR 450 to EUR 1,450.

Families choose these areas because they offer larger apartments, schools, parking, security, elevators, green space, supermarkets, clinics, and a calmer daily routine than central Cairo.

Important school options near these Egypt family areas include Cairo American College in Maadi, the British International School Cairo near Sheikh Zayed, the American International School in New Cairo, and several international schools around Rehab and 6 October City.

Sources and methodology: we compared family-sized listings from Property Finder Maadi, Property Finder 6 October City, and Property Finder Alexandria.

We gave more weight to areas with schools, family services, and repeat 2-bedroom or 3-bedroom supply.

We also checked our internal tenant profiles to avoid confusing student demand with family demand.

Which areas near transit or universities rent faster in Egypt in 2026?

As of 2026, the fastest-renting Egypt areas near transit or universities are Maadi near Metro Line 1, New Cairo near AUC and GUC, and Dokki or Giza near Cairo University.

Good apartments in these high-demand Egypt areas often rent in about 15 to 30 days, compared with about 45 days for a correctly priced apartment in the wider market.

A walkable transit or university location in Egypt can add about EGP 2,000 to EGP 8,000 per month, which is roughly USD 40 to USD 160 or EUR 35 to EUR 145.

Sources and methodology: we compared location patterns from Property Finder Egypt, Property Finder Maadi, and JLL Cairo.

We estimated days on market from listing freshness, repeated demand patterns, and our own rental-market checks.

We treated university demand carefully because student renters often pay less than corporate tenants.

Which neighborhoods are most popular with expats in Egypt right now?

The top Egypt neighborhoods for expats are Zamalek, Maadi, and New Cairo, with Sheikh Zayed, Garden City, Heliopolis, El Gouna, and Hurghada also attracting many foreign renters.

Expats in these Egypt neighborhoods usually pay about EGP 30,000 to EGP 120,000 per month, which is roughly USD 600 to USD 2,400 or EUR 545 to EUR 2,180.

Expats choose these areas because they offer furnished apartments, international schools, cafés, gyms, compounds, security, English-speaking services, and easier daily life than less familiar districts.

Common expat communities in these Egypt rental areas include Europeans, Americans, Gulf Arabs, international school families, NGO workers, diplomats, remote workers, and business executives.

And if you are also an expat, you may want to read our Sources and methodology: we reviewed expat-style listings on Property Finder Zamalek, Property Finder Maadi, and Property Finder Egypt.

We gave more weight to furnished, renovated, secure, and well-located apartments because expat renters usually require those features.

We also used our own expat-rental observations from Egypt’s main residential markets.

Get to know the market before buying a property in Egypt

Better information leads to better decisions. Get all the data you need before investing a large amount of money.

Who rents, and what do tenants want in Egypt right now?

What tenant profiles dominate rentals in Egypt?

The top three tenant profiles in Egypt are local families, young professionals and students, and expats or corporate tenants.

As a simple estimate, local families represent about 50% of the market, young professionals and students about 30%, and expats or corporate tenants about 20% in the investor-grade rental market in Egypt.

Families usually want 2-bedroom and 3-bedroom apartments, young professionals and students want studios or 1-bedroom units, and expats often want furnished 1-bedroom to 3-bedroom apartments in safe, convenient areas.

If you want to optimize your cashflow, you can read our Sources and methodology: we used World Bank urban population data, JLL Cairo, and Property Finder Egypt.

We treated these tenant shares as practical investor estimates, not official census categories.

We also used our own demand mapping by apartment size, furnishing level, and neighborhood.

Do tenants prefer furnished or unfurnished in Egypt?

In Egypt’s investor-grade rental market, about 40% of tenants prefer furnished rentals and about 60% prefer unfurnished or semi-furnished rentals.

A furnished apartment in Egypt usually earns about EGP 4,000 to EGP 20,000 more per month than a similar unfurnished apartment, which is roughly USD 80 to USD 400 or EUR 70 to EUR 360.

Furnished rentals in Egypt are mainly preferred by expats, corporate tenants, students from outside the city, remote workers, and short-stay renters in Red Sea or coastal markets.

Sources and methodology: we compared furnished and unfurnished listings on Property Finder Maadi, Property Finder Zamalek, and Aqarmap.

We used furnished premiums only where comparable apartments were similar in size, location, and quality.

We also checked our own Egypt rental notes because furnished premiums vary a lot by district.

Which amenities increase rent the most in Egypt?

The five amenities that increase rent the most in Egypt are full air conditioning, quality furniture, secure compound access, private parking, and a Nile, sea, garden, or open view.

In Egypt, full air conditioning can add EGP 2,000 to EGP 8,000 per month, furniture can add EGP 4,000 to EGP 20,000, compound access can add EGP 3,000 to EGP 15,000, parking can add EGP 1,500 to EGP 6,000, and a strong view can add EGP 5,000 to EGP 25,000, which is roughly USD 30 to USD 500 or EUR 25 to EUR 455 depending on the feature.

In our property pack covering the real estate market in Egypt, we cover what are the best investments a landlord can make.

Sources and methodology: we compared amenity premiums on Property Finder Egypt, Property Finder Maadi, and Property Finder Zamalek.

We focused on features that repeat across many listings, not one-off luxury marketing words.

We also used our own landlord ROI analysis to separate useful amenities from cosmetic upgrades.

What renovations get the best ROI for rentals in Egypt?

The five best rental renovations in Egypt are split AC units, bathroom refreshes, simple kitchen upgrades, fresh paint and lighting, and reliable internet or wiring improvements.

In Egypt, these upgrades often cost about EGP 25,000 to EGP 250,000 in total per item group, or roughly USD 500 to USD 5,000 and EUR 455 to EUR 4,545, and can raise rent by about EGP 1,500 to EGP 15,000 per month when the apartment is in a good rental area.

Landlords in Egypt should usually avoid overpaying for luxury marble, very expensive imported furniture, or unusual design choices unless the property is in Zamalek, Maadi Sarayat, New Cairo compounds, Sheikh Zayed compounds, El Gouna, or another true premium market.

Sources and methodology: we compared rent differences on Property Finder Egypt, Aqarmap, and Property Finder Maadi.

We matched renovation choices with tenant needs in Egypt, especially cooling, bathrooms, kitchens, and reliability.

We also used our internal landlord-cost model to keep renovation advice practical.

Make a profitable investment in Egypt

Better information leads to better decisions. Save time and money. Download our data.

How strong is rental demand in Egypt as of 2026?

What's the vacancy rate for rentals in Egypt as of 2026?

As of 2026, the estimated vacancy rate for market-rate residential rentals in Egypt is about 10%.

A realistic vacancy range in Egypt is about 4% to 8% in prime Cairo areas such as Zamalek, Maadi, and New Cairo, 8% to 12% in average Cairo and Giza areas, and 12% to 20% in the New Capital and other new-supply zones.

Compared with Egypt’s historical rental market, vacancy in 2026 looks higher in new compounds but still tight for well-priced, well-finished apartments in proven Cairo neighborhoods.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Egypt.

Sources and methodology: we used JLL Cairo, Marsad Omran, and Property Finder New Capital.

We treated vacancy as an estimate because Egypt does not publish a single clean vacancy rate for market rentals.

We also used our own supply and listing-volume checks by neighborhood.

How many days do rentals stay listed in Egypt as of 2026?

As of 2026, a correctly priced market-rate apartment in Egypt stays listed for about 45 days on average.

In Egypt, good furnished units in Maadi, Zamalek, New Cairo, and Sheikh Zayed can rent in 15 to 30 days, while overpriced or poorly maintained apartments can stay listed for 90 days or more.

Compared with one year ago, days on market in Egypt look slightly longer in new-supply areas but still short in the best Cairo neighborhoods with strong tenant demand.

Sources and methodology: we compared listing patterns on Property Finder Egypt, Property Finder New Capital, and JLL Cairo.

We used days on market as a practical estimate, not an official statistic.

We also checked our own rental timing benchmarks from Egypt’s main investor districts.

Which months have peak tenant demand in Egypt?

The peak tenant-demand months in Egypt are usually August, September, and October, with a smaller rental peak in January and February.

These seasonal peaks in Egypt are driven by school calendars, expat moves, university starts, corporate relocations, and families trying to settle before the academic year.

The slowest tenant-demand months in Egypt are often Ramadan weeks, Eid periods, and parts of early summer, although Red Sea and coastal rentals can follow different holiday patterns.

Sources and methodology: we used seasonality signals from Property Finder Egypt, JLL Cairo, and World Bank urban data.

We matched seasonality with school, university, and expat relocation cycles in Egypt.

We also used our own leasing-calendar observations for Cairo, Alexandria, and Red Sea markets.

Don't buy the wrong property, in the wrong area of Egypt

Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.

What will my monthly costs be in Egypt as of 2026?

What property taxes should landlords expect in Egypt as of 2026?

As of 2026, a typical landlord in Egypt might budget about EGP 10,000 to EGP 25,000 per year for property tax on a normal rentable apartment, which is roughly USD 200 to USD 500 or EUR 180 to EUR 455.

The realistic property-tax range in Egypt can be close to zero for exempt main homes and can rise above EGP 70,000 per year, or about USD 1,400 and EUR 1,270, for high-value rented or second properties in prime areas.

Egyptian real estate tax is generally based on the assessed annual rental value, with a residential expense deduction often applied before the 10% tax is calculated.

Please note that, in our property pack covering the real estate market in Egypt, we cover what exemptions or deductions may be available to reduce property taxes for landlords.

Sources and methodology: we used the Real Estate Tax Authority, Marsad Omran, and PwC Egypt Tax Summaries.

We translated the tax formula into simple landlord budgets rather than legal advice.

We also checked our own Egypt cost model to show realistic amounts for investors.

What utilities do landlords often pay in Egypt right now?

Landlords in Egypt most often pay or prepay building service charges, compound maintenance, major repairs, common-area costs, and sometimes internet for furnished expat apartments.

Typical monthly landlord-paid costs in Egypt are about EGP 500 to EGP 2,000 for building fees, EGP 2,000 to EGP 10,000 for compound maintenance, EGP 500 to EGP 1,200 for internet, and EGP 1,000 to EGP 4,000 for repairs averaged over time, which is roughly USD 10 to USD 200 or EUR 9 to EUR 180 per item.

In long-term rentals in Egypt, tenants usually pay electricity, water, gas, and daily consumption bills, while landlords usually handle ownership costs, shared building costs, and major maintenance.

Sources and methodology: we used Property Finder Egypt, Aqarmap, and JLL Cairo.

We compared ordinary buildings and compounds because landlord costs are very different in Egypt.

We also used our own landlord expense assumptions for furnished and unfurnished rentals.

How is rental income taxed in Egypt as of 2026?

As of 2026, rental income in Egypt is generally taxable under the personal income tax system, with progressive individual tax rates that can reach 27.5%.

Landlords in Egypt may be able to claim deductions for allowed expenses, maintenance, real estate tax, service charges, and other costs, but exact treatment depends on the taxpayer’s situation.

Common tax mistakes in Egypt include confusing old rent with market rent, ignoring Egyptian-source income as a non-resident, not keeping expense records, and assuming a rented second home is covered by the main-home exemption.

We cover these mistakes, among others, in our Sources and methodology: we used PwC Egypt Tax Summaries, Real Estate Tax Authority, and Central Bank of Egypt publications.

We kept the explanation simple because tax results depend on residency, income level, and ownership structure.

We also used our own investor checklist to highlight the mistakes foreign landlords often overlook.

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.

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 this source is useful	How we used it
JLL Cairo Living Market Dynamics Q1 2026	JLL is a major global real estate consultancy with local coverage of the Cairo residential market.	We used it to anchor supply and demand in Greater Cairo in 2026. We treated its strong rental-demand signal as more reliable than individual broker claims.
Property Finder Egypt rental listings	Property Finder is one of Egypt’s largest property portals and shows live asking-rent evidence.	We used it to estimate current asking rents by apartment size. We ignored obvious luxury outliers and focused on repeated listing clusters.
Property Finder Zamalek rentals	This source shows live rents in one of Cairo’s most expensive residential districts.	We used it to benchmark the top end of Egypt rents. We compared Zamalek with Maadi and New Cairo to avoid overstating the national average.
Property Finder Maadi rentals	Maadi is a core expat and family rental district, so its listings are useful for furnished-rent analysis.	We used it to estimate furnished premiums and family demand. We compared different Maadi pockets, including Sarayat, Degla, and New Maadi.
Property Finder Alexandria rentals	Alexandria is Egypt’s second-largest city and helps reduce Cairo-only bias.	We used it as a lower-to-mid urban benchmark. We did not use Alexandria listings to price prime Cairo neighborhoods.
Property Finder New Capital rentals	The New Capital shows rents in a new-supply market with many recently delivered units.	We used it to estimate vacancy and absorption pressure in new compounds. We treated it separately because new buildings do not always mean higher rents.
Property Finder 6 October City rentals	6 October City captures large west-Cairo suburban supply and family-oriented rental demand.	We used it to compare suburban rents with New Cairo and Sheikh Zayed. We also used it for university and family-demand analysis.
Aqarmap	Aqarmap is a major Egyptian real estate marketplace and a useful secondary market reference.	We used it as a second check on rent direction and listing patterns. We did not rely on it alone because some rent pages are less transparent.
CAPMAS CPI catalog	CAPMAS is Egypt’s official statistics agency and publishes the country’s official inflation framework.	We used it to understand the inflation backdrop behind rent growth. We did not use CPI as a direct rent index.
Central Bank of Egypt publications	The Central Bank of Egypt is the official monetary authority and publishes inflation and policy material.	We used it to frame affordability pressure and monetary conditions in 2026. We cross-checked it with IMF context where direct access was limited.
IMF Egypt review, February 2026	The IMF is a primary macroeconomic source for Egypt’s stabilization, inflation, and reform context.	We used it to separate broad inflation pressure from real housing demand. We treated its inflation context as a macro anchor.
World Bank urban population data	World Bank data is standardized and uses recognized international population sources.	We used it to frame urban rental demand in Egypt. We did not use it to price rents directly.
Real Estate Tax Authority	This is Egypt’s official real estate tax authority.	We used it to explain the basic property-tax calculation. We paired it with legal and tax commentary to make the rules easier to understand.
Marsad Omran real estate tax amendments	Marsad Omran is a specialist urban policy source that explains Egypt’s 2026 real estate tax changes.	We used it to explain the higher main-home exemption and taxable property base. We used it as policy context, not personal tax advice.
PwC Egypt individual tax summary	PwC Tax Summaries are widely used by investors and updated by local tax professionals.	We used it for individual income-tax brackets and resident or non-resident treatment. We translated the tax rules into simple landlord takeaways.
Riad & Riad, Law No. 164 of 2025	Riad & Riad is an Egyptian law firm explaining the new rental-law framework.	We used it to explain why old-rent contracts are not comparable to market rents. We did not use it for rent pricing.