East Cairo
New Cairo
- Price per m²
- EGP 25k–124k
- Gross yield
- 7–10%
- Priced in
- EGP
Established compounds, international schools and year-round tenants. The pick for steady rental income and living in Cairo.
The foreign buyer's guide to Egyptian property
Can foreigners buy property in Egypt?
Plain answers on what the law allows, what residency your purchase can unlock, what it really costs, and how to avoid the mistakes foreign buyers make most often.
Last reviewed October 2026 · Not legal advice
Chapter 1
Ownership law
Foreign ownership runs mainly under Law 230 of 1996. Since 2023 the government has eased many of its limits through cabinet decisions, because it wants hard-currency buyers. Once a purchase is registered, a foreign owner can sell, rent out and pass the property to heirs like an Egyptian owner can.
Allowed
Apartments, villas, townhouses
Full freehold ownership in your own name, in non-restricted areas, once the unit is registered.
Limited
Two homes, 4,000 m²
The cap is two residential properties for you and your family, with a combined area up to 4,000 m². Buying through an Egyptian company can lift this.
Limited
Five-year hold
You generally can't sell or transfer the property for five years after buying it.
Limited
Sinai and resort leases
No freehold in Sinai. Foreigners hold a long-term usufruct (right of use) instead. Check the term in your contract.
Not allowed
Agricultural land
Farmland is barred to foreigners under Law 15 of 1963. Desert land needs special approval.
Not allowed
Border and military zones
Sensitive areas and buildings protected under the antiquities law are excluded altogether.
Money route matters. Bring the purchase money into Egypt in foreign currency through a bank and keep the transfer records. That paper trail supports your registration, any residency application, and taking money out again when you sell.
Chapter 2
Residency & citizenship
Buying property can earn you a renewable residence permit. The length scales with the property's value, and you keep it as long as you keep the property. It never becomes permanent residency on its own. Citizenship is a separate program with a higher bar.
| Property value (EGP) | What it can unlock | Conditions |
|---|---|---|
| EGP 2.6M+ | 1-year residence permit | Renewable while you own the property |
| EGP 5.2M+ | 3-year residence permit | One or more properties can count together |
| EGP 10.4M+ | 5-year residence permit | Registered, in your name, with proof of funds |
| EGP 15.5M+ | Citizenship (property route) | Hold 5 years; get a file number from the Citizenship by Investment Unit before buying |
The law sets these thresholds in US dollars ($50k, $100k, $200k and $300k), so the pound amounts move with the exchange rate (about EGP 51.8 per dollar). Egypt has changed these thresholds several times. Confirm the current figures with the Ministry of Interior or a licensed immigration lawyer before you commit money. Note that Egypt's nationality law may require you to give up your current citizenship.
Tool
What your budget unlocks
EGP 3MEGP 250M
What this typically buys
Status you could qualify for
1-yr residency
3-yr residency
5-yr residency
Citizenship route
Roughly how much space it buys
Space estimates divide your budget by each area's 2026 price range per m². Residency thresholds are set in US dollars and converted at about EGP 51.8 per dollar, so they shift with the exchange rate. Foreigners can own up to two homes with a combined 4,000 m². Real prices depend on the developer, finishing and payment plan.
Chapter 3
What it costs
The state's fees are low compared with most countries. The bigger costs are legal help and the premium you pay for long payment plans.
| Cost | Typical amount | Notes |
|---|---|---|
| Registration | ~2.5% | Of property value; can be lower on assessed value |
| Independent lawyer | Varies | Worth paying for. Use one who doesn't work for the developer |
| Maintenance deposit | Often 5–10% | Common in compounds; ask before signing |
| Long installment plans | Built into price | Plans of 7–10+ years usually carry a higher list price than cash |
| Short-term rental license | If renting nightly | Holiday-home licensing rules can apply to Airbnb-style stays |
Ask for the cash price. Many developers now quote two prices: a discount for fast payment, or a long installment plan at full list price. Compare both before you choose.
Chapter 4
Where to buy
The national average is about EGP 41,000/m², well below many Mediterranean and Gulf markets. Most activity sits in Cairo's new cities, while the coasts serve holiday and resort buyers.
Mediterranean
North Coast
- Price per m²
- EGP 31k–130k
- Gross yield
- 2–5% seasonal
- Priced in
- EGP
Summer resorts and the Ras El Hekma development. Prices rose 15–20% in the past year, but rentals are mostly a summer business.
Red Sea
El Gouna & Hurghada
- Price per m²
- EGP 52k–259k
- Gross yield
- Up to 10–12%
- Priced in
- USD in El Gouna
Year-round sun, diving and European tourists. El Gouna prices in dollars, which removes currency risk for foreign buyers.
Ranges are 2026 market estimates, converted at about EGP 51.8 per US dollar. Yields are gross, before fees, management and empty months.
Chapter 5
Buyer safety checklist
Know the market's weak spots. Delivery delays are common, and the resale market is slow and mostly cash-only. Plan to hold for years, and don't count on a quick exit.
- 01
Check the developer's delivery record
Visit projects they've finished. Ask owners how late handover was. Prefer developers with several completed compounds.
- 02
Hire your own lawyer
Have an independent Egyptian lawyer review the contract, land ownership and building permits before you pay anything.
- 03
Pay the company, never a person
Make every payment by bank transfer to the developer's company account. Keep every receipt.
- 04
Read the delay clause
Check the delivery date, the penalty the developer pays if late, and what happens to your money if the project stalls.
- 05
Register the title
An unregistered contract is weaker protection. Registration also matters for residency and resale.
- 06
Plan your exit
Remember the five-year hold and keep your bank records, so you can sell later and move the proceeds out.
Questions
Common questions
Do I need a special visa to buy?
No. Foreigners can usually start the purchase on a tourist visa. Residency comes after the purchase is completed and documented.
Can I get a mortgage as a foreigner?
Bank mortgages for foreigners are limited. Most buyers use developer installment plans, which often run 7 to 10 years or longer.
Does buying property make me a tax resident?
No. A residence permit does not by itself make you tax-resident in Egypt. Check your home country's rules too.
Is off-plan safe?
It can be, with a reputable developer and a solid contract. Off-plan is how most of the market sells, but it carries delay risk, so follow the safety checklist above.
Can I rent my unit to tourists?
Yes, but nightly rentals may need a holiday-home license. Long-term leases to residents are simpler.