Authored by the expert who managed and guided the team behind the Egypt Property Pack
Yes, the analysis of Cairo's property market is included in our pack
Buying a house in Cairo as a foreigner involves navigating specific ownership restrictions, mandatory foreign currency transfers, and registration procedures that differ significantly from Western property markets.
As of September 2025, foreigners can purchase up to two residential properties in Cairo with a maximum size of 4,000 square meters each, provided they transfer funds from abroad in foreign currency and comply with a minimum 5-year holding period before resale.
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.
Foreigners can buy residential properties in Cairo but face a maximum limit of two properties per person, each not exceeding 4,000 sqm, with mandatory foreign currency transfers and a 5-year holding period.
Property purchases can lead to residency with a $50,000 minimum investment or citizenship with $300,000 in government-developed properties, making Cairo attractive for both investment and relocation purposes.
| Key Requirement | Details | Timeline/Cost |
|---|---|---|
| Property Limit | Maximum 2 properties per foreigner | 4,000 sqm per property max |
| Fund Transfer | Must transfer from abroad in foreign currency | Required for registration |
| Holding Period | Minimum 5 years before resale | Without special permission |
| Total Transaction Costs | 7.25%-9.6% of property value | Includes all fees and taxes |
| Residency Investment | Minimum $50,000 property purchase | Leads to residence permit |
| Citizenship Investment | $300,000 in government properties | Additional procedures required |
| Registration Timeline | Weeks to months for completion | More complex than Western markets |
What types of properties can foreigners legally buy in Cairo and what restrictions apply?
Foreigners can legally purchase residential and commercial properties in Cairo, including apartments, villas, townhouses, and office or commercial units.
However, you face significant restrictions that limit your investment scope. You can own a maximum of two properties per person, with each property not exceeding 4,000 square meters in size. Full agricultural land ownership remains completely prohibited for foreign buyers.
Properties cannot be located within restricted military zones or near border areas, which eliminates certain neighborhoods from consideration. The most critical requirement involves transferring all purchase funds from abroad in foreign currency to a local Egyptian bank, as mandated by 2024-2025 regulations.
You must also comply with a minimum 5-year holding period before you can resell or rent the property without obtaining special permission from authorities.
It's something we develop in our Egypt property pack.
Can buying a property lead to residency or even citizenship in Egypt?
Yes, purchasing property in Cairo can lead to both residency and citizenship, depending on your investment level and the type of property you buy.
For residency, you need a minimum real estate investment of $50,000 to qualify for a residence permit. This pathway makes Cairo attractive for foreigners seeking legal status in Egypt through property ownership.
Citizenship becomes possible if you purchase government or state developer property worth at least $300,000 and follow additional strict procedures. However, private property purchases do not qualify for the citizenship pathway, regardless of the amount invested.
The residency option provides more flexibility since it accepts both private and government-developed properties, while citizenship requires specific government-approved developments with higher investment thresholds.
Where do foreigners usually buy houses in Cairo and why?
| Area | Key Features | Why Foreigners Choose It |
|---|---|---|
| New Cairo (5th Settlement) | Modern amenities, international schools, gated compounds | Safety, modern infrastructure, family-friendly |
| Zamalek | Embassy district, leafy streets, historic charm | Expatriate social scene, central location |
| Maadi | Green spaces, safe environment, large expat community | Reputable schools, established expat networks |
| Katameya | Upscale compounds, golf courses, luxury amenities | High-end lifestyle, investment potential |
| Rehab | Integrated community, shopping centers, services | Complete lifestyle infrastructure |
| Heliopolis/Nasr City | Established area, airport proximity, mixed properties | Convenience, transport links, value options |
How easy is the buying process in Cairo compared to Western countries?
The buying process in Cairo is significantly more bureaucratic and paperwork-heavy compared to Western countries.
Unlike the typically streamlined or escrow-based purchases found in many Western markets, buying property in Cairo requires careful due diligence, multiple approval clearances, and full legal compliance with Egyptian regulations. You'll encounter more steps in the title transfer and registration process, which can take weeks to months to complete.
The process demands thorough documentation verification, security approvals for certain properties, and mandatory foreign currency transfers through official banking channels. However, transparent agency representation and proper legal assistance can reduce risks and navigate the complexities effectively.
Western buyers often find the requirement for physical presence or power of attorney arrangements more cumbersome than their home country processes, where remote transactions are typically simpler and faster.
What is the typical step-by-step process of buying a house in Cairo from start to finish?
The property buying process in Cairo follows eight distinct steps that must be completed in sequence.
You begin by identifying a property through an agent or developer, then reserve it by signing a preliminary contract and paying a deposit of typically $1,000 to 10% of the purchase price. Next, you conduct legal due diligence through a lawyer to verify title status, check for encumbrances, and confirm all permits are valid.
After due diligence, you sign the final purchase contract in both Arabic and your preferred language, then pay the remaining balance. The critical fifth step requires transferring all funds from abroad in foreign currency to a local Egyptian bank, as mandated by Central Bank of Egypt regulations.
You then receive necessary Ministry or security approvals, particularly for large properties or certain zones. The seventh step involves notarizing the contract with the Real Estate Registration Authority and receiving your tauqil (ownership document). Finally, you register the property in your name to complete legal ownership transfer.
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What documents are mandatory and which ones are optional for the purchase?
You need six mandatory documents to complete a property purchase in Cairo as a foreigner.
The mandatory documents include your valid passport, a Tax Identification Number (TIN), both preliminary and final sale agreements, the property's title deed or proof of ownership, and bank transfer proof showing foreign funds were transferred from abroad. For properties in restricted areas or large properties, you'll also need government or security approvals.
Optional but highly recommended documents include a power of attorney if buying remotely, a comprehensive due diligence or legal report, and a professional property appraisal. These optional documents provide additional protection and can prevent costly mistakes during the transaction.
The power of attorney becomes essential for remote purchases and must be notarized and legalized in your home country before use in Egypt.
Is it possible to buy property in Cairo without physically being in Egypt?
Yes, foreigners can purchase property in Cairo remotely by appointing a local lawyer or agent through a power of attorney.
The power of attorney must be notarized and legalized in your home country, then authenticated by the Egyptian consulate or embassy. This document gives your appointed representative full authority to act on your behalf during the entire purchase process.
Remote purchasing requires clear communication safeguards and detailed instructions to your representative. You should establish regular check-ins, require approval for major decisions, and ensure all documents are shared with you throughout the process.
While remote purchase is possible, many buyers prefer to visit Cairo at least once to view properties personally and meet their legal representative face-to-face before finalizing such a significant investment.
How reliable are real estate agents in Cairo and how do you choose a trustworthy one?
Real estate agent reliability varies significantly in Cairo, but established areas like New Cairo, Zamalek, and Maadi offer more professional and reputable agencies.
Choose an agent with a physical office location, strong local reputation, and verifiable client references. Look for agents registered with local authorities who can provide bilingual support and legal assistance throughout the transaction process.
Reliable agencies maintain transparent contracts, clear fee structures, and established relationships with legal professionals and banks. Several reputable companies include Egyproperty Real-Estate Consultancy, Real Estate Egypt, The Egypt Real Estate, Valor Real Estate Egypt, and Expat Egypt Real Estate Cairo Zamalek.
Avoid agents who pressure quick decisions, lack proper documentation, or cannot provide references from previous foreign clients. Professional agents should guide you through regulatory requirements and connect you with qualified legal counsel.
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.
Will the Egyptian legal system actually protect a foreign buyer if something goes wrong?
The Egyptian legal system provides formal ownership rights for foreigners, including access to courts and enforcement of property contracts.
However, actual protection depends heavily on proper documentation, complete title registration, and following all required procedures during your purchase. The legal system can be slow, and disputes may take considerable time to resolve through the court system.
Your protection increases significantly when you work with qualified local legal counsel and ensure all registration requirements are met. Properly registered foreign owners have the same legal standing as Egyptian citizens regarding their property rights and can pursue legal remedies if disputes arise.
Prevention remains more effective than legal action, so thorough due diligence, proper documentation, and working with reputable professionals provide better protection than relying solely on legal recourse after problems occur.
What are the common mistakes or pitfalls foreigners make when buying property in Cairo?
The six most common mistakes can cost foreign buyers significant money and legal complications.
First, failing to verify property titles or check for encumbrances leads to ownership disputes and financial losses. Second, not transferring purchase funds through official foreign currency channels violates Egyptian regulations and prevents proper registration.
Third, skipping independent legal review or relying solely on seller or agent advice exposes buyers to hidden problems and legal issues. Fourth, not completing final transaction registration leaves buyers with only private contracts instead of official ownership documents.
Fifth, misunderstanding resale restrictions and zoning limitations can prevent future property transactions or development plans. Sixth, insufficiently vetting power of attorney arrangements when buying remotely can lead to fraud or unauthorized transactions.
These mistakes are preventable through proper legal counsel, thorough due diligence, and following established procedures for foreign property purchases in Egypt.
What taxes, fees, and extra costs should you expect when buying a house in Cairo, and what's the full breakdown?
| Cost Category | Percentage/Amount | Description |
|---|---|---|
| Registration Fees | 1%-3% of property value | Government registration costs |
| Total Transaction Costs | 7.25%-9.6% of property value | All-inclusive fees (agent, legal, notary) |
| Agent Commissions | 1%-2% of property value | Real estate agent fees |
| Legal Fees | 1%-2% of property value | Lawyer and legal services |
| Annual Property Tax | 10% of rental value | After deductions (exempt under EGP 24,000/year) |
| Utilities Connection | Varies by property | New unit hook-up fees |
| Bank Transfer Fees | Varies by bank | International wire transfer costs |
Can you pay cash, and if so how is it handled, or is mortgage financing available to foreigners—at what rates, under what conditions, and with what tips to secure one?
Cash payments are permitted and commonly used by foreign buyers, but all transactions must ultimately be banked and reported through official foreign currency transfers.
Most buyers use full cash payment via international bank transfer for regulatory compliance and transaction speed. This approach satisfies the mandatory foreign currency transfer requirement and simplifies the purchase process significantly.
Some Egyptian banks offer mortgages to foreigners, primarily to residents or those married to Egyptians. Mortgage requirements include legal residence status, solid income proof from local or foreign sources, and typically high down payments of 20-30% or more.
Current mortgage rates for foreigners range from 13%-20% annually, typically with floating interest rates. Subsidized mortgages at 3%-8% exist but are rare and usually limited to special programs for residents. Processing fees add 1%-2% of the loan amount, plus additional legal and appraisal costs.
Non-residents find mortgage eligibility extremely limited, often restricted to specific new developments with developer-backed payment plans instead of traditional bank financing. Interest-free developer installment plans are frequently available on off-plan sales, providing an alternative to bank mortgages.
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.
Buying property in Cairo as a foreigner requires careful navigation of ownership restrictions, mandatory foreign currency transfers, and complex registration procedures that differ significantly from Western markets.
Success depends on working with qualified legal counsel, conducting thorough due diligence, and understanding the specific requirements for foreign buyers in the Egyptian real estate market.