Egypt real estate market 2026 trends are dominated by one fact: with inflation at 14.1% (2025) and a weaker pound, property has become the default hedge for households and a magnet for foreign cash. Prices are very low in dollar terms, around $631 per m² in city centres (2023), but the macro context decides whether that is an opportunity. Browse live stock first at property for sale in Egypt.
Cheap in dollars, expensive for Egyptians
City-centre homes average about $631 per m² (2023) and outside-centre homes about $355 per m² (2023). For a foreign buyer these are among the lowest prices you will find around the Mediterranean and Red Sea. The reality for residents is different: average monthly net salary is roughly $169 (2023), producing a price-to-income ratio of 16.2 (2024).
That gap is why developers focus on gated resorts and new cities aimed at expatriates, returnees and Gulf buyers. Nominal prices in pounds have moved sharply, so dollar comparisons over time can mislead. The apartments for sale in Egypt and villas for sale in Egypt pages show the two main product types.
| Indicator | Value | Year |
|---|---|---|
| Price per m², city centre | $631 | 2023 |
| Price per m², outside centre | $355 | 2023 |
| Price-to-income ratio | 16.2 | 2024 |
| Gross rental yield, city centre | 6.4% | 2024 |
| Price-to-rent ratio | 15.6 | 2024 |
Yields look fine until inflation is subtracted
A gross yield of 6.4% (2024) and a price-to-rent ratio of 15.6 are healthy on paper. A one-bedroom in the centre rents for about $187 a month (2023). But with inflation at 14.1% (2025) and a lending rate of 24.3% (2024), cash held in the bank can earn more than rent after costs, which weakens the case for leveraged purchases.
The argument for property is protection from currency erosion rather than income. If you earn in dollars or euros, rent is often set in pounds, so income can fall in hard-currency terms even as the nominal figure rises. Seek dollar-denominated leases where possible.
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Macro: strong headline growth, fragile finances
GDP is about $365 billion, with growth of 4.4% (2025), and the population is about 118 million, growing 1.6% a year. Unemployment is 6.8% (2025). The weak points are public debt at 90.9% of GDP (2024) and heavy reliance on external financing and Suez-related income.
The 20-year mortgage rate was 12.75% (2023), and has stayed high. Local credit is expensive, so developers offer long instalment plans, often interest-free in headline but priced into the unit. Read our financing guide for Egypt and the buying guide before committing to a payment plan.
In Egypt, property is a currency hedge first and a rental asset second; judge every offer by what it is worth in dollars at resale.
Risks
- Off-plan delivery: developers can delay, and payment plans add exposure.
- Exchange rate and capital movement: check how sale proceeds can be repatriated.
- Registration: unregistered or customary title is common outside new projects.
- Corruption perception: the index reads 35 out of 100 (2024).
- Oversupply: some new cities have large inventories relative to occupied homes.
If you want a lower-cost entry, see properties under $100k in Egypt.
Outlook
Demographics are supportive and the coast remains a draw for holiday buyers, but returns depend on currency stability. Expect continued nominal increases, with real and dollar-denominated outcomes varying by project quality. Use the property valuation tool to test asking prices against local comparables and contact us if you need help finding a vetted lawyer.
Last updated 8 October 2026