North African nation with a large new-city and Red Sea coastal property market. Tiered property residency starts from USD 50,000.
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Egypt
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Egypt
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Egypt
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Egypt
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Egypt
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Egypt
On Request
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Egypt
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Egypt is one of the largest real estate markets in the Middle East and Africa, with a population of over 107 million and a growing urban base. Most investment activity is concentrated in Cairo and its surrounding new cities, while the North Coast, Red Sea, and Sinai focus on resort-style, seasonal demand. The Egyptian pound depreciated by around 70% against the US dollar between 2022 and 2024, significantly increasing purchasing power for investors holding USD or AED. While local prices in EGP have risen, dollar-equivalent entry costs remain comparatively lower than in previous years. Interest from Gulf investors has grown sharply. A 2025 Knight Frank survey found that 94% of wealthy GCC investors are considering Egyptian property, with strong demand from the UAE and Saudi Arabia. Major deals include the $35 billion Ras El-Hekma project, the largest foreign real estate investment in Egypt’s history. In 2024, the country’s top 21 developers recorded EGP 1.4 trillion in sales, double the previous year. All six main investment areas operate under the same legal framework but differ in currency exposure, rental strategy, and target investor profile. El Gouna is the only market priced fully in USD, while the rest are denominated in EGP.
Egypt’s market is priced mainly in EGP, so currency matters. New Cairo apartments at EGP 61,550 per sqm are roughly $1,230 per sqm for a dollar buyer, against $3,000-8,000 per sqm for comparable quality in Dubai.
Most purchases are off-plan, directly with developers, on instalment plans.
ORA Developers is an international developer founded in 2016 by Naguib Sawiris, known for large master communities including ZED in Egypt, Ayia Napa Marina in Cyprus and Silversands in Grenada, with expansion into the UAE.
Travco Properties is the real estate arm of Egypt's Travco Group, established in 2014, best known for Almaza Bay in Egypt.
Orascom Development is an international developer of integrated towns and resort destinations, with a track record spanning three decades. It is known for El Gouna in Egypt, Jebel Sifah and Hawana Salalah in Oman, Luštica Bay in Montenegro and Andermatt in Switzerland.
Modon Properties is a government-linked Abu Dhabi developer established in 2018, now part of Modon Holding, which is listed on the Abu Dhabi Securities Exchange and majority owned by state-linked investors. Its projects are concentrated in Abu Dhabi, including communities on Hudayriyat Island and Al Reem Island. Its focus is Abu Dhabi rather than Dubai.
Yes. Foreign nationals can own property under Law No. 230 of 1996, which allows up to two residential units. In practice, most international buyers purchase off-plan directly from developers, especially in New Urban Communities like New Cairo, the New Administrative Capital, and the North Coast, where access is generally unrestricted.
Prices vary by location. New Cairo ranges from $475 to $2,400 per sqm, while the North Coast averages around $1,525 per sqm. El Gouna sits at $1,000 to $5,000 per sqm and is priced in USD. The New Administrative Capital ranges from $540 to $1,400 per sqm, while 6th of October City offers the lowest entry, starting around $385 per sqm. Currency depreciation has made these prices more attractive in USD and AED terms.
The national average gross yield was 6.77% in Q2 2025 (Global Property Guide). New Cairo delivers 7-10% with steady year-round demand, while El Gouna reaches 10-12% annually in USD. Coastal markets like the North Coast and Ain Sokhna are more seasonal, with stronger performance during summer.
Most purchases are off-plan through developer payment plans, typically starting with 5-10% down and the balance spread over 7-10 years at 0% interest. Buyers sign a sales agreement, pay instalments during construction, and receive the title deed at handover. Total transaction costs usually range from 4-8%.
Yes. Property investment can qualify for residency: $50,000 for a 1-year permit, $100,000 for 3 years, and $200,000 for 5 years. A $300,000 investment may provide a path to citizenship. Multiple properties can be combined to meet the required amount.
El Gouna is a fully integrated resort town on the Red Sea, developed by Orascom. It is the only market in Egypt where properties are priced in USD, removing currency risk for international buyers. The town includes hotels, schools, a hospital, and its own airport, with strong international demand and consistent year-round tourism.
Ras El-Hekma is a large coastal development on Egypt's North Coast, backed by a $35 billion investment from Abu Dhabi's Modon Holding. It is being built as a new city over 10-20 years and is positioned as a long-term investment opportunity. The first residential project, Koun, expects initial handovers in 2026.
El Gouna offers the highest returns at 10-12% annually in USD. New Cairo follows with 7-10% and steady demand throughout the year. Coastal areas like the North Coast and Ain Sokhna can perform well in summer but are more seasonal overall.
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