How to move to Egypt and buy a property?

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

Who is the author of this content?

SANDS OF WEALTH

A team specialized in real estate investing in MENA countries (Morocco, UAE, Oman, etc.)

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Egypt. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At Sands of Wealth, we explore the Egyptian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Cairo, Alexandria, and Hurghada. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What can foreigners actually buy in Egypt, and are there restrictions on locations or types of property?

Foreigners can purchase residential apartments, villas, and commercial units in Egypt but cannot own agricultural land or properties in military and border zones.

As of September 2025, Egyptian law permits foreign nationals to own up to two properties in most urban areas and resort destinations. Recent legal reforms under the Investment Law have expanded these rights for investment purposes in government-approved projects.

The Sinai Peninsula operates under special restrictions where foreigners can only obtain long-term leases, typically 99-year terms, rather than outright ownership. Strategic areas near military installations and border zones remain completely off-limits to foreign buyers regardless of property type.

For those seeking Egyptian citizenship through real estate investment, you must purchase state-owned units with a minimum investment of $300,000 and complete all payments through regulated banking channels.

It's something we develop in our Egypt property pack.

How easy is the buying process in Egypt compared to Western countries?

The Egyptian property buying process is significantly more bureaucratic and time-consuming compared to most Western countries, requiring 2-6 months for local registration and potentially up to 18 months for complete national registry documentation.

Unlike streamlined Western systems where buyers can often complete purchases in 30-60 days, Egypt's process involves multiple government approvals, mandatory foreign currency transfers through state-owned banks, and extensive documentation requirements. The bureaucratic nature stems from security regulations and foreign investment controls that don't exist in Western markets.

Western buyers typically enjoy more straightforward financing options and can use local cash payments, while foreigners in Egypt must navigate strict banking regulations and are prohibited from using cash transactions entirely. The legal framework, while protective when properly followed, requires more extensive legal representation than typically needed in Western property markets.

Digital processes common in Western countries are still limited in Egypt, meaning most documentation and approvals require physical presence or notarized representation through power of attorney.

What are the exact steps, from choosing a property to officially owning it?

The Egyptian property purchase process follows five distinct phases from initial property selection to final ownership registration.

Step 1 involves property selection and comprehensive due diligence conducted by a qualified Egyptian lawyer who verifies title, checks for liens, and confirms the property's legal status. Step 2 requires signing a preliminary purchase agreement and securing necessary government approvals, particularly for properties in regulated zones.

Step 3 mandates payment transfer through Egyptian state-owned banks using foreign currency only - cash payments are strictly prohibited for foreign buyers. Step 4 involves executing final contracts, completing property registration procedures, and receiving the tauqil (official ownership document) from local authorities.

Step 5 encompasses official ownership registration with national authorities, which can extend up to 18 months for complete registry completion. Throughout this process, legal representation remains mandatory to navigate bureaucratic requirements and ensure compliance with foreign ownership regulations.

Which documents are mandatory, and which ones are optional, for the purchase?

Document Type	Status	Description
Valid Passport	Mandatory	Must have at least 6 months validity remaining
Bank Transfer Receipts	Mandatory	Proof of foreign currency payment through Egyptian banks
Notarized Sales Contract	Mandatory	Signed and legally validated purchase agreement
Property Valuation Certificate	Mandatory	Official property assessment for tax purposes
Power of Attorney	Mandatory (if remote)	Notarized authorization for remote purchases
Property Registration Papers	Mandatory	Official ownership transfer documents
Bank Statements	Optional	Additional financial verification
Property Inspection Reports	Optional	Technical condition assessment
Arabic Document Translations	Optional	Certified translations for non-Arabic documents

Can you buy a property without being physically present in Egypt?

Foreign buyers can purchase Egyptian property remotely by issuing a notarized power of attorney to a trusted legal representative in Egypt.

The power of attorney must be properly notarized in your home country and legalized through the Egyptian consulate or embassy before it becomes valid for property transactions. Your chosen representative, typically a qualified lawyer, can then act on your behalf throughout the entire purchase process.

Remote purchases require the same documentation and follow identical legal procedures as in-person transactions, including mandatory bank transfers through Egyptian financial institutions and government approvals for regulated zones. Your legal representative will handle property viewings, contract negotiations, and all administrative procedures.

While remote purchasing is legally permissible, it increases the importance of selecting a highly reputable legal representative with proven experience in foreign property transactions to mitigate potential risks and ensure proper execution of all requirements.

Are real estate agents in Egypt generally reliable, and how do you find a trustworthy one?

Egyptian real estate agents vary widely in professionalism and reliability, making thorough research and referrals essential for foreign buyers.

The real estate industry in Egypt lacks standardized licensing requirements found in Western countries, meaning agent qualifications and ethical standards can differ significantly. Reputable agencies typically operate in major cities like Cairo and Alexandria or established resort areas along the Red Sea coast.

To identify trustworthy agents, seek referrals from other foreign property owners, consult with established law firms specializing in real estate, and verify the agent's track record with previous international clients. Established agencies often maintain partnerships with international firms and can provide references from satisfied foreign buyers.

Regardless of agent reputation, always engage a qualified Egyptian lawyer to oversee the transaction, conduct independent title checks, and review all documentation to protect against potential fraud or misrepresentation.

It's something we develop in our Egypt property pack.

Will the legal system protect a foreign buyer, and what are the key legal safeguards?

Egyptian law provides substantial protection for foreign property buyers when the proper legal processes are followed and official registration procedures are completed correctly.

Key legal safeguards include mandatory state verification of all property transactions, official registration requirements that create legal ownership records, and banking regulations that ensure transparent fund transfers. The legal framework requires all foreign purchases to be conducted through legitimate channels with proper documentation.

Foreign buyers receive the same property rights as Egyptian nationals once ownership is legally established, including rights to sell, lease, or transfer property. The court system recognizes foreign ownership when transactions comply with established regulations and are properly registered with national authorities.

However, legal protection depends entirely on following official procedures - buyers who attempt to circumvent regulations, use unauthorized payment methods, or skip proper registration face significant legal vulnerabilities and potential property loss.

What are the most common mistakes and pitfalls foreigners fall into when buying property in Egypt?

The five most frequent mistakes foreign buyers make in Egypt involve legal representation, payment methods, due diligence, location restrictions, and banking procedures.

1. **Purchasing without qualified legal representation** - Many foreigners attempt to navigate the complex Egyptian property system independently, leading to documentation errors, missed legal requirements, and potential fraud exposure.2. **Attempting cash payments** - Foreign buyers often don't understand that cash transactions are strictly prohibited, requiring all payments to be transferred through Egyptian banks in foreign currency only.3. **Inadequate title verification** - Failing to conduct comprehensive due diligence on property titles, existing liens, or project registration status can result in purchasing properties with legal complications or disputed ownership.4. **Ignoring location restrictions** - Buyers sometimes pursue properties in prohibited military zones, border areas, or regions where only lease arrangements are permitted rather than outright ownership.5. **Using unauthorized banking channels** - Some foreigners attempt to use informal money transfer methods or local cash transactions, which violates Egyptian foreign investment regulations and can invalidate the purchase entirely.

What taxes, fees, and costs should you expect, and what's the full breakdown?

Cost Category	Percentage of Property Value	Description
Registration Fees	1-2%	Official government property registration costs
Legal Fees	1-3%	Lawyer fees for due diligence and transaction oversight
Stamp Duties	0.5-1%	Government stamp taxes on property documents
Property Valuation	0.2-0.5%	Official property assessment for tax purposes
Notarization Costs	0.1-0.3%	Document authentication and notarization fees
Translation Services	0.1-0.2%	Certified Arabic translation of foreign documents
Banking Fees	0.2-0.5%	Wire transfer and currency conversion charges
Total Expected Costs	4-6%	Combined fees and taxes for complete transaction

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.

Can you buy a property in cash, and is mortgage financing realistically available for foreigners?

Foreign buyers cannot use local cash payments and must transfer funds through Egyptian banks in foreign currency, while mortgage financing is available but complex with stricter terms for international buyers.

Cash purchases are mandatory for foreigners but must be executed through official banking channels - local cash payments are strictly prohibited under Egyptian foreign investment regulations. All transactions require wire transfers from foreign banks to Egyptian state-owned financial institutions with proper documentation.

Mortgage financing is available to qualified foreign buyers but typically requires a minimum 30% down payment, higher interest rates than domestic loans, and extensive income verification. Banks require proof of stable foreign income, employment verification, and comprehensive financial documentation that often exceeds domestic lending requirements.

Interest rates for foreign borrowers typically range 2-4% higher than rates offered to Egyptian nationals, and loan terms are generally shorter. Approval processes can extend 2-3 months beyond the standard property purchase timeline due to additional international credit checks and documentation requirements.

How long does the full process usually take, from start to finish?

The complete Egyptian property purchase process takes 2-6 months for local registration and up to 18 months for full national registry completion, depending on property type and location.

Initial phases including property selection, due diligence, and preliminary agreements typically require 2-4 weeks. Government approval processes for regulated zones can add 4-8 weeks to the timeline, particularly for properties in resort areas or those requiring special permits.

Contract execution and local registration usually take 6-12 weeks once all documentation is prepared and payments are completed through approved banking channels. The extended timeline accounts for bureaucratic processing, document verification, and multiple government department approvals.

National registry completion, while not required for occupancy or use, can extend up to 18 additional months as authorities update central databases and complete comprehensive ownership records that provide the highest level of legal protection for foreign owners.

Does buying property open a path to residency or citizenship, and where do most foreigners tend to buy in Egypt?

Property ownership in Egypt can qualify foreign buyers for renewable residency permits lasting 1-5 years, while citizenship requires meeting strict investment thresholds and purchasing government-approved properties with minimum $300,000 investments.

Residency permits are typically granted to property owners who can demonstrate legal ownership and meet basic requirements, with renewal possible as long as property ownership continues. The process requires proving ownership through proper registration documents and may involve additional requirements depending on the applicant's nationality.

Most foreign buyers concentrate their purchases in Cairo for urban investment opportunities, Alexandria for coastal living, and Red Sea resort areas including Hurghada and Sharm El Sheikh for vacation homes and rental properties. These locations offer better infrastructure support for international buyers and fewer regulatory restrictions compared to other regions.

The Sinai Peninsula attracts foreign interest but only permits long-term leases rather than outright ownership, making it less attractive for those seeking residency or citizenship benefits through property investment.

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.

Sources

1. Sands of Wealth - Egypt Real Estate for Foreigners
2. UNCTAD Investment Policy - Foreign Land Ownership Rights
3. Legal Community MENA - Foreign Real Estate Ownership Law
4. Sands of Wealth - Moving to Egypt Property Guide
5. Adsero - Egypt Payment Regulations for Foreigners
6. Homes Overseas - Egypt Property Guide
7. Integra Dom - Egypt Real Estate Purchase Procedure
8. Buildix Real Estate - Egypt Property Legal Process 2025