✅ Can Foreigners Buy Property in Egypt?

Yes—foreign nationals are allowed to buy property in Egypt, but there are some legal conditions and restrictions regarding the number of properties and property type.

Foreign Ownership Laws in Egypt

• Foreigners can own up to two properties in Egypt (residential use only).

• Total land area owned must not exceed 4,000 sqm.

• Foreign-owned property cannot be sold within 5 years of purchase (some exceptions apply).

• Properties must be registered at the local real estate authority to be legally recognized.

⚖️ Important: Legal title transfer is only valid once registered with the Real Estate Publicity Department (REPD).

Ownership Structures Available

• Freehold ownership is available in many zones, including Cairo and the Red Sea coast.

• In Sinai, foreigners cannot directly own land or property—only 99-year leasehold contracts through the Egyptian government.

• For commercial property, foreign companies may invest via joint ventures or special approvals.

🏙️ Top Cities & Regions for Property Investment

1. Cairo & New Cairo

• Egypt’s capital and economic center

• High demand for residential rentals, especially near business hubs and universities

• Huge growth in New Cairo, 6th of October City, and the New Administrative Capital

Prices (2025):

• Downtown Cairo: EGP 20,000–35,000/sqm (~€390–€700)

• New Cairo: EGP 25,000–50,000/sqm (~€480–€960)

Rental Yield: 5–7%

2. Hurghada

• Popular with Russian, German, and British buyers

• Low entry prices and strong short-term rental market

• Ideal for beachfront condos and managed holiday apartments

Prices: EGP 10,000–18,000/sqm (~€190–€350)

Yield: 7–10% via Airbnb-style rentals

3. Sharm El Sheikh

• Stunning resort town on the Red Sea

• Strong interest from Gulf investors and retirees

• Foreigners buy through 99-year leaseholds in Sinai

Best for: Holiday homes, dive tourism rentals, luxury villas

4. Alexandria

• Historic coastal city with cultural appeal

• Popular for mid-range apartments and family homes

• Strong rental demand from students and working professionals

5. El Gouna & Sahl Hasheesh

• Gated luxury communities on the Red Sea

• Attracts high-net-worth individuals and expats

• Full-service resorts with international schools, marinas, and golf

Prices (2025): EGP 35,000–60,000/sqm (~€670–€1,150)

🛠️ Buying Process in Egypt for Foreigners

1. Find a property through a certified broker or developer.

2. Sign preliminary sale contract (ensure it's reviewed by a real estate lawyer).

3. Apply for security clearance (mandatory for foreigners).

4. Register the final contract at the Real Estate Publicity Department.

📌 Many properties are not registered. Buying registered property is the safest way to ensure legal rights.

💰 Taxes & Fees

🏘️ Rental Market Overview (2025)

• Cairo has a strong long-term rental market driven by locals, students, and professionals.

• Hurghada and Sharm have booming short-term rental sectors with Airbnb and Booking.com listings surging.

• El Gouna and New Cairo offer high-end rental markets with longer-term expats and diplomats.

🛂 Residency by Property Investment in Egypt

Egypt offers residency permits for property owners:

• Foreigners investing USD $100,000+ in real estate may apply for temporary residence (renewable annually).

• No minimum stay is required.

• Residency is tied to property ownership.

• After 5 years of legal stay, permanent residency may be requested.

❌ Egypt does not offer citizenship via real estate.

👤 Who Is Egypt Ideal For?

✅ Great fit for:

• Buyers looking for affordable beach property

• Investors focused on rental income in tourist zones

• Expats or digital nomads in the MENA region

• Gulf nationals or Arab diaspora with regional ties

❌ Not ideal for:

• Buyers seeking direct land ownership in Sinai

• Those expecting fast capital gains (market is steady but not explosive)

• Anyone unwilling to go through property registration or legal validation

🔮 Market Trends to Watch in 2025

• New Administrative Capital driving demand for high-end properties near Cairo

• Russian and German interest in Red Sea coast increasing

• Egypt's currency devaluation has made real estate even more attractive for euro and dollar investors

• Major infrastructure upgrades in Suez Canal zone and tourism corridors

🧭 Final Thoughts

Egypt remains one of the most accessible and affordable real estate markets in the Mediterranean and MENA region. While some bureaucratic hurdles exist (such as registration delays and security approvals), Egypt offers solid rental returns, beachfront property at low prices, and residency options tied to real estate.

For strategic, mid-budget investors and lifestyle buyers, Egypt in 2025 is a value-rich and increasingly international market.