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Yes, the analysis of Cairo's property market is included in our pack
Property prices in Cairo have surged dramatically in 2025, making it crucial for investors to understand current market conditions.
Apartments in New Cairo now range from 1,200,000 EGP to over 8,300,000 EGP depending on size and location, while villas start from approximately 11,000,000 EGP and can exceed 50,000,000 EGP in premium compounds. Prices have increased by 20–30% since late 2024 due to inflation, high demand, and rising construction costs.
If you want to go deeper, you can check our pack of documents related to the real estate market in Cairo, based on reliable facts and data, not opinions or rumors.
Cairo's property market is experiencing a significant boom in 2025, with prices rising 20-30% year-over-year across all property types.
New Cairo remains the most expensive area with luxury apartments reaching 8.3 million EGP, while emerging areas like 6th October offer more affordable entry points below 2 million EGP.
| Property Type | Price Range (EGP) | Size Range | Average Price per sqm |
|---|---|---|---|
| Budget Apartment | 1,200,000 - 2,000,000 | 80-120 sqm | 15,000 - 25,000 EGP |
| Mid-Range Apartment | 2,500,000 - 5,000,000 | 100-150 sqm | 25,000 - 35,000 EGP |
| Luxury Apartment | 5,000,000 - 8,300,000+ | 120-200 sqm | 40,000 - 60,000 EGP |
| Standard Villa | 11,000,000 - 20,000,000 | 200-350 sqm | 45,000 - 65,000 EGP |
| Luxury Villa | 25,000,000 - 50,000,000+ | 350-600 sqm | 70,000 - 100,000+ EGP |
| Townhouse | 15,000,000 - 25,000,000 | 250-400 sqm | 50,000 - 75,000 EGP |
| Premium Compound Villa | 30,000,000 - 50,000,000+ | 400-700 sqm | 75,000 - 120,000+ EGP |
What's your main goal: to live in the property, rent it out, or buy to resell later?
Your investment strategy directly impacts which Cairo properties offer the best value and returns in 2025.
If you're buying to live in the property, focus on established neighborhoods like New Cairo's 5th Settlement or Heliopolis, where infrastructure is mature and daily amenities are readily available. These areas command higher prices but offer better lifestyle quality and long-term stability.
For rental income purposes, New Cairo apartments generate the strongest returns with yields ranging from 6-8% annually. Short-term rentals in furnished units near business districts or universities can achieve even higher returns, particularly in areas like Madinaty or near the American University in Cairo campus.
Investment for resale requires targeting emerging areas with development potential. The 6th of October City and parts of the New Administrative Capital offer lower entry prices but significant appreciation potential as infrastructure develops over the next 3-5 years.
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Which property type are you considering and how does that affect prices?
Property type dramatically influences both initial investment and long-term returns in Cairo's current market.
Apartments represent the most liquid and affordable entry point, with prices starting at 1,200,000 EGP for basic units in emerging areas. Luxury apartments in prime New Cairo locations can reach 8,300,000 EGP for 170 sqm units, offering strong rental potential and easier resale compared to larger properties.
Villas command premium prices starting at 11,000,000 EGP in decent compounds, with luxury properties in exclusive developments like Mountain View Hyde Park reaching 50,000,000 EGP or more. Villas offer better space and privacy but require higher maintenance costs and longer selling periods.
Townhouses provide a middle ground, typically priced between 15,000,000-25,000,000 EGP in good compounds. They offer more space than apartments while being more affordable than standalone villas, making them attractive for families and moderate investors.
Duplex apartments combine apartment convenience with villa-like space, generally priced 20-30% higher than equivalent single-level units but offering unique rental appeal in the Cairo market.
Which specific areas in Cairo are you looking at and how do prices differ?
Location determines up to 70% of your property's value and appreciation potential in Cairo's diverse real estate landscape.
| Area | Apartment Price Range (EGP) | Villa Price Range (EGP) | Price per sqm (EGP) |
|---|---|---|---|
| New Cairo (5th Settlement) | 3,000,000 - 8,300,000 | 15,000,000 - 50,000,000+ | 40,000 - 60,000 |
| Palm Hills, New Cairo | 4,000,000 - 12,000,000 | 11,000,000 - 35,000,000 | 45,000 - 75,000 |
| Heliopolis | 2,500,000 - 6,000,000 | 8,000,000 - 20,000,000 | 25,000 - 45,000 |
| Nasr City | 1,800,000 - 5,000,000 | 7,000,000 - 18,000,000 | 20,000 - 42,000 |
| Madinaty | 2,200,000 - 5,500,000 | 12,000,000 - 28,000,000 | 28,000 - 50,000 |
| 6th of October | 1,200,000 - 3,500,000 | 6,500,000 - 15,000,000 | 15,000 - 35,000 |
| New Administrative Capital | 2,800,000 - 7,500,000 | 14,000,000 - 40,000,000 | 35,000 - 65,000 |
How much space do you want and how does that influence the total price?
Property size directly correlates with total investment but price per square meter varies significantly across different size categories.
Small apartments (80-120 sqm) offer the most affordable entry point with prices ranging from 1,200,000 EGP in emerging areas to 4,500,000 EGP in prime locations. These units typically command higher per-square-meter prices but generate strong rental yields due to high demand from young professionals and small families.
Medium-sized units (120-180 sqm) represent the sweet spot for most investors, priced between 2,500,000-6,500,000 EGP depending on location. These properties offer balanced investment potential with good appreciation prospects and steady rental demand from established families.
Large apartments and penthouses (180+ sqm) command premium prices starting at 5,000,000 EGP and reaching over 12,000,000 EGP in luxury compounds. While per-square-meter costs may be lower, total investment requirements limit the buyer pool, potentially affecting liquidity.
Villa sizes typically start at 200 sqm and can exceed 700 sqm in ultra-luxury compounds. Larger villas offer better value per square meter but require substantially higher total investments, with maintenance costs scaling proportionally with size.
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What's the typical asking price now for properties in your chosen area?
As of September 2025, asking prices in Cairo reflect the market's continued upward trajectory with significant variations between property types and locations.
In New Cairo's premium areas, luxury apartments are listed between 6,000,000-8,300,000 EGP for 150-170 sqm units, while entry-level apartments in the same area start around 3,500,000 EGP for 100 sqm. These prices represent a 25-30% increase from late 2024 levels.
Villa asking prices in compounds like Palm Hills and Mountain View range from 15,000,000-35,000,000 EGP for standard models, with ultra-luxury properties exceeding 50,000,000 EGP. Standalone villas outside compounds offer better value, typically priced 20-30% lower than comparable compound properties.
Emerging areas like 6th of October present more affordable options with apartment asking prices between 1,500,000-2,800,000 EGP, while New Administrative Capital properties command premiums of 15-25% over similar locations due to government backing and infrastructure development.
Market conditions favor sellers in 2025, with properties in desirable locations receiving multiple offers and selling close to or above asking prices within 30-60 days of listing.
What would be the total purchase cost including all fees and expenses?
Total acquisition costs typically add 5-10% to the property purchase price, varying based on transaction structure and professional services required.
Legal fees and registration costs represent 2-3% of the property value, including lawyer fees, title transfer, and government registration charges. These costs are generally split between buyer and seller but can be negotiated as part of the purchase agreement.
Real estate agent commissions typically range from 2-4% of the property value, usually paid by the seller but sometimes factored into the asking price. Direct purchases from developers may eliminate agent fees but often include marketing and administrative charges.
Additional expenses include property inspection (10,000-25,000 EGP), mortgage arrangement fees if financing is used (1-2% of loan value), and insurance setup costs (15,000-40,000 EGP annually depending on property value and coverage).
For a 5,000,000 EGP property purchase, expect total transaction costs of approximately 250,000-500,000 EGP beyond the purchase price, making the total investment around 5,250,000-5,500,000 EGP.
How much do down payments and mortgage costs add to your financial requirements?
Financing requirements significantly impact your initial capital needs and ongoing cash flow in Cairo's property market.
Egyptian banks typically require 20-30% down payments for property purchases, with some premium lenders accepting 15% for qualified borrowers with strong credit profiles. For a 4,000,000 EGP apartment, this translates to 600,000-1,200,000 EGP upfront plus closing costs.
Mortgage interest rates in September 2025 range from 14-18% annually for Egyptian pound loans, with monthly payments varying based on loan term and borrower qualifications. A 3,000,000 EGP loan over 20 years at 16% interest results in monthly payments of approximately 51,000 EGP.
Developer payment plans offer alternative financing with installments typically spread over 3-8 years at 0-8% interest rates. These plans usually require 10-15% down payment with quarterly or semi-annual payments, making them attractive for cash-flow management.
Foreign currency mortgages may be available for properties above 7,000,000 EGP, potentially offering better rates but introducing currency risk that must be carefully evaluated based on income sources and hedging capabilities.
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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 income could you expect from your property investment?
Rental yields in Cairo currently average 6-8% annually, with significant variation based on property type, location, and rental strategy.
Long-term rentals in New Cairo generate monthly income of 25,000-45,000 EGP for 3-bedroom apartments, translating to annual yields of 6-7% on properties valued at 4,500,000-6,500,000 EGP. Premium locations with amenities command higher rents but also require higher initial investments.
Short-term vacation rentals can achieve 15-25% higher returns through platforms like Airbnb, particularly for furnished units near business districts or tourist attractions. However, this strategy requires active management and may face regulatory changes affecting profitability.
Villa rentals in compounds typically generate 40,000-80,000 EGP monthly depending on size and amenities, providing yields of 5-7% on investments ranging from 12,000,000-25,000,000 EGP. Compound properties benefit from consistent demand from expatriate families and affluent Egyptians.
Commercial ground-floor units in residential buildings can achieve higher yields of 8-12% but require different management approaches and may face higher vacancy periods depending on local business conditions.
Which areas offer the best capital growth potential for future resale?
Capital appreciation prospects vary dramatically across Cairo's diverse neighborhoods, with infrastructure development and government planning driving long-term value creation.
1. **New Administrative Capital** leads growth potential with government backing, major infrastructure projects, and planned business district development expected to drive 15-25% annual appreciation through 2027.2. **6th of October City expansion areas** offer strong growth prospects as metro line extensions and new residential compounds increase accessibility and desirability for middle-class buyers.3. **New Cairo's underdeveloped sectors** present opportunities as existing infrastructure supports expansion, with land prices rising 20-30% annually in areas designated for future compound development.4. **Madinaty extension zones** benefit from the success of existing development, with new phases expected to appreciate 12-18% annually as the community matures and amenities expand.5. **North Coast residential projects** targeting year-round living rather than vacation homes show potential for significant appreciation as infrastructure improves and permanent residency increases.Can you share example prices from expensive, up-and-coming, and budget-friendly neighborhoods?
Price examples across Cairo's spectrum illustrate the diverse investment opportunities available in September 2025.
| Neighborhood Category | Specific Area | Property Example | Price Range |
|---|---|---|---|
| Most Expensive | Mountain View Hyde Park | 4BR Villa, 370 sqm | 16,000,000 - 25,000,000 EGP |
| Mivida Compound | Luxury Townhouse, 315 sqm | 21,000,000 - 30,000,000 EGP | |
| Up-and-Coming | New Administrative Capital | 3BR Apartment, 140 sqm | 3,500,000 - 5,200,000 EGP |
| 6th October New Developments | Villa in Compound, 280 sqm | 8,500,000 - 13,000,000 EGP | |
| Budget-Friendly | Rehab City | 2BR Apartment, 90 sqm | 1,200,000 - 1,800,000 EGP |
| Obour City | 3BR Villa, 200 sqm | 2,800,000 - 4,500,000 EGP |
How have property prices changed compared to five years ago and one year ago?
Cairo's property market has experienced dramatic price appreciation, particularly accelerating in the past two years due to economic pressures and increased demand.
Compared to 2020, property prices have increased by 180-250% across most categories, with luxury properties in New Cairo showing the most dramatic appreciation. A luxury apartment that cost 3,500,000 EGP in 2020 now commands 7,500,000-8,300,000 EGP, representing more than double the investment required.
Year-over-year changes from September 2024 to September 2025 show continued acceleration, with average price increases of 20-30% across all property types. This rapid appreciation reflects inflation pressures, currency devaluation effects, and speculative investment as buyers seek inflation hedges.
Budget and mid-range properties have seen proportionally larger increases than ultra-luxury segments, as demand from middle-class buyers intensified while supply remained constrained by construction costs and regulatory approvals.
Villa prices have appreciated more rapidly than apartments due to land scarcity and the appeal of private outdoor space following pandemic-driven lifestyle changes, with compound properties showing the strongest price momentum throughout the period.
What's the forecast for price trends over the next one, five, and ten years?
Price projections for Cairo's real estate market reflect both optimistic growth scenarios and potential economic stabilization effects over different time horizons.
One-year outlook through September 2026 suggests continued price increases of 10-20% as current market drivers persist. Inflation pressure, limited supply in prime areas, and strong demand from both investors and end-users support ongoing appreciation, though growth rates may moderate from 2025 levels.
Five-year projections through 2030 anticipate more sustainable appreciation of 8-12% annually as economic conditions stabilize and supply catches up with demand. New Administrative Capital development and infrastructure improvements should support sustained growth while market maturation reduces speculative pressures.
Ten-year outlook suggests Cairo property prices could triple from current levels by 2035, assuming continued economic development and population growth. However, this projection assumes successful economic reforms, political stability, and infrastructure development maintaining Cairo's attractiveness as a regional hub.
Risk factors including currency volatility, regulatory changes, and regional economic conditions could significantly impact these projections, making diversification and careful market monitoring essential for long-term investors.
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How do current Cairo property prices compare to other major regional and global cities?
Cairo's property market positioning reveals both value opportunities and premium segments when compared to regional and international markets.
Compared to regional rivals, Cairo remains significantly more affordable than Dubai (where prime properties average $8,000-15,000 per sqm) or Doha ($6,000-12,000 per sqm). Cairo's luxury market at $4,050 per sqm (200,000 EGP) offers substantial savings while providing similar lifestyle amenities.
Against emerging market peers, Cairo prices align closely with major Turkish cities like Istanbul or Ankara, while remaining below Eastern European capitals like Prague or Budapest. This positioning suggests room for continued appreciation as infrastructure and international connectivity improve.
Global comparisons show Cairo luxury properties cost roughly one-third of equivalent London or New York prices, while offering higher rental yields and appreciation potential. However, liquidity and currency considerations must factor into international investment decisions.
Within the MENA region, Cairo offers better value than Beirut or Amman while providing larger market size and greater development potential, making it increasingly attractive for regional investors seeking diversification opportunities.
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.
Cairo's property market in September 2025 presents both significant opportunities and substantial price increases that require careful consideration.
With prices having risen 20-30% year-over-year and projections suggesting continued appreciation, early decision-making becomes crucial for capturing current market value before further increases.