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
As we reach mid-2025, Egypt's real estate market is experiencing unprecedented growth with property prices surging between 10-30% annually. Egypt offers apartments as the most common property type, with prices ranging from EGP 7,300 per square meter in Alexandria to EGP 27,600 per square meter in Cairo's New Administrative Capital, making it one of the most affordable markets in the region while still delivering strong investment returns.
If you want to go deeper, you can check our pack of documents related to the real estate market in Egypt, based on reliable facts and data, not opinions or rumors.
Egypt's property market is dominated by apartments, with the most popular investment destinations being Cairo, New Cairo, Alexandria, and the North Coast. Property prices have surged dramatically, with some areas seeing increases of over 50% in the past year alone.
As of June 2025, typical apartment prices range from EGP 7,300/sqm in Alexandria to EGP 27,600/sqm in Cairo's premium areas, while villa prices range from EGP 13,850/sqm to EGP 26,850/sqm depending on location.
| City/Region | Apartment Price (EGP/sqm) | Villa Price (EGP/sqm) | Investment Appeal |
|---|---|---|---|
| Cairo (New Administrative Capital) | 27,600 | 26,850 | Premium growth area |
| New Cairo (5th Settlement) | 23,800 | 21,450 | Family-friendly luxury |
| Sheikh Zayed | 24,900 | 24,400 | Upscale residential |
| 6th of October | 19,250 | 23,050 | Affordable industrial hub |
| North Coast | 26,100 | 20,200 | Tourism & vacation homes |
| Alexandria | 7,300 | 13,850 | Budget-friendly coastal |
| Ain El Sokhna | 21,700 | 19,850 | Red Sea tourism |
What types of properties are most common in Egypt?
Apartments dominate Egypt's real estate landscape, representing the most prevalent property type across urban centers.
The Egyptian market offers diverse housing options including standalone villas in gated communities, townhouses popular among families, and duplexes providing multi-level living spaces. Chalets are particularly sought-after in coastal destinations like the North Coast and Red Sea regions.
Commercial units including offices, clinics, and retail spaces concentrate mainly in urban business districts. Apartments remain the top choice due to their affordability and suitability for singles, couples, and small families, especially in densely populated cities like Cairo and Alexandria.
The prevalence of apartments stems from Egypt's urbanization trends and space constraints in major cities, making vertical development the most practical solution for housing demand.
It's something we develop in our Egypt property pack.
Which cities are most popular for buying property in Egypt?
Cairo leads as Egypt's premier property investment destination, serving as the economic and cultural hub with diverse neighborhoods from historic Zamalek to the ultra-modern New Administrative Capital.
New Cairo and 6th of October City represent the country's fastest-growing residential markets, featuring modern infrastructure and strong buyer demand. These areas have captured over 40% of new residential developments in 2024, cementing their position as key growth centers.
Alexandria offers Mediterranean charm at more affordable price points, making it attractive for budget-conscious investors. The North Coast, including areas like Alamein and Ras El Hekma, commands premium prices due to vacation home demand and exceptional summer rental yields.
The Red Sea Coast, particularly Hurghada and Ain El Sokhna, attracts both tourism investors and expat communities seeking coastal lifestyle properties. These destinations benefit from Egypt's growing tourism sector and international buyer interest.
Each region offers distinct advantages: Cairo for urban investment, New Cairo for modern family living, Alexandria for affordability, and coastal areas for tourism-related returns.
How much does a typical home cost in Egypt right now?
| Property Type | Location | Price Range (EGP) | Price per sqm (EGP) |
|---|---|---|---|
| 2-bedroom apartment (120 sqm) | New Cairo | 2,800,000 - 3,400,000 | 23,800 |
| 3-bedroom apartment (140 sqm) | Alexandria | 1,000,000 - 1,400,000 | 7,300 |
| Villa (200 sqm) | Sheikh Zayed | 4,800,000 - 5,200,000 | 24,400 |
| Chalet (96 sqm) | North Coast | 2,500,000 - 4,000,000 | 26,100 |
| Apartment (85 sqm) | Hurghada | 3,500,000 - 4,500,000 | 41,660 |
| Studio apartment (45 sqm) | 6th of October | 850,000 - 950,000 | 19,250 |
| Luxury apartment (150 sqm) | Zamalek, Cairo | 4,100,000 - 4,800,000 | 27,600 |
What are the average price ranges per square meter across Egypt?
Premium areas in Egypt command prices between EGP 24,000-27,600 per square meter, with the New Administrative Capital leading at EGP 27,600/sqm for apartments.
Mid-range areas including New Cairo's 5th Settlement average EGP 23,800/sqm for apartments, while Sheikh Zayed reaches EGP 24,900/sqm. The North Coast vacation market commands similar premium pricing at EGP 26,100/sqm due to tourism demand.
Budget-friendly areas offer significant value, with Alexandria averaging just EGP 7,300/sqm for apartments and EGP 13,850/sqm for villas. The 6th of October City provides middle-ground pricing at EGP 19,250/sqm for apartments.
Up-and-coming zones like the New Administrative Capital, Alamein, and Sheikh Zayed show the strongest growth potential, supported by government infrastructure investments and private development projects.
Price variations reflect location desirability, infrastructure quality, proximity to amenities, and investment potential, with coastal and new development areas commanding premium rates.
What's included in the total cost of buying a home in Egypt?
Property purchases in Egypt involve several mandatory costs beyond the purchase price, typically adding 6-10% to the total investment.
Property sales tax amounts to 2.5% of the property value, usually paid by the seller but may transfer to the buyer if the seller defaults. Registration fees range from 1-3% of the property value, typically 2% for residential properties, paid directly to the Notary Public.
Legal fees constitute 1-3% of the property value for attorney services, while utilities re-registration costs approximately $250 for water and electricity meter transfers. Agent commissions vary between 1-3% of the sale price, sometimes paid by the seller or split between parties.
Gated communities may require maintenance deposits up to 10% of the unit price. Additional costs include property inspections, translation services for foreign buyers, and bank transfer fees for international transactions.
Budget approximately 8-12% above the purchase price for total acquisition costs to avoid financial surprises during the buying process.
Don't lose money on your property in Egypt
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
How much have property prices changed in Egypt recently?
Egypt's residential property market has experienced explosive growth, with nationwide prices surging 39.3% year-over-year in the first quarter of 2024, following a 41.9% increase in 2023.
Cairo leads the price surge with some neighborhoods experiencing increases exceeding 50% annually. New Cairo saw apartment prices climb 37.1% year-over-year to EGP 19,050 per square meter by March 2024, while the 6th of October City recorded a dramatic 63.3% increase to EGP 12,900 per square meter.
Individual neighborhoods show even more dramatic growth: Nasr City apartments increased 52.3% while villas rose 58.5% in a single year. These increases reflect strong demand, infrastructure development, and economic factors including currency adjustments.
The five-year trend shows consistent double-digit growth driven by population increase, urbanization, and government infrastructure projects. Real estate has emerged as a preferred inflation hedge for Egyptian investors.
When adjusted for inflation, real price increases moderate to approximately 4.5% annually, though nominal gains remain substantial due to Egypt's broader economic adjustments.
What are the forecasts for real estate prices in Egypt?
Property developers and market analysts predict continued price increases of 10-30% throughout 2025, driven by construction cost inflation and sustained demand.
The residential real estate market is projected to reach USD 33.67 billion by 2029, representing a compound annual growth rate (CAGR) of 10.96% from 2025 to 2029. This growth trajectory reflects Egypt's expanding middle class and urbanization trends.
Five-year forecasts indicate sustained growth especially in government-backed development areas like the New Administrative Capital, Sheikh Zayed, and Alamein. Infrastructure investments and new city developments will continue driving demand and price appreciation.
Ten-year projections suggest moderate growth pace stabilization as markets mature, though high-demand areas will likely maintain premium pricing power. Coastal and tourism-focused regions should benefit from Egypt's expanding hospitality sector.
Market analysts emphasize that growth rates may vary significantly by location, with new developments and prime areas likely outperforming secondary markets in both appreciation and rental yields.
What mortgage options are available in Egypt?
| Mortgage Type | Down Payment | Maximum Financing | Interest Rate |
|---|---|---|---|
| Government Social Housing | 10% | 90% of unit price | 3-5% (subsidized) |
| Private Bank Mortgage | 15-30% | 70-85% of unit price | 16.44% (20-year fixed) |
| Developer Financing | 10-20% | 80-90% of unit price | 0% (installment plans) |
| Islamic Banking | 20-25% | 75-80% of unit price | Variable (Sharia-compliant) |
| Foreign Buyer Programs | 25-40% | 60-75% of unit price | 18-22% typically |
Government-backed mortgage schemes offer the most attractive terms with minimum 10% down payments and up to 90% financing for qualifying properties. Private banks typically require 15-30% down payments with current interest rates around 16.44% for 20-year fixed-rate loans.
Developer financing has become increasingly popular, with many offering extended payment plans up to 10 years at 0% interest, making property ownership more accessible to middle-income buyers.
Foreign buyers face higher down payment requirements and interest rates but can still access financing through major Egyptian banks. Islamic banking options provide Sharia-compliant financing structures for qualifying buyers.
Is it smarter to buy, rent short-term, rent long-term, or resell for profit?
The optimal strategy depends on your investment goals, capital availability, and risk tolerance, with each approach offering distinct advantages in Egypt's current market.
- Buy to Live: Ideal for long-term stability in family-friendly areas like New Cairo or 6th of October, offering security and potential appreciation while avoiding rental market fluctuations.
- Short-term Rental (Airbnb): Highly profitable in tourist destinations like North Coast, Hurghada, and Red Sea areas, with seasonal rental rates often exceeding annual long-term rental income during peak periods.
- Long-term Rental: Provides steady income in urban centers like Cairo and Alexandria, with rental yields ranging 6-10% in prime areas, offering predictable cash flow and lower management requirements.
- Resell for Capital Gains: Most profitable in emerging areas like New Administrative Capital, Alamein, and Sheikh Zayed, where government infrastructure investments drive rapid appreciation.
- Mixed Strategy: Many successful investors combine approaches, purchasing in high-growth areas for appreciation while generating rental income to offset carrying costs.
It's something we develop in our Egypt property pack.
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 are examples of recent sale prices across Egypt?
Recent property transactions demonstrate significant price variations across Egypt's diverse markets, reflecting location desirability and property quality.
In Cairo's premium Zamalek district, a 120-square-meter apartment recently sold for EGP 3.2 million (EGP 26,667/sqm), while similar properties in New Cairo's 5th Settlement average EGP 2.8-3.4 million for comparable size units.
Alexandria's more affordable market shows 140-square-meter apartments selling between EGP 1-1.4 million, representing excellent value for coastal living. The North Coast's luxury segment commands premium prices, with 96-square-meter chalets reaching EGP 8.5 million in prime beachfront locations.
Red Sea properties demonstrate strong tourism demand, with 85-square-meter apartments in Hurghada selling for EGP 3.5-4.5 million, reflecting the area's appeal to both investors and vacation home buyers.
Villa transactions show similar patterns: Sheikh Zayed properties average EGP 24,400/sqm, while 6th of October villas reach EGP 23,050/sqm, both offering family-oriented communities with modern amenities.
What are the smartest investment areas in Egypt today?
| Investment Focus | Top Areas | Expected Returns | Investment Rationale |
|---|---|---|---|
| Capital Appreciation | New Administrative Capital, Alamein | 15-25% annually | Government infrastructure, new city development |
| Rental Yield | New Cairo, North Coast | 8-12% annually | High demand, tourism, expatriate communities |
| Tourism Investment | Hurghada, Ain El Sokhna | 10-15% yield | Red Sea tourism, short-term rental potential |
| Affordable Growth | 6th of October, Sheikh Zayed | 12-18% appreciation | Industrial development, family communities |
| Luxury Segment | Zamalek, Maadi | 8-12% steady growth | Prime location, limited supply, expat demand |
The New Administrative Capital represents the highest growth potential, backed by massive government investment and planned relocation of government offices. Early investors have already seen substantial appreciation with continued upside expected.
Sheikh Zayed and Alamein offer balanced investment opportunities, combining capital appreciation potential with rental income possibilities. These areas benefit from comprehensive master planning and high-quality infrastructure development.
How do Egypt's property prices compare internationally?
Egypt offers exceptional value compared to regional and international markets, with Cairo averaging approximately $700 per square meter versus $2,500 in Istanbul, $4,000 in Dubai, or $18,000 in New York.
Regional comparisons show Egyptian properties cost significantly less than neighboring countries: Cairo apartments average 27 times less than central Manhattan, while offering comparable Middle Eastern cultural experiences and modern amenities.
Despite affordability advantages, Egypt's price-to-income ratio of 11 in Cairo indicates housing costs remain high relative to local wages, though this creates opportunities for international investors with foreign currency income.
Investment returns in Egypt often exceed regional averages, with rental yields of 8-12% in prime areas compared to 3-5% in more developed markets. Capital appreciation rates of 15-30% annually surpass most international markets.
The combination of low entry costs, high returns, and growth potential positions Egypt as one of the region's most attractive emerging real estate markets for both regional and international investors.
It's something we develop in our Egypt property pack.
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.
Egypt's real estate market in 2025 presents compelling opportunities across all property types and investment strategies. With apartments dominating the market and prices ranging from affordable Alexandria options to premium Cairo locations, investors have diverse choices matching various budgets and goals.
The market's strong fundamentals, including 10-30% projected price increases, government infrastructure investment, and robust rental yields up to 12%, make Egypt an attractive destination for both capital appreciation and income-generating investments. Whether seeking vacation properties on the North Coast, urban apartments in Cairo, or emerging opportunities in new administrative areas, Egypt's property market offers exceptional value compared to regional alternatives.
Sources
- Sands Of Wealth - Egypt Real Estate Market Analysis
- Global Property Guide - Egypt Price History
- Sands Of Wealth - Egypt Price Forecasts
- Sands Of Wealth - Hottest Real Estate Areas in Egypt
- Aparthotel - Egypt Housing Market Analysis
- INVEST-GATE - Egypt Real Estate Outlook 2025
- Elbayt - Egypt Real Estate Market 2025
- Sands Of Wealth - Egypt Real Estate Forecasts
- Properstar - Egypt House Prices
- Statista - Egypt Real Estate Market Forecast