What are rents like in Egypt right now? (2026)

If you're looking to rent or invest in rental property in Egypt, understanding the current market is essential.

This article breaks down typical rents, top neighborhoods, tenant preferences, and landlord costs across Egypt as of the first half of 2026.

We constantly update this blog post to reflect the latest data.

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 early 2026, the average monthly rent for a studio in Egypt is approximately EGP 20,000 (around USD 400 or EUR 375) in Greater Cairo, though this varies significantly by location.

Studio rents in Egypt range from about EGP 10,000 (USD 200 / EUR 190) in outer districts like 6th of October City to EGP 40,000 (USD 800 / EUR 750) in premium areas like Zamalek.

The main factors causing studio rents to vary include neighborhood prestige, building age, proximity to metro stations, and whether the unit includes air conditioning and modern finishes.

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

As of early 2026, the average monthly rent for a 1-bedroom apartment in Egypt is approximately EGP 27,000 (around USD 540 or EUR 510) in Greater Cairo.

The realistic range for 1-bedroom rents runs from EGP 14,000 (USD 280 / EUR 265) in budget-friendly areas to EGP 55,000 (USD 1,100 / EUR 1,040) in prime locations.

The cheapest 1-bedroom rents are found in Nasr City, 6th of October City, and parts of Heliopolis, while the highest appear in Zamalek, Garden City, and premium New Cairo compounds.

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

As of early 2026, the average monthly rent for a 2-bedroom apartment in Egypt is approximately EGP 39,000 (around USD 780 or EUR 735) in Greater Cairo.

The range spans from EGP 20,000 (USD 400 / EUR 375) in affordable districts to EGP 80,000 (USD 1,600 / EUR 1,510) in the most prestigious neighborhoods.

The cheapest 2-bedroom rents are in 6th of October City and parts of Nasr City, while the most expensive are in Zamalek, Maadi Sarayat, and high-end New Cairo compounds like Katameya Heights.

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

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

As of early 2026, the average rent per square meter in Egypt is approximately EGP 250 (around USD 5 or EUR 4.70) per month in typical Greater Cairo neighborhoods.

The range runs from EGP 140 (USD 2.80 / EUR 2.65) in Alexandria and outer Cairo to EGP 550 (USD 11 / EUR 10.40) in prime locations like Zamalek and top New Cairo compounds.

Cairo's rent per square meter is roughly 30% to 50% higher than Alexandria, and resort areas like the North Coast can spike seasonally to even higher levels during summer.

Property characteristics that push rent above average include modern construction, gated security, elevator access, air conditioning, parking, and proximity to international schools or metro stations.

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

As of early 2026, rents in Egypt have increased by an estimated 10% to 18% year-over-year in most Greater Cairo districts, with prime areas seeing 15% to 25% increases.

The main drivers include persistent inflation expectations, currency pressures, and the gradual impact of Egypt's 2025 rent law overhaul phasing out old caps.

This year's rent growth is somewhat moderated compared to 2024-2025, when sharper currency devaluation drove steeper increases, though rents continue to outpace official inflation.

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

As of early 2026, rent growth in Egypt is projected to continue at 8% to 15% over the coming year, with prime districts potentially seeing higher increases due to limited supply.

Key influencing factors include inflation trends, new supply in areas like the New Administrative Capital, and the ongoing phase-out of old rent controls increasing churn in central Cairo.

Neighborhoods expected to see strongest rent growth include New Cairo's Fifth Settlement, Sheikh Zayed City, and Zamalek, where demand consistently outpaces quality stock.

Risks include faster-than-expected disinflation easing pricing pressure, or a surge of new completions temporarily softening certain submarkets.

Which neighborhoods rent best in Egypt as of 2026?

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

As of early 2026, the top three highest-rent neighborhoods in Egypt are Zamalek (around EGP 50,000 / USD 1,000 / EUR 940 monthly), Garden City (around EGP 45,000 / USD 900 / EUR 850), and Maadi Sarayat (around EGP 42,000 / USD 840 / EUR 790) for a standard 2-bedroom.

These neighborhoods command premium rents due to limited stock, prestigious addresses, proximity to embassies, tree-lined streets, and established services attracting high-income tenants.

Typical tenants include diplomats, senior expatriates, multinational executives, and wealthy Egyptian families seeking central locations with prestige and convenience.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Egypt.

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

The top three neighborhoods where young professionals rent in Egypt are New Cairo's Fifth Settlement, Nasr City, and Heliopolis, all offering good transport links and modern amenities.

Young professionals typically pay EGP 15,000 to EGP 35,000 (USD 300-700 / EUR 280-660) monthly in these neighborhoods, depending on apartment size and building quality.

Key attractions include proximity to office hubs and co-working spaces, reliable internet, nearby gyms and cafes, and short commutes to central Cairo business districts.

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

Where do families prefer to rent in Egypt right now?

The top three neighborhoods where families rent in Egypt are Sheikh Zayed City, New Cairo (particularly compounds near Katameya), and Maadi, offering space, safety, and family infrastructure.

Families typically pay EGP 35,000 to EGP 70,000 (USD 700-1,400 / EUR 660-1,320) monthly for 2-3 bedroom apartments, with gated compounds at the higher end.

Key attractions include gated compound security, green spaces and playgrounds, quieter streets, and proximity to quality healthcare facilities.

Top schools nearby include the American International School in New Cairo, British International School in Sheikh Zayed, Cairo American College in Maadi, and numerous German and French schools.

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

As of early 2026, the fastest-renting areas near transit or universities in Egypt are Nasr City (near Cairo University branches), Dokki/Mohandessin (near Cairo University main campus and metro), and Heliopolis/Sheraton (near Ain Shams University).

Properties in these high-demand areas typically stay listed for just 15 to 30 days when priced competitively, compared to 45 to 60 days elsewhere.

The typical rent premium for properties within walking distance of transit or universities ranges from EGP 3,000 to EGP 8,000 (USD 60-160 / EUR 55-150) monthly above comparable units further away.

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

The top three neighborhoods popular with expats in Egypt are Maadi (especially Degla and Sarayat), Zamalek, and New Cairo compounds, all offering international-friendly environments.

Expats typically pay EGP 30,000 to EGP 60,000 (USD 600-1,200 / EUR 565-1,130) monthly, often for furnished apartments with modern amenities.

Key attractions include English-speaking services, international supermarkets and restaurants, proximity to embassies, established expat networks, and reliable security.

The most represented nationalities include Americans, British, Germans, Gulf Arabs, and increasingly professionals from East and South Asia working for multinationals.

And if you are also an expat, you may want to read our exhaustive guide for expats in Egypt.

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

What tenant profiles dominate rentals in Egypt?

The top three tenant profiles dominating rentals in Egypt are Egyptian middle/upper-middle class families seeking suburban compounds, young professionals optimizing for commute and lifestyle, and expatriates working for international organizations.

Local families represent roughly 50% to 60% of the rental market, young professionals about 25% to 30%, and expats the remaining 15% to 20%, though expats dominate in certain premium districts.

Families seek 2-3 bedroom apartments of 120-180 sqm in gated communities, young professionals prefer studios or 1-bedrooms of 60-100 sqm near work, and expats want furnished 2-3 bedrooms of 100-150 sqm in international-friendly areas.

If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Egypt.

Do tenants prefer furnished or unfurnished in Egypt?

In Egypt, approximately 65% to 70% of tenants prefer unfurnished or semi-furnished rentals, while 30% to 35% seek fully furnished apartments, varying significantly by tenant type.

The typical premium for furnished apartments ranges from EGP 5,000 to EGP 15,000 (USD 100-300 / EUR 95-280) monthly, representing roughly 20% to 35% above unfurnished units.

Tenants preferring furnished rentals include expatriates on shorter assignments, corporate relocations, young professionals not ready to invest in furniture, and tenants in premium districts valuing turnkey convenience.

Which amenities increase rent the most in Egypt?

The top five amenities increasing rent most in Egypt are reliable air conditioning, dedicated parking, 24-hour security and gated access, modern kitchen with quality appliances, and elevator with backup generator.

AC adds roughly EGP 3,000 to EGP 8,000 (USD 60-160 / EUR 55-150) monthly, parking adds EGP 2,000-5,000, security adds EGP 2,500-6,000, modern kitchens add EGP 1,500-4,000, and elevator with generator adds EGP 1,000-3,000.

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

What renovations get the best ROI for rentals in Egypt?

The top five renovations with best ROI in Egypt are AC installation, bathroom refresh with modern fixtures, kitchen cabinet and countertop refresh, window replacement for insulation, and fresh paint with neutral finishes.

AC costs EGP 25,000-60,000 (USD 500-1,200) for EGP 3,000-8,000 monthly rent increase; bathroom costs EGP 30,000-80,000 for EGP 2,000-5,000; kitchen costs EGP 40,000-100,000 for EGP 1,500-4,000; windows cost EGP 15,000-40,000 for EGP 1,000-2,500; paint costs EGP 10,000-25,000 for EGP 500-1,500.

Poor ROI renovations to avoid include luxury marble flooring (tenants prefer functionality), swimming pools (high maintenance), and overly personalized designs that may not match tenant tastes.

How strong is rental demand in Egypt as of 2026?

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

As of early 2026, the estimated vacancy rate for rentals in Egypt is approximately 5% to 8% for well-located, fairly-priced units in Greater Cairo, varying by neighborhood and condition.

Vacancy ranges from 4% to 7% in high-demand areas like New Cairo and Zamalek to 10% to 15% in less desirable locations or for overpriced properties.

Current vacancy is roughly in line with historical averages, though Egypt's large stock of vacant housing units (a census-noted structural feature) can make headline figures misleading since much isn't rent-ready.

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

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

As of early 2026, rentals in Egypt stay listed for an average of 35 to 50 days in Greater Cairo, though well-priced units in high-demand districts lease within 15 to 30 days.

Days on market ranges from 15 days for competitive 1-bedrooms in Nasr City or Heliopolis to over 90 days for overpriced or poorly maintained units.

Current days-on-market is similar to one year ago, as strong demand absorbs well-priced inventory quickly while overpriced listings still languish.

Which months have peak tenant demand in Egypt?

Peak months for tenant demand in Egypt are August through October, driven by school year starts in September and corporate relocation cycles.

Key drivers include school enrollment deadlines pushing families to move in late summer, corporate fiscal year transitions triggering relocations, and cooler weather making moving more practical.

Lowest demand months are December through February (holiday slowdowns, fewer transfers) and a secondary lull in the hottest weeks of June and July.

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

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

As of early 2026, landlords in Egypt should expect annual property taxes of roughly EGP 5,000 to EGP 20,000 (USD 100-400 / EUR 95-375) for a typical rental apartment, depending on assessed value and location.

The range spans from near zero for lower-value properties below exemption thresholds to EGP 50,000+ (USD 1,000+ / EUR 940+) for high-end properties with high assessed rental values.

Property taxes are calculated on assessed annual rental value determined by local committees, with a 10% rate applied after maintenance deductions for residential properties, and landlords can appeal through the Real Estate Tax Authority.

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.

What maintenance budget per year is realistic in Egypt right now?

A realistic annual maintenance budget in Egypt is approximately EGP 15,000 to EGP 40,000 (USD 300-800 / EUR 280-750), covering routine repairs, AC servicing, plumbing, and cosmetic upkeep.

The range spans from EGP 10,000 (USD 200) for newer properties in good condition to EGP 80,000+ (USD 1,600+) for older buildings requiring frequent repairs.

Landlords typically set aside 8% to 12% of annual rental income for maintenance, higher for older properties or buildings without compound management.

What utilities do landlords often pay in Egypt right now?

Utilities landlords commonly pay in Egypt are building maintenance fees and security costs in compounds, while electricity, gas, and water are almost always tenant-paid.

Compound or building fees range from EGP 1,000 to EGP 5,000 (USD 20-100 / EUR 19-95) monthly, with upscale gated communities higher, while major repairs (water heater, AC replacement) can add EGP 5,000-20,000 annually.

Common practice is tenants pay all consumption-based utilities directly (electricity and gas are slab-priced per official tariffs), while landlords cover building fees and major appliance repairs.

How is rental income taxed in Egypt as of 2026?

As of early 2026, rental income in Egypt is taxed under progressive personal income brackets ranging from 0% to 27.5%, with rates depending on total taxable income and recent amendments under Law No. 7 of 2024.

Main deductions include documented maintenance and repair expenses, building depreciation allowances, and certain administrative costs, depending on how rental activity is structured.

A common Egypt-specific mistake is relying on outdated tax bracket tables that don't reflect 2024 amendments, which changed rates and exemption thresholds, potentially causing over or underpayment.

We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property 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.

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.

Source	Why It's Authoritative	How We Used It
Aqarmap Trends 2025	Aqarmap is one of Egypt's largest real estate portals with data from millions of platform searches and listings.	We used its district-level rent benchmarks to anchor our "typical rent" estimates. We also used its demand rankings to identify which neighborhoods Egyptian renters search most.
Knight Frank Cairo Review Q1 2025	Knight Frank is a global real estate consultancy with standardized market research across dozens of countries.	We used it to cross-check where rental activity concentrates in Greater Cairo. We used it as a reality-check on which districts are structurally "hot."
JLL Cairo Living Q3 2025	JLL is a major global real estate consultancy that regularly publishes Cairo residential market intelligence.	We used it for supply pipeline context and how new completions affect rents. We used it to inform our 2026 outlook on supply and macro links.
Savills Cairo Report 2025	Savills is a large international real estate advisor with formal research coverage of Cairo's market.	We used it to triangulate market transformation and outlook. We used it as a second consultancy view to avoid relying on any single firm.
CAPMAS CPI Catalog	CAPMAS is Egypt's official statistics agency and primary publisher of consumer price index series.	We used it to ground rent discussions in official inflation measurement. We used it to justify how we adjust older rent benchmarks toward January 2026.
Central Bank of Egypt March 2025	The Central Bank of Egypt is the official monetary authority publishing structured inflation commentary.	We used it to frame how inflation was discussed officially, which matters for rent expectations. We used it to show rents don't move in isolation from inflation.
Central Bank of Egypt July 2025	Same authority as above but later in the year, giving fresher inflation conditions heading into 2026.	We used it to triangulate "cooling vs sticky" inflation into our 2026 rent outlook. We used it to anchor projections to an official source.
Reuters Rent Law September 2025	Reuters is a global wire service with strong editorial standards on policy developments.	We used it to explain the phased end of old rent caps and impact on rent levels. We used it as policy context rather than a rent data source.
CAPMAS Housing Bulletin 2023/2024	CAPMAS is the official producer of Egypt's housing-sector bulletins and administrative summaries.	We used it for housing supply context and where the state focuses construction. We used it to avoid telling a "market-only" story.
CAPMAS General Census 2017	The census is the most authoritative baseline on Egypt's housing stock and occupancy patterns.	We used it to discuss Egypt's high "vacant unit" backdrop as a structural feature. We used it as long-run context, not current vacancy statistics.
Real Estate Tax Authority	This is the official Egyptian government body for real estate tax administration.	We used it to explain how property tax is assessed through rental value committees. We used it to describe what landlords should expect administratively.
Deloitte Tax Amendment Summary	Deloitte is a top-tier professional services firm with careful summaries of enacted tax-law changes.	We used it to anchor that income tax brackets were amended in 2024. We used it to frame rental income as part of personal income tax.
PwC Tax Summaries Egypt	PwC Tax Summaries is a regularly updated reference for tax structures worldwide.	We used it to translate tax rules into plain-English guidance for landlords. We used it to cross-check resident vs non-resident treatment.
EgyptERA 2025 Electricity Tariff	EgyptERA is the official electricity regulator with authoritative tariff schedules.	We used it for realistic utility cost guidance. We used it to avoid guessing electricity costs from outdated sources.
Gas Regulatory Authority Pricing	This is the sector regulator for official household gas pricing and slab structures.	We used it to explain how gas bills scale by consumption. We used it to estimate typical monthly gas ranges for apartments.
Global Property Guide Egypt	Global Property Guide provides standardized cost and tax summaries for international investors.	We used it to cross-check property tax and maintenance benchmarks. We used it to validate landlord cost estimates against an independent source.