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Cairo's residential property market in 2025 presents a compelling opportunity for both investors and residents, with property prices rising 10-30% annually across key neighborhoods.
The Egyptian capital is experiencing significant price appreciation, particularly in new developments and premium districts like the New Administrative Capital and New Cairo, driven by urban expansion and infrastructure investments.
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 shows strong momentum with apartments averaging EGP 19,250-27,600 per sqm in prime areas, while rental yields reach 5-8% annually in established districts.
New developments in the Administrative Capital and New Cairo are leading growth, with forecasts suggesting continued 8-15% annual appreciation over the next 1-2 years.
| Neighborhood | Apartment Price (EGP/sqm) | Villa Price (EGP/sqm) | 12-Month Growth | Investment Grade |
|---|---|---|---|---|
| New Administrative Capital | 27,600 | 26,850 | High | Premium |
| New Cairo (5th Settlement) | 23,800 | 21,450 | High | Excellent |
| Sheikh Zayed | 24,900 | 24,400 | High | Premium |
| 6th of October | 19,250 | 23,050 | Moderate-High | Good |
| El Maadi | 21,950 | N/A | 34% (y-o-y) | Stable |
What are property prices in Cairo right now across the main neighborhoods?
Cairo's property prices as of September 2025 vary significantly across neighborhoods, with premium areas commanding the highest rates per square meter.
The New Administrative Capital leads the market with apartments averaging EGP 27,600 per sqm and villas at EGP 26,850 per sqm. This new planned city represents the top tier of Cairo's real estate market, attracting government institutions and luxury developments.
New Cairo's 5th Settlement follows closely with apartments at EGP 23,800 per sqm and villas at EGP 21,450 per sqm. Sheikh Zayed maintains similar premium pricing with apartments at EGP 24,900 per sqm and villas at EGP 24,400 per sqm, reflecting its status as an upscale residential area.
6th of October offers more affordable entry points with apartments at EGP 19,250 per sqm, though villas command higher prices at EGP 23,050 per sqm. El Maadi, popular with expats, shows apartments averaging EGP 21,950 per sqm.
Older central districts and peripheral areas offer significantly lower prices, often below EGP 15,000 per sqm, but with limited growth potential compared to the expanding new urban zones.
How have these prices moved in the last 6–12 months, and are they trending up or down?
Cairo's residential property market experienced dramatic price increases over the past 12 months, with most prime neighborhoods seeing gains of 10-30% annually.
El Maadi recorded the sharpest increase at 34% year-over-year, driven by its established expat community and limited new supply. Upscale areas like the New Administrative Capital and New Cairo saw nominal price jumps reaching up to 180% in early 2024, though this primarily reflected currency effects and inflation rather than real appreciation.
After adjusting for inflation, real price appreciation in premium districts settled closer to 4-5% annually by mid-2025. Mid-priced and peripheral districts maintained strong growth of 10-34% year-over-year, supported by urbanization trends and new infrastructure development.
The market showed signs of stabilization in Q2-Q3 2025 as new supply came online, with nominal growth moderating to the current 10-30% annual range. This trend suggests prices continue rising but at more sustainable rates than the extreme spikes seen in early 2024.
What are the forecasts for the next 1–2 years compared to the next 5–10 years?
Short-term forecasts for 2025-2027 predict continued strong growth, with key districts expected to see 8-15% annual price increases.
New Cairo, the North Coast developments, and Sheikh Zayed are projected to lead this growth, with some premium developments potentially exceeding these averages. The New Administrative Capital is expected to maintain its premium positioning as government relocations continue and infrastructure development accelerates.
Medium-term projections for the next 5-10 years suggest more normalized appreciation rates as the market matures. Established zones like New Cairo and Sheikh Zayed are likely to see single-digit annual growth, while emerging luxury developments and new hotbeds could maintain double-digit appreciation.
Long-term growth will be supported by continued urban expansion, population growth, and ongoing infrastructure investments. However, currency volatility and construction cost inflation remain key risks that could create periods of stabilization following sharp growth phases.
It's something we develop in our Egypt property pack.
Which areas are seeing the fastest growth and which ones are stagnating?
The fastest-growing areas in Cairo's property market are concentrated in new urban developments and premium neighborhoods with strong infrastructure investment.
Leading growth areas include the New Administrative Capital, New Cairo's 5th Settlement, Sheikh Zayed, 6th of October, and El Maadi. These districts benefit from new construction, government backing, or established expat communities that drive sustained demand.
Luxury new builds across premium neighborhoods are experiencing the most rapid appreciation, particularly gated communities and branded developments with modern amenities. The North Coast luxury developments are also showing exceptional growth as they attract wealthy buyers seeking premium locations.
Stagnating areas typically include older central districts with limited new supply and little infrastructure investment. Districts outside the main growth axes, particularly those lacking access to major roadways or business centers, are experiencing minimal price appreciation.
Areas with aging infrastructure, limited development potential, or those affected by urban decay are seeing the weakest performance in Cairo's otherwise robust property market.
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How do apartment prices compare to villas, townhouses, and new-build developments?
| Property Type | Premium Districts (EGP/sqm) | Peripheral Districts (EGP/sqm) | 12-Month Growth Rate |
|---|---|---|---|
| Apartments | 24,000-28,000 | 14,000-22,000 | High in luxury/new build |
| Villas | 21,000-27,000 | 13,500-23,000 | High, esp. gated projects |
| Townhouses | 19,000-24,000 | 13,000-20,000 | Moderate to high |
| New Builds/Luxury | Up to 30,000+ | Not prevalent | Fastest |
What rental yields can you expect in different neighborhoods today?
Cairo's rental market offers attractive yields for property investors, with gross annual returns typically ranging from 5-8% in core districts.
New Cairo and Sheikh Zayed consistently deliver yields in the 5-8% range, supported by strong demand from expats, professionals, and families seeking quality housing with modern amenities. These areas benefit from established rental markets and relatively stable tenant bases.
Smaller apartments and new builds tend to outperform larger villas and townhouses in rental returns, particularly when targeting short-term rentals or expat tenants willing to pay premium rates for modern facilities. Studio and one-bedroom units in prime locations can achieve higher yields due to stronger demand relative to supply.
El Maadi offers solid rental yields due to its established expat community and proximity to international schools and businesses. The New Administrative Capital is still developing its rental market, but early indicators suggest competitive yields as government employees and businesses relocate.
Peripheral areas may offer higher nominal yields but come with increased vacancy risks and longer tenant search periods.
What are the occupancy and demand levels for rentals in the short term and medium term?
Cairo's rental market shows high occupancy rates and strong demand, particularly in new urban districts and premium areas.
Short-term demand for 2025-2026 remains robust, with low vacancy rates in developments across New Cairo, Sheikh Zayed, and the New Administrative Capital. This strength is driven by population pressure, urban migration, and the ongoing relocation of government functions to new districts.
The expat rental market continues to support premium districts like El Maadi and New Cairo, where international businesses and diplomatic missions maintain their workforce. Young professionals and growing families also contribute to sustained rental demand in well-connected neighborhoods.
Medium-term projections suggest demand will remain strong through 2027-2028, supported by Egypt's demographic trends and continued infrastructure investments. The New Administrative Capital's rental market is expected to mature as more government agencies complete their relocation and private sector businesses follow.
Supply additions in new developments may temporarily ease vacancy rates in some areas, but overall demand fundamentals remain positive across Cairo's key rental districts.
How liquid is the market—how quickly are properties selling in different districts?
Market liquidity in Cairo varies significantly by location and property type, with premium areas showing notably faster transaction times.
Properties in premium and new-build areas typically sell quickly, especially those with strong branding, modern amenities, or proximity to major roadways and business hubs. New Cairo, Sheikh Zayed, and New Administrative Capital developments often see properties move within 30-60 days when priced competitively.
Luxury developments and gated communities experience the highest liquidity, as they attract buyers seeking turnkey solutions with established communities and premium facilities. These properties often have waiting lists or pre-sale success before completion.
Older suburban zones and peripheral areas experience more sluggish movement, with property sales often taking 3-6 months or longer unless priced aggressively or recently renovated. Properties in these areas may require more aggressive pricing strategies or significant improvements to attract buyers.
Central older districts face the longest selling periods, as buyers typically prefer newer developments with modern infrastructure and amenities over older properties requiring renovation or lacking contemporary facilities.
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 budgets are realistic for entering the market depending on area and property type?
Entry budgets in Cairo's property market vary dramatically based on location and property type, with clear tiers of investment levels required.
The New Administrative Capital requires the highest entry budgets, with apartments typically starting around EGP 2.5-3 million for decent-sized units in established developments. Premium units and villas can easily exceed EGP 4-5 million, making this area accessible primarily to high-net-worth buyers.
New Cairo offers more accessible entry points with apartments starting around EGP 2-2.5 million for quality units in the 5th Settlement. This area provides a good balance of amenities and pricing for middle to upper-middle-class buyers.
Sheikh Zayed villas typically require budgets of EGP 3-4.5 million, reflecting the area's premium positioning and larger plot sizes. Townhouses in 6th of October offer mid-range options at EGP 2-3 million, providing good value for families seeking space and modern amenities.
Older districts and peripheral areas offer the most affordable entry points, with quality apartments available below EGP 1.5 million, though buyers should carefully evaluate growth potential and infrastructure quality in these locations.
What risks should buyers consider in the short, medium, and long term?
Property buyers in Cairo face several risk categories that vary by investment timeframe and require careful consideration.
Short-term risks include inflation shocks that can dramatically affect construction costs and property prices, as seen in early 2024. Currency devaluation remains a significant concern, particularly for buyers using foreign currency or planning to repatriate funds. Construction delays are common in new developments, potentially affecting completion timelines and rental income projections.
Medium-term risks center on potential market cooling after the recent inflation-driven price spikes, which could lead to temporary price stagnation or minor corrections. Regulatory changes in property ownership, taxation, or foreign investment rules could affect market dynamics. Oversupply in certain project segments, particularly luxury developments, may pressure prices and rental yields.
Long-term risks include broader economic uncertainty related to Egypt's ongoing economic reforms and external financing arrangements. Political transitions could affect government priorities for urban development and infrastructure investment. Evolving urban planning patterns might redirect growth to new areas, potentially affecting current premium locations.
It's something we develop in our Egypt property pack.
If you're buying to live in, which areas offer the best mix of affordability, amenities, and future value?
For residents seeking the optimal combination of lifestyle, value, and growth potential, several Cairo neighborhoods stand out as particularly attractive.
New Cairo's 5th Settlement offers the best overall package for families, combining strong educational facilities, shopping centers, and healthcare with reasonable property prices and solid appreciation potential. The area provides a modern lifestyle with good connectivity to central Cairo and established expat communities.
Sheikh Zayed appeals to buyers prioritizing upscale living with extensive green spaces, premium amenities, and strong infrastructure. While more expensive than alternatives, it offers excellent long-term value retention and a high quality of life suitable for families and professionals.
El Maadi remains attractive for expats and international professionals, offering an established community, excellent schools, and a livable environment with good connectivity. The area provides stability and moderate growth potential while maintaining its character and amenities.
6th of October presents a middle-ground option with growing amenities, reasonable pricing, and good potential for future development as infrastructure improves and the area becomes more established.
If you're buying to rent out or resell, which property types and neighborhoods give you the strongest positioning now?
Investment-focused buyers should target specific property types and locations that offer the strongest rental yields and resale potential in Cairo's current market.
The New Administrative Capital and North Coast developments represent the strongest positioning for capital appreciation, though they require higher initial investment. These areas benefit from government backing, infrastructure development, and growing demand from relocating businesses and affluent buyers.
Luxury new builds across premium neighborhoods offer the fastest appreciation potential, particularly branded developments with comprehensive amenities and professional management. These properties attract premium tenants and maintain strong resale values.
Smaller apartments in growth corridors provide excellent rental yield opportunities, particularly in New Cairo and Sheikh Zayed where demand from young professionals and small families remains strong. These units offer easier management and higher occupancy rates than larger properties.
Townhouses and mid-sized apartments in new urban zones present balanced opportunities, combining decent rental yields with appreciation potential. Projects near major business districts or upcoming infrastructure developments offer additional upside potential.
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.
Cairo's property market in September 2025 presents compelling opportunities for both residents and investors, with strong fundamentals supporting continued growth across key neighborhoods.
While premium areas command higher entry prices, the combination of urban expansion, infrastructure investment, and demographic trends suggests sustained demand and appreciation potential for well-selected properties.
Sources
- House Price Egypt - Sands of Wealth
- Egypt Real Estate Market Outlook - Sands of Wealth
- Egypt Real Estate Market Forecast 2025-2026 - Select Realty
- Egypt Real Estate Market Trends - Sands of Wealth
- Egypt Price History - Global Property Guide
- Housing Market Future 2024-2030 Egypt - Hurghadians Property
- Cairo Price Forecasts - Sands of Wealth
- Egypt Housing Prices Growth 2025 - Homes Overseas