Can foreigners buy land in Egypt?

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

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SANDS OF WEALTH

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

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

How this content was created 🔎📝

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

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

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

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

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

Can foreigners buy land in Egypt?

Yes, foreigners can legally buy land in Egypt, but the Egyptian government imposes specific restrictions and regulations on foreign land ownership.

The Egyptian Investment Law allows non-Egyptian nationals to own real estate, including land, for residential and investment purposes. However, foreign buyers must comply with quantity limitations, area restrictions, and specific approval processes administered by the Ministry of Justice and Ministry of Defense.

As of September 2025, the maximum allowable ownership for foreigners is two properties, with each property not exceeding 4,000 square meters in total area. The purchased land must primarily serve residential purposes, though commercial use is permitted under specific conditions with government approval.

All land purchases by foreigners require security clearance from Egyptian authorities and payment must be made in foreign currency through registered Egyptian banks. The property must be registered with the Real Estate Registration Office to ensure legal ownership rights.

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

What types of land can foreigners purchase in Egypt, and are there restrictions?

Foreigners can purchase residential land, commercial land with approval, and government-approved desert land, but agricultural land ownership is completely prohibited.

Residential land represents the most straightforward option for foreign buyers, allowing ownership of up to two properties with a maximum area of 4,000 square meters each. These properties must be used for personal residence or rental purposes rather than large-scale commercial development.

Commercial land purchases require additional government approval and must demonstrate genuine business investment intentions. Foreign investors must comply with Egyptian Investment Law conditions and obtain permits from relevant ministries before completing commercial land transactions.

Desert land ownership became available to foreigners through recent legal amendments, but only for government-approved investment projects. These purchases typically involve large-scale developments, tourism projects, or industrial facilities that benefit Egypt's economic development goals.

Agricultural land, including reclaimed agricultural areas, remains strictly prohibited for foreign ownership under Egyptian law to protect the country's food security and agricultural sovereignty.

Is there a specific process foreigners must follow to buy land in Egypt?

Yes, foreigners must follow a detailed six-step process involving multiple government ministries and specific documentation requirements.

1. **Submit purchase request** to the Ministry of Justice or designated Egyptian authority with complete property documentation2. **Obtain security clearance** from both the Ministry of Defense and the governorate where the land is located3. **Transfer payment** in foreign currency through an Egyptian bank with proper documentation4. **Legalize contracts** at the Egyptian Ministry of Foreign Affairs or Egyptian consulate in your home country5. **Register the property** at the Real Estate Registration Office with all required documents6. **Complete tax obligations** and obtain final ownership certificates from Egyptian authorities

The entire process typically takes 2-4 months depending on the property location and complexity of the transaction. Each step requires specific documentation and government fees, with total processing costs ranging from 7.25% to 9.6% of the property purchase price.

Foreign buyers can complete purchases remotely using a legal power of attorney, eliminating the need for physical presence in Egypt during the transaction process.

What documents do foreigners need to purchase land in Egypt?

Foreigners need six essential document categories to complete land purchases in Egypt, including identity verification, financial proof, and legal authorization papers.

Document Category	Required Documents	Purpose
Identity Verification	Passport copy, Tax ID number	Confirm buyer identity and legal status
Financial Documentation	Bank transfer receipts, Proof of funds	Verify foreign currency payment compliance
Legal Authorization	Power of attorney (if remote), Purchase agreement	Enable legal representation and contract validity
Government Approvals	Ministry clearances, Security approvals	Satisfy regulatory requirements for foreign ownership
Property Documentation	Title deeds, Property survey, Registration papers	Confirm property ownership and boundaries
Consular Documents	Legalized contracts, Embassy certifications	Ensure international legal recognition
Tax Compliance	Tax registration, Payment receipts	Meet Egyptian tax obligations

Can foreigners buy land without being physically present in Egypt?

Yes, foreigners can purchase land in Egypt without physical presence by using a legal power of attorney system administered through Egyptian consulates.

The power of attorney must be executed at an Egyptian consulate in the buyer's home country or through an Egyptian lawyer authorized to represent foreign clients. This document grants legal authority to complete all purchase procedures, including signing contracts, transferring funds, and registering property ownership.

Remote purchases require additional documentation verification and may extend the transaction timeline by 2-4 weeks compared to in-person transactions. The appointed representative must be a licensed Egyptian lawyer or authorized real estate professional with proper credentials.

All financial transactions must still comply with Egyptian banking regulations, requiring foreign currency transfers through registered Egyptian banks regardless of the buyer's physical location. The power of attorney remains valid throughout the purchase process and property registration.

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

Where in Egypt do foreigners tend to buy land the most?

Foreign land buyers concentrate primarily in four key regions: Red Sea resort areas, Greater Cairo, Alexandria, and the North Coast, each serving different investment and lifestyle purposes.

Red Sea destinations including Hurghada, El Gouna, and Sharm El Sheikh attract the highest volume of foreign land purchases, accounting for approximately 60% of all foreign real estate transactions. These areas offer established tourism infrastructure, international communities, and strong rental yield potential for vacation properties.

Cairo and New Cairo represent the second-largest market for foreign land buyers, particularly expatriate professionals and business investors seeking residential properties near commercial centers. Land prices in New Cairo range from $900 to $2,500 per square meter depending on proximity to business districts and infrastructure quality.

Alexandria appeals to foreign buyers seeking coastal urban living with historical significance, offering land prices typically between $800-$2,000 per square meter. The city's Mediterranean climate and cultural attractions make it popular among European retirees and cultural enthusiasts.

The North Coast has emerged as a premium destination for vacation homes, with luxury developments commanding higher prices due to pristine beaches and exclusive resort communities. Land availability remains limited in prime coastal locations, driving premium pricing for available plots.

Can foreign buyers use the land for any specific purpose, such as residential, commercial, or agricultural?

Foreign buyers can use purchased land for residential and approved commercial purposes, but agricultural use remains strictly prohibited under Egyptian law.

Residential use represents the primary permitted purpose for foreign land ownership, including personal residences, vacation homes, and rental properties. Buyers can construct single-family homes, villas, or small residential buildings within local zoning regulations and building codes.

Commercial use requires additional government approval and must demonstrate genuine business investment intentions. Permitted commercial activities include retail establishments, restaurants, small hotels, and professional service offices that contribute to local economic development.

Agricultural activities, including farming, livestock raising, and agricultural processing, remain completely prohibited for foreign land owners. This restriction extends to reclaimed agricultural land and any activities related to food production or agricultural export.

Tourism-related developments receive favorable consideration from Egyptian authorities, particularly projects that create employment and attract international visitors. Foreign investors can develop small resorts, recreational facilities, and hospitality services with proper permits and government approval.

What are the common mistakes or pitfalls foreigners make when buying land in Egypt?

Foreign buyers frequently encounter five critical mistakes that can result in legal complications, financial losses, and ownership disputes.

1. **Failing to verify clear title ownership** - Many buyers skip comprehensive title searches, leading to disputes with previous owners or discovery of existing liens and encumbrances2. **Ignoring location-based restrictions** - Purchasing land too close to military zones, borders, or strategic areas where foreign ownership is prohibited or restricted3. **Exceeding quantity and area limitations** - Attempting to buy more than two properties or properties exceeding 4,000 square meters each, violating Egyptian ownership laws4. **Neglecting the five-year holding period** - Selling property before the mandatory five-year minimum holding period, resulting in legal complications and potential penalties5. **Inadequate due diligence on property documentation** - Proceeding without proper property surveys, zoning verification, and building permit validation

Additional common errors include using unregistered money transfer services instead of Egyptian banks, failing to obtain required government approvals for commercial land use, and not securing proper legal representation throughout the purchase process.

Many foreign buyers also underestimate total transaction costs, which typically range from 7.25% to 9.6% of purchase price, including legal fees, registration costs, taxes, and government processing fees.

Are there any taxes or fees foreigners need to pay when buying land in Egypt?

Foreign land buyers face comprehensive transaction costs totaling 7.25% to 9.6% of the property purchase price, covering multiple taxes, fees, and administrative charges.

Fee Type	Percentage/Amount	Description
Registration Fees	2.5% of property value	Official property registration with Egyptian authorities
Stamp Duty	0.25% of property value	Government stamp tax on property transactions
Legal Fees	1-2% of property value	Attorney costs for contract review and legal representation
Survey and Inspection	$500-$1,500 fixed	Property boundary verification and condition assessment
Ministry Approvals	$200-$800 fixed	Security clearance and government permission processing
Bank Transfer Fees	0.5-1% of transfer amount	Foreign currency transfer charges through Egyptian banks
Translation Services	$300-$600 fixed	Document translation and certification costs

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 is the typical cost for land in Egypt, and how does it vary by location?

Land prices in Egypt vary dramatically by location, ranging from $400 per square meter in emerging resort areas to over $2,500 per square meter in premium Cairo developments.

Red Sea resort areas including Hurghada and El Gouna offer the most affordable entry points for foreign buyers, with land prices typically ranging from $400 to $1,200 per square meter. Premium beachfront locations and established resort communities command higher prices within this range.

Cairo and New Cairo represent the highest-priced land market in Egypt, with prices ranging from $900 to $2,500 per square meter depending on proximity to business districts, infrastructure quality, and development status. New Administrative Capital developments command premium pricing due to modern infrastructure and government proximity.

Alexandria offers moderate pricing between $800-$2,000 per square meter, with coastal properties commanding higher prices than inland locations. The city's historical significance and Mediterranean climate contribute to sustained demand among foreign buyers.

North Coast premium developments often exceed standard pricing ranges, with luxury beachfront plots reaching $3,000+ per square meter in exclusive resort communities. Limited land availability in prime coastal locations drives premium pricing for available plots.

Is it possible for foreigners to purchase land using cash, or do they need financing options?

Foreign buyers typically complete land purchases using cash payments in foreign currency, as mortgage financing options remain extremely limited for non-Egyptian nationals.

Egyptian banking regulations require all foreign land purchases to be paid in foreign currency transferred through registered Egyptian banks. This cash-based system ensures compliance with currency controls and provides clear documentation for government approval processes.

Most foreign buyers transfer funds directly from their home country banks to Egyptian banks using wire transfers or international banking systems. The transferred amount must cover the full purchase price plus all associated transaction costs and fees.

Some developers offer payment plans for new construction projects, allowing buyers to make installment payments during the development period. These arrangements typically require 20-30% down payment with the balance paid in stages as construction progresses.

Cash purchases provide faster transaction completion and stronger negotiating positions with sellers, as financing delays and approval uncertainties are eliminated from the purchase process.

Can foreigners get a mortgage to buy land in Egypt, and what are the typical conditions and interest rates?

Mortgage financing for foreign land buyers remains extremely difficult to obtain, with only a few Egyptian banks offering limited programs under strict conditions and high interest rates.

The few available mortgage programs typically require foreign buyers to maintain Egyptian bank accounts for minimum periods of 12-24 months before loan approval consideration. Buyers must also provide substantial documentation including income verification, employment contracts, and credit history from their home countries.

Interest rates for foreign borrowers range from 12-18% annually, significantly higher than rates offered to Egyptian nationals. Loan-to-value ratios rarely exceed 60-70% of property value, requiring substantial down payments of 30-40% minimum.

Mortgage terms typically range from 10-15 years maximum, with monthly payments calculated in Egyptian pounds despite the property purchase requirement for foreign currency payment. Currency exchange risk becomes a significant factor for foreign borrowers earning income in other currencies.

Most banks require Egyptian co-signers or guarantors for foreign mortgage applications, adding complexity and risk for all parties involved in the transaction. These requirements make cash purchases the preferred option for most foreign land buyers.

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

What is the long-term outlook for the land market in Egypt, and how might it change over time?

The Egyptian land market shows positive long-term prospects driven by continued liberalization, infrastructure development, and growing tourism demand, though political stability and economic reforms remain key influencing factors.

Government initiatives including the New Administrative Capital, Alamein New City, and expanded Red Sea tourism zones are creating substantial new land development opportunities for foreign investors. These mega-projects represent billions of dollars in infrastructure investment that should support land value appreciation through 2030.

Tourism sector recovery following global travel resumption is driving renewed demand for land in resort areas, with occupancy rates and rental yields showing steady improvement throughout 2025. Red Sea destinations and North Coast developments are experiencing particular strength in foreign buyer interest.

Legal framework modernization continues to favor foreign investment, with potential future amendments likely to expand permissible land uses and streamline approval processes. However, national security considerations will continue to influence ownership restrictions near borders and strategic areas.

Currency devaluation concerns and inflation pressures may impact land pricing dynamics, potentially making Egyptian real estate more attractive to foreign buyers holding stronger currencies while creating affordability challenges for domestic buyers.

Conclusion

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

Sources

1. Wise - Buying Property in Egypt
2. UNCTAD Investment Policy Monitor
3. Select Realty - How to Buy Property in Egypt as a Foreigner
4. Sands of Wealth - Buy Land Egypt
5. Sands of Wealth - Foreigners Buy Land Egypt
6. Buildix Real Estate - Legal Process Guide
7. Consortio Law Firm - Property Ownership Rules
8. Youssry Saleh - Foreigners Ownership of Real Estate