Egypt Property Buying Guide for Non-Residents

Under Egyptian law, foreigners may own two residential properties for personal use, up to a combined area of 4,000 square metres, and generally cannot resell them within five years without approval. The rules do not apply in the same way to companies, and different regimes apply in the Sinai Peninsula, where foreigners typically cannot own land and usufruct arrangements are used instead. Agricultural land is also restricted.

Most foreign purchases are in coastal resorts such as Hurghada and El Gouna, the North Coast, Cairo's new cities, and the Red Sea. Many projects are sold off-plan, with long instalment plans. Currency movements have been a major factor in recent years, so price in euro or dollars versus Egyptian pounds should be clear. Stock includes apartments for sale in Egypt, villas for sale in Egypt, houses for sale in Egypt, penthouses for sale in Egypt, studios for sale in Egypt, land for sale in Egypt and commercial properties for sale in Egypt.

1. Choose the property and confirm whether it is in a region with special restrictions, such as Sinai.
2. Appoint an independent Egyptian lawyer, who checks the developer's licence and the title.
3. Sign a reservation contract with a deposit, and review the master plan, payment schedule and delivery date.
4. Your lawyer checks the title at the Real Estate Registry (Shahr Aqari) and the developer's right to sell.
5. Sign the final sale contract; for resale property, execute a notarised contract.
6. Register the contract and ownership at the Real Estate Publicity Department to obtain registered title.
7. Take delivery, sign the handover protocol and register for utilities and community fees.

An Egyptian lawyer is essential. They verify the developer's land title, licences and permits, check whether the property is free of mortgages, and register the sale. Foreigners should avoid unregistered 'customary' (urfi) contracts, which give weak protection compared to registered title.

Real estate brokers work on commission, often 2.5% from each side on resales. A technical inspector helps for completed units. Financing for non-residents is limited, so read mortgage options in Egypt for foreigners and use the mortgage calculator to size instalment plans.

• Developer's land title, licences, permits and track record of handovers.
• Whether the contract is registered or customary, and the route to registered title.
• Delivery date, penalties for delay and treatment of price changes during instalments.
• Service charges, community fees and management arrangements.
• Currency of payment and the exchange-rate clause in the instalment plan.
• Restrictions on resale and the foreign-ownership limits applicable to you.

Costs are shaped by registration fees and developer charges. The figures are approximate and subject to change, so verify them with a local lawyer.

Egypt has linked property ownership to residence, with permits available to buyers who purchase property above defined values, and there has been a citizenship-by-investment route that includes real estate purchase at a higher threshold. The criteria, amounts and processing times change, so check the latest conditions with an Egyptian lawyer or the relevant authority.

A property purchase alone does not guarantee residency, and the right choice depends on how long you plan to spend in the country. For market context, see Egypt property market data.

Treat currency as a core risk. If you pay in euros or dollars and the price is fixed in that currency, the exposure is lower than where instalments are in pounds. Ask how maintenance and service charges are denominated, and whether the developer can adjust prices. Visit the compound outside the high season to see occupancy, and speak to existing owners. For comparison, use the property valuation tool and check lower-priced property in Egypt for lower-priced property.

• Buying on a customary (urfi) contract without registering.
• Ignoring developer delivery history.
• Assuming you can resell immediately despite the five-year restriction.
• Buying in Sinai as if ownership were freehold.
• Underestimating maintenance deposits and service charges.