Egypt Real Estate
A large and growing market with six distinct investment zones — year-round rental apartments in New Cairo, USD-denominated resort property on the Red Sea, and master-planned coastal cities backed by Gulf sovereign capital.
Areas in Egypt
Properties for Sale in Egypt
About Egypt
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.
The Currency Angle
Egypt’s property market is primarily EGP-denominated, which means the currency dynamic is central to understanding the investment case. The pound’s depreciation has made Egyptian assets significantly cheaper for dollar and dirham holders — New Cairo apartments that local buyers see priced at EGP 61,550 per sqm translate to roughly $1,230 per sqm for a dollar buyer, compared to $3,000–8,000 per sqm for comparable quality in Dubai.
National property prices have risen around 30% in EGP terms through 2025, but in dollar terms assets remain at historically low levels relative to quality and location. This gap is the core of the investment argument for Gulf buyers.
All markets in Egypt except El Gouna are priced and transacted in EGP. Investors buying in EGP-denominated markets hold Egyptian pound exposure on their asset — if the pound recovers, USD-equivalent returns improve; if it depreciates further, the reverse applies. El Gouna is the only market where property is priced, sold, and rented in US dollars, removing this variable entirely.
Prices and Yields by Area
Egypt’s six main investment markets each have distinct pricing, yield profiles, and rental strategies. The table below summarises the key figures across all areas.
| Area | Price / sqm (USD) | Gross yield | Currency | Best for |
| New Cairo | $475–2,400 | 7–10% | EGP | Year-round rental income;
strongest liquidity |
| El Gouna (Red Sea) | $1,000–5,000 | 10–12% ROI | USD only | USD income; no currency risk;
long-season resort |
| New Administrative Capital | $540–1,400 | 1–3% (early stage) | EGP | Long-term capital appreciation;
7–15 year horizon |
| North Coast (Sahel) | $600–2,500 | 2–5% (seasonal) | EGP | Lifestyle; off-plan appreciation;
summer season |
| Ain Sokhna / Red Sea | $600–3,000 | 3–6% | EGP | Weekend and short-season resort;
90 min from Cairo |
| 6th of October / Sheikh Zayed | $385–800 | 6–8% | EGP | Most affordable Cairo entry;
value-driven investors |
| National average yield | — | 6.77% | EGP | Q2 2025 benchmark (Global Property Guide) |
Areas Guide
Each of Egypt’s six main investment markets has a different character, rental dynamic, and investor profile. The cards below outline what each area offers.
Buying Process and Costs
Egypt’s off-plan market operates differently from Dubai. Almost all purchases are made directly with developers through instalment payment plans — mortgages are rarely used by foreign buyers. The payment plan structure is one of the most investor-friendly in the region.
| Cost | Amount | Notes |
| Down payment (off-plan) | 5–10% | At signing of preliminary agreement |
| Instalment period | 7–10 years | 0% interest; milestone-linked to construction |
| Registration fee | 2–3% | Paid to the Real Estate Publicity Department |
| Stamp duty | ~2.5% | On transaction value |
| Legal fees | 1–2% | Contract review and title verification |
| Agent commission | 2–2.5% | Often covered by developer on new projects |
| Total transaction cost | ~4–8% | Compared to ~6–8% in Dubai (DLD + agent) |
Typically, buyers pay a small down payment — often around 10% — and spread the rest over 7–10 years at 0% interest. For example, a $200,000 property would require $20,000 upfront, with the remaining balance paid over time without financing costs. During this period, the property may also appreciate in value.
Foreign buyers usually transfer funds in foreign currency through state-owned banks such as Banque Misr or the National Bank of Egypt. This process is straightforward and ensures the ability to repatriate funds when the property is sold.
Gulf-Linked Developers in Egypt
For UAE and GCC investors, several developers in Egypt are already well known — the same groups behind major projects in Abu Dhabi, Dubai, and across the Gulf. This brings a familiar standard of quality and governance to a market where choosing the right developer is especially important.
Residency by Property Investment
Egypt offers property-linked residency permits at relatively low thresholds compared to most programmes in the region. All three tiers can be met through off-plan purchases, meaning buyers can secure residency while using a developer payment plan.
These thresholds are met in foreign currency converted through a state-owned Egyptian bank, and multiple properties can be combined to reach the required amount. Spouse and dependent children are typically included under the same permit.
Lifestyle and Connectivity
Egypt offers a range of environments across its investment markets — from the density and culture of Cairo and its surrounding new cities to Mediterranean beach clubs on the North Coast and year-round Red Sea resort living in El Gouna. The country has over 300 sunny days a year and direct air connections from the UAE that make it one of the most accessible international markets for Gulf-based investors.
Ancient heritage — the Pyramids, Luxor temples, Valley of the Kings; unmatched historical depth
Cairo’s city life — restaurants, culture, the Nile, and a fast-growing expat community
New city infrastructure — New Cairo and the NAC have international schools, private hospitals, and large retail centres
Mediterranean coastline — North Coast beach clubs, resort compounds, and summer lifestyle from June–September
Red Sea diving and water sports — El Gouna and Hurghada among the world’s top dive destinations; active year-round
300+ sunny days a year — consistent warm climate across all markets
Frequently Asked Questions
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.
Data sources: Knight Frank Destination Egypt 2025 · Global Property Guide Q2 2025 · Emaar Misr IR Reports (9M 2025) · Orascom Development IR Reports · Nawy / Aqarmap (2025) · Central Bank of Egypt · JLL Egypt · CBRE Egypt. Last reviewed April 2026.
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