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
Egypt's real estate market offers diverse property types at varying price points across different regions, with apartments ranging from EGP 7,300 per sqm in Alexandria to EGP 27,600 per sqm in the New Administrative Capital.
Property prices vary significantly between major cities and emerging areas, with total purchase costs including 3-7% registration fees, 2.5-3% transfer taxes, and additional agent and legal fees. The Egyptian housing market has experienced substantial growth over the past five years, with compound annual growth rates around 10.96% and dramatic year-over-year increases reaching up to 89.4% in prime areas like New Cairo as of September 2025.
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 residential property market shows strong growth potential with apartments priced from EGP 7,300-27,600 per sqm depending on location.
Prime areas like New Administrative Capital and New Cairo command premium prices while Alexandria offers more affordable entry points for investors.
| Location | Apartments (EGP/sqm) | Villas (EGP/sqm) | Investment Suitability |
|---|---|---|---|
| New Administrative Capital | 27,600 | 26,850 | High-end residential/investment |
| New Cairo (5th Settlement) | 23,800 | 21,450 | Expat families/investment |
| Sheikh Zayed | 24,900 | 24,400 | Premium residential |
| 6th of October | 19,250 | 23,050 | Affordable/growing demand |
| Alexandria | 7,300 | 13,850 | Budget-friendly entry |
| North Coast | 26,100 | 20,200 | Vacation/luxury market |
What is the price of a house in Egypt based on property type?
Apartment prices in Egypt range from EGP 7,300 per square meter in Alexandria to EGP 27,600 per square meter in the New Administrative Capital as of September 2025.
Villa prices per square meter vary from EGP 13,850 in Alexandria to EGP 26,850 in luxury areas such as the New Administrative Capital and Sheikh Zayed.
Chalet properties along the North Coast average EGP 26,100 per square meter, making them comparable to premium apartment prices in top-tier locations.
Popular residential areas like New Cairo, Sheikh Zayed, and 6th of October show apartment prices between EGP 19,250-24,900 per square meter, representing the mid-to-high range of the Egyptian property market.
It's something we develop in our Egypt property pack.
How much does the price vary across different areas in Egypt?
Property prices in Egypt show dramatic variation across different regions, with premium areas commanding prices nearly four times higher than affordable locations.
The highest prices are concentrated in the New Administrative Capital, New Cairo (especially 5th Settlement), Sheikh Zayed, Zamalek, and North Coast luxury developments like Ras El Hekma.
Affordable options are available in Alexandria, 6th of October, Badr City, Obour, and Cairo outskirts, where properties can start from EGP 400,000 to 700,000 for complete units.
Emerging areas like Mostakbal City and New Alamein are experiencing rapid development and show strong growth potential for future property appreciation.
The price gap between premium and budget areas reflects differences in infrastructure, amenities, and proximity to business districts and international schools.
What is the typical surface area of a house in Egypt?
Typical apartments in Egypt range from 85 to 150 square meters, with luxury units often exceeding 150 square meters.
Villas generally start at 200 square meters or more, providing substantial living space for families and investment purposes.
Chalet properties along the North Coast typically measure between 90-100 square meters, designed for vacation and seasonal use.
Premium developments in areas like New Cairo and Sheikh Zayed often feature larger apartment units ranging from 120-180 square meters to accommodate expat families and affluent Egyptian buyers.
Villa developments in compound projects can range from 250-500 square meters, offering multiple bedrooms, gardens, and private amenities.
What are the total costs associated with purchasing a house, including fees and taxes?
Registration fees range from 3-7% of the property value, varying by location and municipal requirements across different Egyptian governorates.
Transfer tax typically amounts to 2.5-3% of the property's value, paid by the buyer during the transaction process.
Real estate agent fees range from 1-3% of the purchase price, while lawyer fees for due diligence and transaction processing cost 1-3% of property value.
Stamp duty varies from 1.08-20% of contract value, though residential sales typically fall at the lower end of this range.
Property tax equals 10% of estimated annual rental value but is exempt for owner-occupied properties, and capital gains tax applies to resale profits.
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.
What are the financing options available, and what is the mortgage cost for buying a house in Egypt?
Conventional bank mortgages require down payments of 10-25% of the property value, with terms typically extending up to 30 years.
Government-backed Central Bank of Egypt (CBE) programs offer subsidized mortgage rates from 3-8% for qualified buyers, requiring 15-20% down payment.
A EGP 1 million mortgage over 30 years at 3% interest rate results in monthly payments of approximately EGP 3,585.
Market-rate mortgages currently range from 24-26% interest as of July 2025, closely tied to Central Bank lending rates and primarily feasible for high-income borrowers.
The average mortgage loan size for government-assisted buyers is EGP 131,500, though mainstream urban purchases typically require significantly higher amounts.
What are the best areas in Egypt to live in, compared to areas suitable for renting out?
New Cairo (5th Settlement) ranks as the top residential area for families and expats, offering modern amenities, international schools, and comprehensive infrastructure.
Maadi provides a leafy, quiet environment that attracts expat families, while Zamalek offers artistic and diplomatic communities with high rental yields.
Sheikh Zayed features upscale family-oriented compounds, and Sahl Hasheesh provides coastal luxury suitable for retirees and international residents.
For rental investment purposes, the New Administrative Capital, New Cairo, Sheikh Zayed, North Coast, and Mostakbal City offer high rental demand and strong capital appreciation potential.
Budget-conscious investors can consider Obour, 6th of October, Badr, and Alexandria for affordable entry points with steady rental income potential.
How do short-term rental properties compare with long-term rental properties in terms of investment return?
Short-term rentals in tourist areas like Hurghada and North Coast can yield 7-8% annually, though occupancy is seasonal and requires active management.
Beachfront units in Hurghada command EGP 3,000-5,000 per month during peak season, making them attractive for investors targeting vacation rental markets.
Long-term rentals in prime Cairo neighborhoods like New Cairo and Zamalek yield 8-10% annually with more stable, year-round occupancy.
Urban apartments in Alexandria generate approximately 5% annual returns through long-term rental arrangements, providing steady but lower yields.
Premium urban areas maintain the highest occupancy rates and rental demand throughout the year, making them more reliable for consistent investment returns.
What's the typical price for houses in areas with high demand versus those with more affordable options?
| Demand Level | Location Examples | Price Range (EGP/sqm) | Target Buyers |
|---|---|---|---|
| High Demand | New Administrative Capital, New Cairo | 23,800-27,600 | Government employees, expats |
| High Demand | Sheikh Zayed, North Coast | 24,900-26,100 | Affluent families, investors |
| Medium Demand | 6th of October, Maadi | 19,250-22,000 | Middle-class families |
| Affordable | Alexandria, Badr City | 7,300-15,000 | First-time buyers, students |
| Emerging | Mostakbal City, New Alamein | 15,000-20,000 | Growth-focused investors |
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 the most expensive areas to buy property in Egypt, and what areas are considered upcoming?
The New Administrative Capital leads Egypt's most expensive property markets, with apartment prices reaching EGP 27,600 per square meter due to government relocations and modern infrastructure.
New Cairo's 5th Settlement commands EGP 23,800 per square meter for apartments, driven by expat demand and proximity to international schools and business districts.
Sheikh Zayed and Zamalek represent premium residential areas with prices around EGP 24,900 per square meter, attracting affluent Egyptian and international buyers.
Mostakbal City and New Alamein are the primary upcoming areas showing rapid development and strong growth potential for future property appreciation.
North Coast luxury developments, including Ras El Hekma, are emerging as high-end vacation property markets with significant investment potential.
What's the price difference between buying a house to live in versus buying one to resell later for a profit?
Premium properties for residence in top areas typically cost the same as investment purchases, with profit potential coming from appreciation rather than initial pricing differences.
Resale profits are primarily generated in premium and upcoming areas due to annual price increases ranging from 10-30% in high-demand locations.
Luxury compounds and off-plan units in areas like the New Administrative Capital and Sheikh Zayed offer the highest appreciation potential for resale investors.
Properties purchased for residence in established areas like Maadi and Zamalek maintain steady value but may appreciate more slowly than emerging development zones.
It's something we develop in our Egypt property pack.
How have house prices in Egypt changed over the past five years, and how do they compare to one year ago?
Egypt's property market has experienced compound annual growth of approximately 10.96% over the past five years, with cumulative growth of 50-70% forecast by 2030.
Year-over-year price increases have been dramatic, with New Cairo experiencing an 89.4% rise in Q1 2025 alone due to currency devaluation and supply constraints.
Some of Cairo's best areas saw price increases of 175-180% during certain 2024 periods, reflecting significant market pressures and high demand.
Alexandria has maintained more moderate growth at approximately 15% annually, providing a more stable but still positive investment environment.
The Egyptian pound's devaluation has contributed to substantial price increases in EGP terms while making properties more attractive to foreign buyers with hard currency.
What is the forecast for house prices in Egypt for the next one, five, and ten years?
Short-term forecasts predict 10-30% property price growth in major Egyptian cities during 2025, driven by continued urbanization and government megaprojects.
Medium-term projections from 2026-2030 anticipate a compound annual growth rate of 10.96%, maintaining strong appreciation across premium and emerging areas.
Long-term outlook through 2035 suggests continued positive appreciation, particularly in the New Administrative Capital and North Coast developments, supported by ongoing infrastructure investments.
Government megaprojects including the New Administrative Capital and coastal development initiatives are expected to sustain property demand and price growth throughout the decade.
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 property market offers diverse opportunities across different price points and regions, from affordable entry points in Alexandria to premium investments in the New Administrative Capital.
With strong growth forecasts and ongoing government infrastructure projects, the Egyptian real estate market presents compelling investment potential for both residential and rental income purposes.
Sources
- Global Property Guide
- Sands of Wealth - House Price Egypt
- Statista - Average Size of Residential Villas
- EgyProperty - North Coast
- Select Realty - Affordable Property Investment
- Nawy - New Projects in Egypt
- Iwan Developments
- World Passports - Egypt Real Estate Investment
- Integra Dom - Egypt Real Estate Market
- Buildix Real Estate - Legal Process Guide