Guides
Real Estate Prices in Egypt: A 2026 Guide
Egyptian property pricing is harder to read than it looks. Developer list prices, resale prices and the price you actually pay after negotiating a payment plan are three different numbers — and only one of them tells you what a home is worth.
This guide sets out indicative pricing across Egypt’s prime markets, explains what moves those numbers, and — more usefully — shows you how to tell a real price signal from a marketing one.
The short answer
As a broad orientation: luxury apartments and chalets begin around EGP 6–15 million depending on market, villas from roughly EGP 25–45 million, and the ultra-prime tier from about EGP 100 million upward. But the range within any single community is often wider than the range between communities — which is why position matters more than address.
Indicative prices by market
| Market | Apartment / chalet from | Villa from | Ultra-prime from |
|---|---|---|---|
| New Cairo | EGP 12M | EGP 45M | EGP 200M+ |
| Sheikh Zayed & New Zayed | EGP 10M | EGP 35M | EGP 150M+ |
| New Capital | EGP 6M | EGP 25M | EGP 100M+ |
| North Coast | EGP 9M | EGP 40M | EGP 250M+ |
| Ras El Hekma | EGP 14M | EGP 55M | EGP 300M+ |
| El Gouna & Red Sea | EGP 8M | EGP 30M | EGP 120M+ |
| Zamalek & central Cairo | EGP 15M | — | EGP 150M+ |
These are indicative entry points for orientation, not valuations. Egyptian pricing moves frequently with construction costs, currency and launch cycles. Always confirm against the live portfolio.
Indicative prices by property type
| Type | From | Typical range | What moves it most |
|---|---|---|---|
| Apartments | EGP 6M | 6–40M | Floor, view, building management |
| Chalets | EGP 8M | 8–60M | Walking distance to the water |
| Townhouses | EGP 15M | 15–45M | End unit vs middle unit |
| Twin houses | EGP 20M | 20–60M | Garden size and orientation |
| Standalone villas | EGP 25M | 25–150M | Plot area and position |
| Penthouses | EGP 15M | 15–200M | Whether the view is protected |
| Mansions & palaces | EGP 150M | 150M+ | Land, privacy, protected outlook |
The three prices you will be quoted
1. The developer list price
What appears on the price sheet. It moves with construction costs, sales strategy and how much of a phase remains unsold. A rise in list prices is not the same as a rise in value — developers reprice for many reasons that have nothing to do with demand.
2. The resale price
What an existing owner accepts today. This is the most honest signal in the market because it reflects real demand rather than a pricing strategy. When resale prices rise faster than launch prices in the same community, the market is genuinely strong. When they lag, be careful — whatever the brochure says.
3. The effective price after the payment plan
A longer instalment plan almost always carries a higher headline price; cash and short plans are discounted. Two offers on the same unit can differ by a meaningful margin once you account for the schedule. Compare total cost and the value of the schedule to your own cash flow — not the monthly figure alone.
What actually moves prices in Egypt
- Replacement cost. Land, steel, cement and finishing. This is the floor under prime pricing and the reason property has historically tracked inflation rather than lagged it.
- Currency. Movement in the pound reprices imported finishing materials quickly, which flows into list prices within months.
- Infrastructure. A new road, airport or university near a community is the single most reliable predictor of medium-term appreciation.
- Supply in the sub-market. Heavy simultaneous launches in one district suppress resale prices there, even while list prices rise.
- Delivery performance. A developer that delivers on time supports pricing across its whole portfolio. One that does not drags it down.
How to read a price rise correctly
Compare like with like. The most useful exercise takes fifteen minutes:
- Take one community.
- Note the current developer list price for a unit type.
- Note what the same unit type is actually reselling for.
- Compare the gap to what it was a year ago.
If resale is closing on — or exceeding — launch pricing, demand is real. If the gap is widening, the list price is running ahead of the market.
Warning signs worth respecting
- Unusually long payment plans appearing across a whole sub-market at once.
- Heavy discounting on cash purchases.
- Repeated delivery slippage from a developer.
- Resale units sitting unsold below their original list price.
None of these is fatal on its own. Two or three together in the same district is a signal.
Price per square metre: use it carefully
Price per m² is a useful comparison tool within a community and a poor one between communities. A beachfront chalet and an inland villa can never be compared on this basis, because you are buying entirely different things — one is buying position, the other is buying land.
It is also easy to distort: check whether the quoted area is built-up, gross, or includes terraces and gardens. Developers measure differently, and the difference can be substantial.
What is not in the headline price
- Maintenance and club fees — annual, and payable whether you use the home or not.
- Finishing — core-and-shell units need a substantial budget before they are habitable.
- Furnishing — particularly if you intend to let.
- Running costs — higher than expected on large homes and coastal properties.
Our guide to maintenance and club fees covers these in detail.
Is now a good time to buy?
The honest answer is that timing the Egyptian market has rewarded very few people, while choosing the right location has rewarded almost everyone who did it carefully. Prime supply — front-row positions, mature compounds, protected views — is finite and cannot be expanded by building faster elsewhere.
If you are buying to live in, buy when your circumstances require it and be uncompromising about position. If you are buying to invest, the entry price matters less than whether the location will still be sought after in ten years.
Check current pricing
Filter the live portfolio by budget and area for real, current asking prices, or answer six questions and let our community matcher shortlist what fits your range.
Frequently asked
How much does a luxury property cost in Egypt?
As a broad orientation, luxury apartments and chalets begin around EGP 6u201315 million depending on the market, villas from roughly EGP 25u201345 million, and the ultra-prime tier from about EGP 100 million upward. The range within a single community is often wider than the range between communities, because position drives price more than address.
Are property prices in Egypt rising?
Developer list prices have risen consistently, largely tracking replacement cost u2014 land, steel, cement and imported finishing. The more meaningful signal is resale pricing: when resale rises faster than launch pricing in the same community, demand is genuinely strong. When it lags, the list price is running ahead of the market.
What is the cheapest luxury market in Egypt?
The New Administrative Capital offers the lowest entry pricing and the most space per pound, with apartments from around EGP 6 million and villas from around EGP 25 million. The trade-off is a market still establishing its resale patterns, so district selection matters more than elsewhere.
How do I know if a price is fair?
Compare the developer list price for a unit type against what the same unit type is actually reselling for in that community, and see how that gap has changed over a year. Resale is the honest signal; list prices move with sales strategy as much as with demand.
Should I compare price per square metre?
Use it within a community, not between communities. A beachfront chalet and an inland villa cannot be compared this way because you are buying different things. Also confirm whether the quoted area is built-up, gross, or includes terraces u2014 developers measure differently.