Egypt (EG)
Egypt is one of the world's oldest civilisations — the land of the Pharaohs, the Great Pyramids of Giza, and the mighty Nile River.
Buying Property in Egypt
The full buying process, transaction costs, mortgage, and legal requirements.
Foreign nationals can legally own property in Egypt without significant restrictions — Egypt's property law is relatively open to foreign ownership compared to some regional peers. However, the process involves significant bureaucracy, and the protections available to buyers are weaker than in Western countries. The EGP has devalued significantly since 2022 — property prices denominated in EGP have increased dramatically in nominal terms, but in USD/EUR terms, Egyptian property is now very affordable by global standards. The New Administrative Capital (NAC/Wedian), New Cairo, Sheikh Zayed, and Ain Sokhna are the primary growth markets. Property registration at the Real Estate Registration Authority (مصلحة الشهر العقاري) is mandatory for legal ownership.
Rent vs. Buy
For most expats on 1–3 year assignments: renting is the clear choice. Buying makes sense for: (1) expats planning 5+ year stay; (2) those who see Egypt as a retirement or investment destination; (3) significant USD income advantage making purchase affordable. Key consideration: EGP devaluation risk — buying in EGP and selling in EGP means you keep any nominal gains, but real value in USD may not increase commensurately with EGP inflation. Buying in new developments (compound properties) with strong developer backing provides more price stability. Off-plan purchases offer lower prices but carry developer risk.
Buying Process — Step by Step
Identify target property and negotiate price
1–4 weeksWork with a registered real estate agent (Coldwell Banker Egypt, JLL Egypt, Century 21 Egypt) or search Aqarmap.com and Property Finder Egypt. Inspect physically. Negotiate price — 5–15% below asking is often achievable, especially for ready units.
Letter of Intent / Reservation
1 weekSign a reservation agreement and pay a booking deposit (typically 5–10% of purchase price). This takes the property off the market while you complete due diligence and financing.
Due diligence and title verification
2–4 weeksEngage a lawyer to verify: (1) the seller holds clear title (check Real Estate Registry records); (2) no outstanding mortgage, liens, or encumbrances; (3) no outstanding tax liabilities on the property; (4) building permits are valid; (5) developer's credentials for off-plan purchases (check GAFI registration).
Finalise financing
4–8 weeksIf using an EGP mortgage: apply to your bank with: Iqama, employment documents, last 3 payslips, and property details. LTV: typically 60–70% of property value. Interest rates: 15–20%+ for EGP loans; USD loans available at 8–12% from some banks. Mortgage approval: 4–8 weeks.
Sale and purchase agreement (SPA)
1–2 weeks for drafting and negotiationA formal contract (عقد البيع والشراء) drafted by a lawyer and signed by buyer and seller. The SPA specifies: price, payment schedule, handover date, penalty clauses for delay, and representations by the seller. Both parties sign; typically not notarised at this stage.
Payment and title transfer
1–4 weeksPay the balance of the purchase price per the agreed schedule. For registered properties: proceed to Real Estate Registration Authority for official title transfer.
Registration at Real Estate Registration Authority
2–8 weeks (can be slow in busy registries)Attend (or send an authorised agent) at the Real Estate Registration Authority (مصلحة الشهر العقاري) office in the governorate where the property is located. Both buyer and seller must be present (or represented by notarised power of attorney). Required documents: SPA, seller title deed (عقد الملكية), seller national ID/Iqama, buyer passport/Iqama, and tax clearance. Registration fee and stamp duty are paid here.
Receive title deed
2–6 weeks after applicationIssued by the Real Estate Registration Authority after processing. This is your legal proof of ownership in Egypt. Store securely (original + certified copies).
Transaction Costs
| Cost Item | Amount | Notes |
|---|---|---|
| Property purchase price | EGP 3,000–30,000/m² depending on location and finishes | New Cairo / Sheikh Zayed: EGP 8,000–20,000/m². Zamalek (rare resales): EGP 15,000–30,000/m². New Administrative Capital: EGP 8,000–25,000/m². Maadi: EGP 8,000–18,000/m². |
| Registration and notary fees | 2.5–3% of registered value | Stamp duty: 2.5% of property value. Real Estate Registration Authority fees: approximately 0.5% additional. Paid at the registry office. |
| Lawyer fees | 1–2% of purchase price (EGP 15,000–80,000) | Essential investment — do not buy property in Egypt without a reputable Egyptian lawyer reviewing all documents. International law firms charge more; quality Egyptian property lawyers are available at lower rates. |
| Real estate agent commission | 2–2.5% of purchase price | Typically paid by the buyer in Egypt, though negotiable. Some sellers pay; clarify at outset. |
| Mortgage arrangement fee (if applicable) | 1–2% of loan amount | Charged by the lending bank. Plus annual mortgage insurance (required by most banks): 0.5–1% of outstanding loan annually. |
| Property tax (ضريبة العقارات المبنية) | 10% of annual rental value (estimated by tax authority) | Annual ongoing cost. Egypt has a property tax (not a transfer tax) applied to the estimated rental value of the property. Registration with the local Tax Authority required. Most homes below a threshold are exempt. |
| Home insurance | EGP 3,000–15,000/year | Buildings insurance (if owning an apartment, typically buildings insurance is via building management fee). Contents insurance strongly recommended — particularly for expats with valuable household goods. |
The Notary — Mandatory for All Purchases
Egypt uses a real estate registration system through the Real Estate Registration Authority (مصلحة الشهر العقاري) rather than a notary-based conveyancing system as in France or Germany. Lawyers draft the SPA; the registration authority verifies and records the transfer. A "Maamour Shar Eqari" (Real Estate Registration Officer) at the authority performs the official registration. The registered title deed (عقد التسجيل) issued after registration is the definitive proof of ownership under Egyptian law.
Mortgage
EGP mortgages are available from Egyptian banks (NBE, Banque Misr, CIB, QNB) and through the Mortgage Finance Fund (مركز تمويل الرهن العقاري). Interest rates are high (15–20%+ for EGP mortgages in 2026) due to Egypt's monetary policy fighting inflation. USD-denominated mortgages are available at some banks for foreign buyers at 8–12%. The Social Fund for Development and the Mortgage Finance Fund offer subsidised mortgage rates (6–8%) for qualifying Egyptian nationals purchasing under EGP 1,500,000 — generally not applicable to foreign buyers.
30–40% of property value (LTV 60–70%). For foreign buyers, banks may require a higher deposit (40–50%) with full income documentation.
Foreign buyers can obtain EGP or USD mortgages from Egyptian banks with a valid residence permit (Iqama). Required: Iqama, employment contract, 3 months payslips, 6 months bank statements, and property title documents. Some banks prefer to lend to foreigners employed by major multinationals or diplomatic missions. The high EGP interest rate makes all-cash purchases more economically attractive for those who can afford it.
Land Registry
Real Estate Registration Authority (مصلحة الشهر العقاري) — part of the Ministry of Justice. Located in each governorate. The registry maintains records of all formally registered property transactions. Important: many properties in older Cairo neighbourhoods are not formally registered in the official registry (they may only have chain-of-title documents, "عقود عرفية" — informal contracts). Purchasing an unregistered property carries higher risk — title disputes are possible. Ensure your lawyer verifies registration status before purchase.
Taxes
Property transaction taxes: Stamp duty 2.5% of purchase price on registration. Annual property tax: 10% of the assessed annual rental value (assessed by Tax Authority — typically well below market rental value). First EGP 2,000,000 of property value exempted from annual property tax for primary residences (threshold subject to change). Capital gains on property: If selling within 2 years of purchase, a 2.5% tax on sale proceeds applies; after 2 years, typically exempt. Confirm current rules with a tax adviser as these change.
New Build vs. Existing Property
New builds (off-plan): lower prices (30–40% discount to completed units in some projects), modern facilities, developer-backed warranty, and compound infrastructure (pools, security, gym). Risk: developer default or delays — Egypt has had cases of delayed or halted projects. Research developer credibility thoroughly (Palm Hills, Emaar Misr, Dorra, Hassan Allam Properties are among the most reputable). Existing properties: immediate availability, tangible quality inspection, but potentially older infrastructure and varying maintenance standards. Compounds (new developments): provide HOA-style management, security, and facilities — generally the best environment for expat family living.
Selling Property
When selling Egyptian property: notify buyer's solicitor and buyer's bank; obtain tax clearance certificate (براءة ذمة ضريبية) from the Tax Authority confirming no outstanding property taxes; cancel any mortgage before transfer; attend the Real Estate Registration Authority for the transfer. If you have lived in the property for the required period (2+ years) and it is your primary residence, you may be exempt from capital gains. Repatriation of proceeds: as a foreign seller, you can repatriate the proceeds via a foreign currency account at an Egyptian bank — obtain a CBE-approved remittance certificate from your bank.
Useful Links
Property Buying
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