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.
Renting in Egypt
Full lifecycle: finding, moving in, during tenancy, leaving.
Cairo's rental market is landlord-dominant, especially in expat-preferred areas (Zamalek, Maadi, New Cairo). Rents have been rising aggressively — 10–18% annual increases are typical in 2026 due to high inflation and EGP devaluation since 2022. The Egyptian rental market has two legal tracks: old-law leases (contracts signed before 30 January 1996, heavily regulated, being phased out under Law 164/2025) and new-law leases (post-1996, free-market, 1-year contracts typical). All expat leases are new-law. For new-law contracts, deposit and notice terms are entirely contractual — there is no statutory cap. Law 164/2025 (signed August 2025) only affects pre-1996 old-law leases and does not alter new-law lease terms. Many landlords quote rents in USD in Zamalek, Maadi, and New Cairo compounds; check the EGP equivalent and whether the rate floats with exchange rates.
1. Finding a flat
- - Passport (original and copies)
- - Residence permit (Iqama) if already obtained, or work contract showing intent
- - Bank statements (3 months) demonstrating income
- - Letter from employer confirming position and salary
- - References from previous landlord if available
- - Photos for the rental application
- - Start your search online 2–3 months before arrival — the best properties in Maadi and Zamalek go quickly.
- - USD-quoted rents are common in expat areas — clarify the EGP equivalent and whether the rate floats with exchange rates.
- - Always visit in person before paying any money — fake listings exist.
- - Negotiate: landlords expect it. A 10–15% reduction from asking price is often achievable, especially for longer commitments.
- - Confirm what is included: furnished or unfurnished, appliances, parking, building maintenance fees (شاقة), security, and which utilities are your responsibility.
- - New Cairo compounds (Palm Hills, Mivida, Katameya Heights) are popular for families — gated, secure, pet-friendly, good schools nearby. Higher prices but higher quality of life.
- - Maadi is the traditional expat hub — tree-lined streets, international community, good schools, walkable amenities.
- - Zamalek (Gezira Island) is upmarket and convenient for downtown business — limited parking but iconic location.
ExpatCheapRent is a rental platform built for expats — worth a look alongside the local platforms above when you start your search in Egypt.
2. Before move-in
Handover protocol
A handover report (محضر استلام) is strongly recommended though not always standard practice in Egypt. Document every room with dated photographs or video. Record all existing damage, wear, and appliance condition. Check all appliances work (air conditioners are critical in Egyptian summers). Record meter readings for electricity, gas, and water. Both parties should sign the inventory/handover document — use a bilingual (Arabic/English) version.
Deposit
Max: For new-law leases (post-1996) — which includes all expat contracts — deposit terms are negotiated; 1–3 months is typical, with 1–2 months standard for most apartments and 3 months for premium compounds or high-value properties. There is no statutory deposit cap for new-law contracts.
Rules: There is no requirement to hold deposits in separate accounts for new-law contracts — most landlords hold cash. The deposit is meant to cover damage beyond normal wear and unpaid rent or utilities. Negotiate the deposit amount and conditions explicitly in the contract. Given high inflation, a 3-month deposit is a significant sum — consider negotiating this down. Some landlords accept post-dated cheques for the deposit amount instead of immediate cash — cheques are a common credit instrument in Egypt.
Return deadline: No statutory return deadline for new-law contracts. Standard practice is return within 30–60 days of departure after final utility reconciliation. Include a specific return deadline in your lease contract — otherwise disputes are harder to resolve. If the landlord withholds unfairly, formal legal remedy is through Egyptian courts (costly and slow — prevention is far better than cure).
Alternatives: No formal deposit replacement products exist in Egypt. Post-dated cheques as deposit security are common and widely accepted.
3. During your tenancy
Monthly Utility Settlement
Frequency: Electricity bills arrive monthly; water quarterly in some areas; gas (piped or bottled) monthly or as needed.
Dispute window: No formal statutory dispute window under Egyptian law for new-law leases. Keep all utility receipts and raise discrepancies with the landlord immediately in writing — WhatsApp messages with read receipt are admissible evidence in Egypt.
- - Electricity bill significantly higher than usage — especially in summer with AC; check the meter reading yourself each month.
- - Building charges appearing without prior agreement in the lease.
- - Landlord delaying or refusing to provide utility receipts.
- - Annual rent increase significantly exceeding the agreed rate in the contract.
- - Requests for cash payments without receipts.
Repairs: In Egyptian rental practice, major structural repairs and building maintenance are the landlord's responsibility. Minor repairs and day-to-day maintenance are often unclear for new-law contracts — specify responsibilities in writing. The bawab (building doorman/caretaker) typically handles minor repairs for a small tip (EGP 50–200). For major issues (AC breakdown in summer, plumbing failures), contact the landlord immediately in writing and follow up.
4. Moving out
Notice period: For new-law (post-1996) leases, notice periods are entirely contractual — whatever the lease states applies. Typically 1–3 months written notice. If your contract is silent on notice, 30 days is generally considered reasonable practice. Send notice in writing via WhatsApp and follow with a written letter. Fixed-term leases expire on the date stated — give yourself time to find alternative housing before the end date.
Final handover: Conduct a joint inspection with the landlord, present the handover inventory from move-in, and compare conditions. Take final meter readings. Return all keys, access cards, and parking passes. Obtain written confirmation from the landlord of the condition at handover — this is your protection against unjustified deposit deductions. Professional cleaning before handover (EGP 500–2,000 for a full property clean) reduces deduction risk.
Deposit return: No statutory deadline for deposit return on new-law contracts — whatever your contract states should govern. If the contract is silent, negotiate a 30–60 day return window at the handover. Landlords commonly attempt to deduct for cleaning, minor repairs, painting, and any outstanding utility bills — counter unreasonable deductions by referencing your handover photos and receipts. If the landlord refuses without justification, formal recourse through Egyptian courts is expensive and slow.
Your tenant rights
Tenant association: There is no national tenant association in Egypt for new-law residential leases. Legal aid for tenant disputes is available through private lawyers. The Consumer Protection Authority (CPA — Law 181/2018) may assist with some residential lease disputes. Expat community groups (Cairo Expats Facebook) can recommend landlord-dispute lawyers experienced with expat matters.
Rent control: New-law leases (post-January 1996) — which all expat rentals are — have no rent control. Rent levels and increases are entirely contractual. Annual increases of 10–25% are common in Cairo expat-market leases and are typically written into the contract. Law 164/2025 (enacted August 2025) only affects old-law leases (pre-1996) which are being phased out over a 7-year transition period — it does not affect expat new-law contracts.
Eviction protection: Fixed-term new-law leases provide protection against eviction during the term if rent is paid and contract terms are complied with. After lease expiry, the landlord can decline to renew without providing cause — there is no statutory right to renewal for new-law tenants. Unlawful eviction (removing belongings, changing locks without due process) is illegal but enforcement requires court action, which is slow in Egypt.