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Alexandria's property market is experiencing remarkable growth in 2025, with surge in prices across most neighborhoods. The city offers compelling opportunities for both living and investment through its coastal charm, expanding infrastructure, and diverse property portfolio spanning apartments, townhouses, and villas.
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Alexandria property prices range from EGP 3,000-50,000+ per square meter depending on location and type, with standard apartments averaging EGP 7,300/sqm and villas EGP 13,850/sqm as of September 2025.
Prime waterfront areas like Sawari Alexandria and Palm Hills command the highest prices, while Smouha and Roshdy offer excellent value with strong rental yields of 7-15%.
| Property Type | Condition/Location | Price Range (EGP/sqm) |
|---|---|---|
| Standard Apartment | New/Good Condition | 3,000-5,000 |
| Premium Apartment | Prime Location | 10,000-15,000 |
| Luxury Apartment | Waterfront/Sea View | 15,000-22,450 |
| Standard Villa | Good/New | 8,000-12,000 |
| Premium Villa | Gated Community | 12,000-18,000 |
| Waterfront Villa | Prime Beachfront | 20,000-50,000+ |
| Market Average (All) | General Mix 2025 | 7,300 (Apt) / 13,850 (Villa) |
What's your main goal for buying property in Alexandria - living, renting, or reselling?
Your primary goal determines everything from neighborhood selection to property type and budget allocation in Alexandria's diverse real estate market.
For long-term living, focus on neighborhoods like Smouha, Kafr Abdu, or Sporting that offer excellent amenities, security, and quality of life. Smouha provides modern buildings with organized streets and full amenities, making it ideal for families seeking high living standards.
Investment buyers targeting rental income should consider Agami, Sawari Alexandria, Alex West, and Palm Hills Alexandria, where rapid price growth and waterfront access generate strong rental demand. These areas deliver gross rental yields of 7-15% depending on property type and rental strategy.
Flipping opportunities exist primarily in Roshdy, Sporting, and parts of Smouha where older properties can be renovated and resold with 15-25% premiums. The renovation timeline typically runs 8-18 months with target profits of 10-15% net after all costs.
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Which Alexandria neighborhoods match your investment or living goals?
Alexandria's neighborhoods offer distinct advantages depending on your specific objectives and budget requirements.
Smouha stands out for families and long-term residents with its modern infrastructure, organized layout, and comprehensive amenities. Property prices here remain reasonable while delivering excellent quality of life and strong resale potential.
Kafr Abdu attracts affluent buyers seeking luxury properties, featuring historic palaces and luxurious villas that appeal to high-net-worth individuals and those prioritizing prestige and resale value.
Sporting offers direct sea views and tranquil living conditions, making it attractive to both local and international buyers seeking coastal lifestyle with investment potential. Cleopatra combines family-friendly environments with sea views, offering a balanced mix of apartments and villas suitable for both lifestyle and investment purposes. The waterfront developments in Agami, Sawari Alexandria, Alex West, and Palm Hills Alexandria are experiencing rapid appreciation due to new infrastructure investments, modern amenities, and prime beachfront access.
What are current property prices per square meter in different Alexandria areas?
| Property Category | Location Type | Price Range (EGP/sqm) |
|---|---|---|
| Standard Apartments | Residential Areas | 3,000-5,000 |
| Premium Apartments | Prime Locations | 10,000-15,000 |
| Luxury Apartments | Waterfront/Sea View | 15,000-22,450 |
| Standard Villas | Good Neighborhoods | 8,000-12,000 |
| Premium Villas | Gated Communities | 12,000-18,000 |
| Beachfront Properties | Prime Waterfront | 20,000-50,000+ |
| Market Average | All Apartments | 7,300 |
| Market Average | All Villas | 13,850 |
What property size and features should you target in Alexandria?
Property size and feature requirements vary significantly based on your intended use and target market in Alexandria's real estate landscape.
For long-term living, target 2-4 bedrooms with 2+ bathrooms, minimum 120 square meters of internal space, plus outdoor areas and covered parking. Essential features include elevator access, modern kitchen and bathrooms, security systems, and proximity to schools, hospitals, and shopping centers. Sea views, balconies, and community amenities represent valuable additions that enhance both livability and resale potential.
Rental properties perform best with 1-3 bedrooms, 1-2 bathrooms, and 80-150 square meters in central locations with easy transportation access. Elevator access becomes crucial for tenant appeal, especially in multi-story buildings.
Properties targeted for renovation and resale should focus on simple layouts with 1-3 bedrooms that allow for cost-effective improvements. Look for properties with good bones but outdated finishes, where strategic renovations can deliver maximum value increase.
Parking spaces add significant value across all property types, particularly in dense neighborhoods like Smouha and Roshdy where street parking remains limited.
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What's your complete budget including all fees and contingencies?
Your true all-in budget must account for purchase price plus various fees, taxes, and potential renovation costs that can add 15-30% to the base property price.
Purchase prices in Alexandria range from EGP 800,000 for small apartments in areas like Smouha to over EGP 7,000,000 for luxury sea-view properties in Cleopatra and premium waterfront developments.
Additional costs include agent commissions (2-3% of purchase price), buyer and transfer taxes (1-3%), legal and notary fees (approximately 1%), and property inspections (0.5%). These fees typically add EGP 100,000-200,000 to a EGP 2,500,000 property purchase.
Renovation and contingency budgets should represent 10-20% of purchase price for older properties requiring updates. For a EGP 2,500,000 Roshdy apartment, expect total all-in costs of EGP 2,800,000-3,000,000 including fees and minor renovations.
Currency fluctuation represents an additional consideration for international buyers, requiring buffer funds to account for Egyptian pound volatility during the purchase process.
What mortgage terms and monthly payments can you expect in Alexandria?
Alexandria's mortgage market presents challenges with high interest rates and limited international buyer options, requiring careful financial planning.
Current mortgage rates typically exceed 14-18% annually for local buyers, with slightly higher rates for international purchasers. The mortgage market for foreign buyers remains developing, with limited bank participation and stricter requirements.
Standard down payments range from 20-30% of purchase price, with amortization periods typically limited to 10-15 years. Longer terms remain rare due to economic volatility and banking regulations.
For a EGP 2,500,000 apartment with 25% down payment (EGP 625,000) and financing EGP 1,875,000 at 18% annual rate, monthly payments approximate EGP 29,000-32,000 depending on term length and additional fees.
Many buyers opt for cash purchases or alternative financing arrangements due to high borrowing costs and limited mortgage availability, particularly for premium and waterfront properties.
Which properties maximize quality of life and resale potential if you plan to live there?
Properties that combine excellent livability with strong resale prospects focus on established neighborhoods with proven track records and ongoing development.
Smouha, Kafr Abdu, Sporting, and Cleopatra offer the best combination of current quality of life and future appreciation potential. These areas provide excellent security, established amenities, and consistent demand from both residents and investors.
Waterfront developments in Sawari Alexandria and Palm Hills Alexandria deliver premium lifestyle experiences with strong appreciation potential, though at higher price points. These compound-style developments offer resort-like amenities and security that appeals to affluent residents and maintains strong resale values.
Properties with sea views, modern amenities, and proximity to international schools and healthcare facilities command premium prices and maintain strong market demand. Buildings with elevators, covered parking, and 24-hour security represent essential features for both livability and resale appeal.
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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 rental yields can you expect for short-term vs long-term rentals in Alexandria?
Alexandria's rental market offers attractive yields across different strategies, with location and property type significantly impacting returns.
Long-term rental yields typically range from 7-10% gross annually, with prime locations and well-maintained properties achieving the higher end of this range. Net yields after management costs, maintenance, and vacancy periods typically fall to 5-8%.
Short-term rental strategies through platforms like Airbnb can generate 12-15% gross yields in prime waterfront areas, particularly in Agami, Palm Hills, and Sawari Alexandria. However, management costs increase to 15-20% of gross income, plus additional permit fees and tax obligations for short-term operations.
Occupancy rates for short-term rentals in premium beachfront areas reach 85-95% during peak seasons, dropping to 60-75% during slower periods. Long-term rentals in established residential areas maintain 70-85% occupancy with lower management requirements.
Properties in emerging areas like parts of Sporting and Laurent show potential for yield expansion as infrastructure development continues and rental demand increases from both domestic and international tenants.
What's the value-add strategy if you plan to flip properties in Alexandria?
Successful property flipping in Alexandria focuses on strategic renovations in neighborhoods with strong resale demand and clear value-add opportunities.
Target areas include Roshdy, Sporting, and parts of Smouha where older apartments and villas offer renovation potential. Budget EGP 300,000-700,000 for mid-range renovations including updated kitchens, bathrooms, flooring, and paint.
Renovation timelines typically span 8-18 months including planning, permits, construction, and marketing phases. Focus on improvements that deliver maximum visual impact and functional upgrades rather than luxury finishes that may not provide proportional returns.
After-repair values in hot areas can reach EGP 3,000,000+ for well-renovated 120 square meter apartments, with successful flips generating 15-25% premiums over pre-renovation purchase price plus improvement costs.
Target net profits of 10-15% after all costs including purchase, renovation, holding costs, taxes, and selling expenses. Properties with good structural condition but dated finishes offer the best risk-reward profiles for value-add strategies.
Can you share examples of recent property transactions in Alexandria?
Recent transaction examples demonstrate the current market dynamics and achievable returns across different Alexandria neighborhoods and strategies.
A 115 square meter apartment in Smouha sold for EGP 1,050,000 with total all-in costs reaching EGP 1,180,000 after fees and minor improvements. This property now generates EGP 6,800 monthly rental income, delivering 7.3% net annual yield.
In Roshdy, a 135 square meter apartment listed at EGP 2,600,000 was negotiated down to EGP 2,400,000. After EGP 400,000 in comprehensive renovations, the property resold for EGP 3,250,000, generating solid returns for the investor.
A prime 80 square meter sea-view apartment in Cleopatra listed for EGP 1,750,000 but sold for EGP 1,660,000 after negotiations. Operating as a short-term rental, it generates EGP 13,700 monthly income on average, achieving approximately 10% annual yield.
These examples illustrate successful outcomes across different strategies, though individual results vary based on specific property conditions, market timing, and execution quality.
Which Alexandria areas offer the best value at different budget levels?
Alexandria's neighborhoods stratify clearly across budget ranges, with distinct opportunities at each price point for smart buyers.
| Budget Category | Recommended Areas | Smart Buy Strategy |
|---|---|---|
| Budget-Friendly | Smouha, parts of Roshdy | Modern apartments with amenities |
| Mid-Range | Sporting, central Cleopatra | Properties near infrastructure upgrades |
| Premium | Kafr Abdu, waterfront Cleopatra | Established luxury with sea access |
| Luxury | Sawari, Palm Hills, Alex West | New developments with resort amenities |
| Ultra-Luxury | Prime beachfront locations | Unique waterfront properties |
| Up-and-Coming | Agami, Laurent, Landmark area | Properties near planned development |
| Investment Focus | Growing infrastructure zones | Recently completed compounds |
How have Alexandria property prices changed and what's the outlook?
Alexandria's property market has experienced substantial growth with strong momentum continuing into 2025 and beyond.
Property prices increased 31% year-over-year in prime areas as of September 2025, with general market growth of 16-24% across different neighborhoods. This represents acceleration from previous years and reflects increased investor confidence and infrastructure development.
Over the past five years, some districts have appreciated 50-70%, particularly areas near new retail developments, transportation hubs, and waterfront infrastructure projects. The New Alamein development and improved Cairo-Alexandria transportation have catalyzed growth in western Alexandria areas.
Base case forecasts project 10-30% annual growth over the next 1-5 years, driven by continued infrastructure investment, tourism development, and domestic migration to Alexandria. Upside scenarios assume political stability and continued economic growth, while downside risks include currency devaluation and global economic pressures.
Alexandria offers more affordable entry points than Cairo while delivering competitive rental yields and steady capital appreciation. The city positions itself as a yield-focused market with moderate but consistent growth potential compared to Cairo's more volatile but potentially higher-return opportunities.
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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.
Alexandria's property market in 2025 presents compelling opportunities across different price ranges and investment strategies.
Success requires matching your goals with the right neighborhood, property type, and budget while accounting for all costs and market dynamics.
Sources
- Property Finder Egypt - Best Places for Living in Alexandria
- Sands of Wealth - Alexandria Price Forecasts
- Sands of Wealth - Alexandria Which Area
- Sands of Wealth - Egypt Real Estate Forecast
- Sands of Wealth - House Price Egypt
- Global Property Guide - Egypt Price History
- Iwan Developments - Real Estate Investment in Egypt
- Economy Middle East - Egypt's Real Estate Market Booms