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
Buying property in Egypt as a foreigner is absolutely possible, but understanding the specific rules and limitations will save you from costly mistakes.
This guide covers everything from legal ownership limits to mortgage options to closing costs, all updated to reflect the current situation in Egypt in January 2026.
We constantly update this blog post to give you the most accurate and practical information available.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Egypt.
Insights
- Foreigners in Egypt are capped at owning just two properties for personal accommodation, each limited to 4,000 square meters, which makes planning your ownership structure early essential if you want both a Cairo apartment and a Red Sea chalet.
- The Sinai Peninsula operates under completely different rules where foreigners cannot own property outright and are instead limited to usufruct rights, a detail that catches many buyers off guard when shopping in areas like Sharm El Sheikh.
- Egypt's foreign purchase approval process commonly takes around two months, meaning a signed contract is just the beginning and not the finish line most buyers expect.
- Mortgage interest rates for foreigners in Egypt in 2026 typically range from 18% to 26% annually, which explains why most foreign buyers opt for cash or developer installment plans instead of traditional bank financing.
- Buyer-side closing costs in Egypt generally fall between 7% and 11% of the purchase price, with transfer taxes and agent commissions making up the largest portions.
- Since September 2023, all residency applicants in Egypt must provide proof of foreign exchange conversion through an authorized bank receipt, adding a new documentation step that affects property-based residency pathways.
- Egypt offers renewable residency tied to property investment starting at around 50,000 USD, with longer durations available at higher thresholds of 100,000 USD and 200,000 USD.
- The biggest ownership mistake foreigners make in Egypt is treating a signed purchase contract as secure ownership, when the real protection only comes from proper state registration.
What can I legally buy and truly own as a foreigner in Egypt?
What property types can foreigners legally buy in Egypt right now?
As of early 2026, foreigners can legally buy residential real estate in Egypt including apartments, villas, townhouses, duplexes, and chalets, all under a controlled framework established by Law 230/1996.
The most important legal condition is that foreign buyers in Egypt are limited to owning a maximum of two properties for accommodation purposes, with each property capped at 4,000 square meters.
Beyond these limits, properties classified as historic or antiquities are completely excluded from foreign ownership, and all purchases are subject to government approval procedures that typically involve Council of Ministers review.
In practical terms, many parts of Egypt involve developer contracts and compound paperwork long before you reach final state registration, so the real question becomes not just whether foreigners can buy, but whether you can register and enforce ownership cleanly.
Finally, please note that our pack about the property market in Egypt is specifically tailored to foreigners.
Can I own land in my own name in Egypt right now?
Foreigners buying property in Egypt typically purchase a unit plus a share of common areas rather than freely controlling a separate plot of land, though the foreign ownership framework does allow ownership of built or vacant real estate under specific conditions.
The clearest exception is the Sinai Peninsula, where foreigners are prohibited from owning land or property outright and are instead limited to usufruct-style rights under the Sinai development law, making this region fundamentally different from the rest of Egypt.
For normal apartments, villas, or chalets in Cairo, Alexandria, Red Sea resorts, or the North Coast outside restricted zones, foreign ownership is generally possible with the standard national conditions, but Sinai and Sinai-adjacent administrative areas require extra caution and verification by a qualified local lawyer.
As of 2026, what other key foreign-ownership rules or limits should I know in Egypt?
As of early 2026, the most significant additional rule affecting foreign purchases in Egypt is the mandatory government approval and security review process, which commonly takes around two months and means you should never treat a signed contract as the end of your transaction.
Egypt does not have a specific foreign-ownership quota system for apartments or condos like some Asian countries do, so the two-property limit per foreigner is the main numerical restriction rather than building-level quotas.
One key registration requirement is that recent reforms have aimed to streamline Egypt's property registration system, but buyers still need to be very intentional about pushing their purchase through to full state registry recognition, which is the only way to truly secure your ownership.
A notable recent change affecting foreign buyers is PM Decree 3326/2023, which became effective in September 2023 and requires all residency applicants to provide proof of foreign exchange conversion through an authorized bank or exchange receipt, adding a new documentation layer for anyone pursuing property-linked residency.
If you're interested, we go much more into details about the foreign ownership rights in Egypt here.
What's the biggest ownership mistake foreigners make in Egypt right now?
The single biggest ownership mistake foreigners make in Egypt is believing that a signed purchase contract equals secure ownership, when in reality the only true protection comes from having your property properly registered in the state registry system.
If you make this mistake in Egypt, you could end up in a dispute where you have paid for a property but cannot prove clean ownership, especially if the developer had land issues, missing permits, or an unclear chain of title that prevents registration.
Other classic pitfalls in Egypt include relying on reassurances from unregulated real estate agents who may not understand or explain the registration requirements, buying in developments where the underlying land allocation is unclear, and assuming that because other compound residents did things a certain way, your ownership is automatically protected.
We have made this infographic to give you a quick and clear snapshot of the property market in Egypt. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which visa or residency status changes what I can do in Egypt?
Do I need a specific visa to buy property in Egypt right now?
In most real-world transactions in Egypt, you can sign a purchase contract while on a tourist visa because the ownership rules focus on foreign ownership law, approvals, and registration rather than your entry visa type.
The most common administrative requirement that can block buyers without local residency is the ability to open a local bank account, which mortgage lenders typically require and which involves documentation that tourists may not easily provide.
You typically do not need a local tax ID just to sign a purchase contract in Egypt, but you will likely need additional local identifiers when you open a bank account, apply for residency, register a lease, declare rental income, or put utilities in your name.
A typical document set for a foreign buyer completing a property purchase in Egypt includes your passport, the sale contract, proof of funds or payment receipts, and any power of attorney documents if you are completing steps remotely through a representative.
Does buying property help me get residency and citizenship in Egypt in 2026?
As of early 2026, buying property in Egypt can help you obtain residency through investment-linked pathways, but it does not automatically lead to citizenship the way some golden passport programs work in other countries.
Egypt's residence-by-investment program offers renewable residency tied to property investment thresholds, with commonly cited amounts starting at around 50,000 USD for shorter durations and reaching 100,000 USD or 200,000 USD for longer renewable residence permits.
Beyond property investment, other pathways to residency in Egypt include work permits, marriage to an Egyptian national, or retirement visas, while citizenship is a separate and higher-bar process that typically requires extended legal residency, language proficiency, and individual government approval.
We give you all the details you need about the different pathways to get residency and citizenship in Egypt here.
Can I legally rent out property on my visa in Egypt right now?
Your visa status in Egypt generally does not prevent you from renting out property you legally own, though you must comply with tax filing requirements and any local regulations that apply to rental activities in your specific area.
You do not need to live in Egypt to rent out your property, and most foreign owners manage their rentals remotely using local property managers, especially in popular areas like El Gouna, Hurghada, Sahl Hasheesh, and North Coast resorts.
Important details for foreign landlords in Egypt include understanding that short-term rentals like Airbnb can face building or compound restrictions, rental income is subject to progressive personal income tax, and you should have a properly drafted power of attorney and bank arrangements in place if managing from abroad.
We cover everything there is to know about buying and renting out in Egypt here.
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How does the buying process actually work step-by-step in Egypt?
What are the exact steps to buy property in Egypt right now?
The standard sequence to buy property in Egypt involves choosing your property and confirming it can be registered, hiring an independent lawyer, conducting due diligence on title and permits, signing a sale contract with clear terms, completing foreign ownership approval steps, and finally pushing through registration or notarization.
You do not need to be physically present for most steps in Egypt because much of the process can be handled through a properly drafted power of attorney, though many buyers still visit at least once for contract signing and bank account opening.
The step that typically makes the deal legally binding in Egypt is the signing of the sale contract, which should explicitly cover payment schedules, delivery terms, default remedies, and dispute resolution, though this binding contract is still not the same as registered ownership.
The typical end-to-end timeline from accepted offer to final registration in Egypt ranges from two to four months in straightforward cases, with the foreign ownership approval process alone commonly taking around two months.
We have a document entirely dedicated to the whole buying process our pack about properties in Egypt.
Is it mandatory to get a lawyer or a notary to buy a property in Egypt right now?
A lawyer is not strictly mandatory to sign a purchase contract in Egypt, but hiring an independent lawyer is strongly recommended because the real risk is not fraud alone but buying something you cannot cleanly register in the state system.
The key difference in Egypt is that a notary handles formalizations needed for registration pathways and power of attorney documents, while a lawyer actively investigates title, reviews contract terms, and protects your interests throughout the transaction.
One key item that should be explicitly included in your lawyer's engagement scope for an Egypt property purchase is verification that the property can actually be registered in your name, including confirming the developer's right to the underlying land and all necessary project approvals.
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 checks should I run so I don't buy a problem property in Egypt?
How do I verify title and ownership history in Egypt right now?
The official authority for verifying title and ownership history in Egypt is the Real Estate Publicity Department (Shahr Al-Aqari), which maintains property registration records, though your lawyer will typically handle the search process on your behalf.
The key document you should request to confirm ownership in Egypt is a registered title certificate or the strongest available ownership evidence showing the property is recorded in the state registry system rather than just a private contract.
A realistic look-back period for ownership history checks in Egypt is typically 10 to 15 years, which helps identify any previous disputes, breaks in the chain of title, or unresolved claims that could affect your purchase.
One clear red flag that should stop or pause your purchase in Egypt is discovering that the property has never been registered in the state system, that the seller's authority to sell is unclear, or that there are pending court disputes involving the property or the developer.
You will find here the list of classic mistakes people make when buying a property in Egypt.
How do I confirm there are no liens in Egypt right now?
The standard way to confirm there are no liens or encumbrances on a property in Egypt is to have your lawyer conduct a search at the Real Estate Publicity Department and review any court records that might show disputes involving the seller or property.
One common type of lien that buyers should specifically ask about in Egypt is whether the unit is pledged under developer financing or has an existing mortgage from a previous owner, as these must be cleared before you can take clean title.
The best form of written proof showing lien status in Egypt is an official certificate or search result from the Real Estate Publicity Department confirming no registered encumbrances, combined with a written declaration from the seller that your lawyer should verify independently.
How do I check zoning and permitted use in Egypt right now?
The authority for checking zoning and permitted use in Egypt is typically the local municipality or the New Urban Communities Authority for properties in new cities like New Cairo, Sheikh Zayed, or 6th of October, and your developer should be able to provide the relevant permits and approvals.
The document that typically confirms zoning classification in Egypt is the building permit issued by the relevant authority, which should match the actual use of the property and any compound or HOA regulations that apply to your specific unit.
One common zoning pitfall that foreign buyers miss in Egypt is purchasing in a development where building permits or land allocation documents are incomplete, or where compound rules restrict short-term rentals even though the owner planned to use the property for vacation rental income.
Buying real estate in Egypt can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Egypt, and on what terms?
Do banks lend to foreigners for homes in Egypt in 2026?
As of early 2026, some Egyptian banks do lend to foreigners for home purchases, but this is typically easier if you are a resident in Egypt with documented local income, and many foreign buyers still choose cash or developer installment plans because of the high interest rate environment.
The realistic loan-to-value range for foreign borrowers in Egypt is typically 60% to 80%, meaning you should expect to put down at least 20% to 40% of the purchase price as a down payment depending on the bank and your profile.
The single most common eligibility requirement that determines whether a foreigner qualifies for a mortgage in Egypt is residency status, as banks generally require proof that you are residing in Egypt with verifiable income rather than lending to non-resident foreign investors.
You can also read our latest update about mortgage and interest rates in Egypt.
Which banks are most foreigner-friendly in Egypt in 2026?
As of early 2026, the three most foreigner-friendly banks for mortgages in Egypt are CIB (which explicitly offers mortgages for overseas customers), NBK Egypt (which explicitly includes non-Egyptians residing in Egypt), and QNB Alahli (which actively markets mortgage finance programs).
The feature that makes these banks more foreigner-friendly in Egypt is that they publicly state eligibility for non-Egyptian or overseas customers on their product pages, rather than requiring you to discover eligibility through trial and error.
These banks generally lend to foreigners who are residing in Egypt with verifiable local income, but lending to pure non-residents without any local presence is much rarer and typically requires a stronger relationship or alternative arrangements.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Egypt.
What mortgage rates are foreigners offered in Egypt in 2026?
As of early 2026, market-rate mortgages in Egyptian pounds for foreigners typically carry annual interest rates in the range of 18% to 26%, depending on the bank, whether the rate is fixed or floating, and your specific residency and income profile.
The difference between fixed and variable rate mortgages in Egypt is that variable rates are tied to the Central Bank of Egypt's policy rates and can fluctuate with monetary policy changes, while fixed rates lock in a rate for a set period but are often priced higher to account for the bank's interest rate risk.
We made this infographic to show you how property prices in Egypt compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What will taxes, fees, and ongoing costs look like in Egypt?
What are the total closing costs as a percent in Egypt in 2026?
The typical total closing cost for buyers in Egypt in 2026 is roughly 7% to 11% of the purchase price, covering all standard transaction expenses you should budget for.
This range covers most standard transactions in Egypt, though costs can vary depending on negotiations around who pays agent commissions and certain transfer taxes, which are sometimes split between buyer and seller.
The specific fee categories that make up closing costs in Egypt typically include registration and notarization fees, transfer taxes, agent commissions, legal fees, and stamp duties.
The single biggest contributor to closing costs in Egypt is usually the combination of transfer taxes and agent commissions, which together can account for more than half of total closing expenses.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Egypt.
What annual property tax should I budget in Egypt in 2026?
As of early 2026, a conservative annual property tax budget for a standard owner-occupied home in Egypt is roughly 0.1% to 0.5% of market value per year, which translates to about 5,000 to 25,000 Egyptian pounds (100 to 500 USD or 90 to 460 EUR) annually for a typical mid-range property.
Egypt's annual property tax is assessed at 10% of the estimated annual rental value of the property, after deducting 30% for residential properties as a maintenance allowance, which means the tax is based on what authorities believe your property could rent for rather than its sale price.
How is rental income taxed for foreigners in Egypt in 2026?
As of early 2026, rental income for foreigners in Egypt is taxed under the progressive personal income tax system with rates reaching up to approximately 25% on net taxable income, after allowable deductions and depending on your residency status and the classification of your income.
Foreign owners typically need to file an annual tax return declaring their rental income in Egypt, and while there is no automatic withholding system for private rentals, you are responsible for calculating and paying the appropriate tax based on your net rental receipts.
What insurance is common and how much in Egypt in 2026?
As of early 2026, a typical annual home insurance premium in Egypt ranges from approximately 0.10% to 0.30% of the insured value, which means roughly 5,000 to 15,000 Egyptian pounds (100 to 300 USD or 90 to 275 EUR) per year for a property insured at one million Egyptian pounds.
The most common type of property insurance coverage that owners carry in Egypt is building and contents protection covering fire, accidental damage, and burglary or theft, often with optional personal liability add-ons available.
The biggest factor that makes insurance premiums higher or lower in Egypt is the location and exposure of the property, with coastal properties in areas like the Red Sea or North Coast typically commanding higher premiums due to weather exposure compared to inland Cairo apartments.
Get the full checklist for your due diligence in Egypt
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Egypt, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| General Authority for Investment (GAFI) | Egypt's official investment authority defining the legal framework for foreigners. | We used it to anchor the hard legal limits like the two-property cap and 4,000 sqm size restriction. We treated it as the baseline for all foreign ownership claims. |
| UNEP/FAOLEX (Decree-Law 14/2012) | A reputable international legal repository summarizing Egyptian legislation affecting Sinai. | We used it to explain the special Sinai restriction where foreigners cannot own property outright. We flagged Sinai-adjacent edge cases that catch buyers off guard. |
| Library of Congress Global Legal Monitor | A highly credible public institution summarizing foreign legal changes. | We used it to clarify what changed for residency applications under PM Decree 3326/2023. We explained the proof of FX conversion requirement. |
| Deloitte Middle East | A top global professional services firm providing compliance-focused summaries. | We used it to corroborate the FX receipt requirement and effective dates. We translated legal changes into practical documentation expectations. |
| Central Bank of Egypt (CBE) | The regulator and most direct official source for Egypt's interest-rate environment. | We used it to ground mortgage-rate expectations in the actual interest-rate backdrop. We justified why mortgage pricing remains structurally high in Egyptian pounds. |
| Reuters | A top-tier global wire that fact-checks with primary decision-makers. | We used it to confirm the direction and level of policy rates leading into 2026. We supported our mortgage-rate range assumptions with recent monetary policy context. |
| Egyptian Real Estate Tax Authority (RTA) | The official host of the statute used to calculate Egypt's recurring property tax. | We used it to cite the 10% of rental value framework and key deductions. We referenced it as the primary law rather than blog interpretations. |
| PwC Worldwide Tax Summaries | A top global tax firm with standardized cross-country reference used widely. | We used it to explain how rental income is treated in the individual tax base. We sanity-checked bracket-based outcomes and residency concepts. |
| Global Property Guide | A recognized property research publisher with consistent cross-country methodology. | We used it to produce a strong estimate for total closing costs in Egypt. We triangulated transaction cost ranges against local practice. |
| JLL Cairo Living Market Dynamics | JLL is a global leader in real estate research and advisory. | We used it to validate what common property types look like in modern Cairo supply. We kept examples specific to how Egypt's market actually sells homes. |
| Knight Frank Cairo Residential Market Review | A globally recognized research publisher in residential markets. | We used it to support market structure on projects, unit mix, and where inventory concentrates. We chose neighborhood examples matching real demand and supply. |
| CIB Egypt | One of Egypt's largest private banks describing a product for overseas customers. | We used it to show that mainstream banks do serve non-residents and overseas buyers. We kept the mortgage section practical and based on actual offerings. |
| NBK Egypt | A bank product page that states eligibility and typical LTV and tenor. | We used it to support the reality that some banks lend to foreigners residing in Egypt. We anchored typical LTV and tenor ranges in actual product terms. |
| Allianz Egypt | A major insurer confirming mainstream home insurance availability in Egypt. | We used it to confirm what insurance categories are commonly sold to households. We anchored the insurance section in actual products available in the market. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Egypt. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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