Egypt · Off-plan & resale

Property for sale in Egypt: homes, apartments and villas, off-plan and resale

Homes, apartments and villas for sale in Egypt, from New Cairo to Hurghada and the North Coast, and the rules for foreign buyers.

Property for sale in Egypt attracts international investors, buyers seeking residency and families looking at Cairo or the coast. Most demand centers on apartments for sale in Egypt's new cities, such as New Cairo apartments in gated compounds, and on villas for sale along the North Coast and the Red Sea. There are two routes in: off-plan, buying from a developer on an installment plan before completion, or resale, buying a completed home from its current owner.

The most important rule for a foreign buyer is how the purchase is paid and held. Under Law 230 of 1996 foreigners can own real estate, and since a Cabinet decree of 5 July 2023 they are no longer limited to two residential properties. Payment must be made in foreign currency, with the full value deposited in a state-owned bank, and a foreign owner cannot resell within five years of acquisition. Sinai and strategic zones are excluded from freehold.

Natalie advises international buyers comparing Egypt with Dubai and other markets. She can set out the ownership rules, the registration question on a specific unit and the trade-offs of off-plan versus resale, and will come back with what is available on request. With no mandatory off-plan escrow yet and many units not fully registered, she helps buyers focus on the checks that protect them: the developer's delivery record, the title route and the currency trail needed for residency.

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Can foreigners buy property in Egypt?

Yes. Foreigners may own real estate under Law 230 of 1996, which sets a total land area limit of 4,000 square meters per property and bars disposal within five years of acquisition. A Cabinet decree of 5 July 2023 removed the earlier limit of two residential properties and the requirement that they be in different cities.

The same 2023 decree requires foreign buyers to pay in foreign currency, with the full value deposited in a state-owned bank. Keep the transfer documentation, because it is also needed for residency applications and repatriation.

Location still matters. In the Sinai Peninsula foreigners cannot hold freehold title and are limited to long-term usufruct or lease arrangements, which is relevant for buyers looking at Sharm El Sheikh or Dahab. Strategic and military zones are off limits.

Off-plan

Off-plan apartments and villas in Egypt

Much of Egypt's new supply, including many New Cairo apartments and North Coast villas, is sold off-plan on long developer installment plans rather than with bank mortgages. Buyer protection is lighter than in the Gulf, so the developer and the contract carry more weight.

Off-plan development is governed by Prime Minister's Decree 2184 of 2022, which requires project-specific bank accounts and financial guarantee deposits scaled to project size.
That decree does not provide compulsory developer registration, classification or centralized oversight.
There is no mandatory escrow regime yet, so buyer payments lack a bank-deposit-style safeguard.
As of late September 2026, a Housing Ministry draft law would create a developers' union with mandatory registration and a separate account per project, released against consultant-certified progress; it is not yet law.
In July 2026 a member of parliament proposed mandatory escrow accounts for all off-plan projects under Central Bank oversight.
Delayed deliveries have prompted government enforcement efforts, so check a developer's delivery record before committing.

Secondary market

Resale property in Egypt

Buying resale gives you a finished apartment or villa you can inspect, in established districts such as Zamalek, Maadi and Heliopolis or in completed compounds in New Cairo. The key question is how fully the title is registered.

Full registration at the Real Estate Publicity Department (Shahr El Aqary) gives complete legal ownership but typically takes 3-6 months.
The faster court signature-validation route (sehhat tawqi) gives more limited protection.
Check whether the unit can be registered at Shahr El Aqary, since many units are not fully registered.
Confirm the land is not in a restricted or Sinai zone and that the seller holds clear title.
Pay in foreign currency through a state-owned bank and keep the transfer records.
Remember that you cannot resell within five years of acquisition.

Off-plan or resale in Egypt?

	Off-plan	Resale (secondary)
Deposit and payments	Long developer installment plans.	Usually cash, in foreign currency via a state-owned bank.
Buyer protection	Project accounts and guarantees under Decree 2184 of 2022; no mandatory escrow.	Full Shahr El Aqary registration where available; signature validation is weaker.
Taxes on exit	2.5% disposal tax on sale, after the five-year lock.	2.5% disposal tax on sale, after the five-year lock.
Timing	Depends on construction and the developer's delivery record.	Immediate occupation; full registration typically 3-6 months.
What you can inspect	Plans, the developer's record and the contract.	The finished home and its registration status.
Financing	Developer installments.	Limited bank mortgage options for foreigners.

Buying costs in Egypt

Real estate disposal tax: 2.5% on sales. Law 151 of 2026 (published 28 July 2026) extended the payment deadline from 30 to 60 days.
Annual real estate tax: 10% of the property's annual rental value. Since 3 April 2026 (Law 3 of 2026), a primary residence is exempt up to an annual rental value of EGP 100,000, roughly EGP 8 million of market value; additional properties remain taxable.
Brokerage: Commonly cited at 2-5%, negotiable.
Registration and legal fees: Shahr El Aqary registration fees and legal fees add to the purchase cost; confirm the current amounts with your lawyer.

Only about 2 million of Egypt's 55 million property units are expected to be liable for real estate tax after the 2026 amendments, per the Real Estate Tax Authority.

Residency through property in Egypt

Interior Ministry Decision 977 of 2023 (Official Gazette, May 2023) grants renewable non-tourist temporary residence of 5 years for owning property worth at least USD 200,000, 3 years for USD 100,000 and 1 year for USD 50,000. Confirm with your lawyer whether a particular unit, especially an off-plan one, qualifies.

Egypt also offers citizenship by investment, with a real estate route of USD 300,000 in state-owned projects under Prime Ministerial Decree 876 of 2023. Final decisions rest with the Prime Minister after due diligence.

Where buyers look in Egypt

New developments and off-plan

New Administrative CapitalGovernment-led new capital east of Cairo with many residential compounds.
New Cairo (Fifth Settlement)Eastern Cairo expansion with large gated compounds.
Sheikh Zayed and 6th of OctoberWestern Cairo new cities with compound launches.
North Coast (New Alamein, Ras El Hekma)Mediterranean coast; Ras El Hekma is the ADQ-led master plan.
Alam El Roum (Matrouh)Qatari Diar coastal city agreed with NUCA in November 2025.
Ain SokhnaRed Sea resort area within reach of Cairo.

Established resale markets

ZamalekCentral Cairo island district with older apartment stock.
MaadiEstablished southern Cairo district popular with expatriates.
HeliopolisHistoric eastern Cairo district.
New Cairo (Fifth Settlement)Large stock of completed compound apartments.
Hurghada and El GounaRed Sea mainland resort towns with resale apartments.
Sharm El SheikhSouth Sinai resort; foreigners limited to usufruct, not freehold.

The market in numbers

Egypt signed a USD 35 billion agreement with Abu Dhabi's ADQ in February 2024 to develop Ras El Hekma on the North Coast.
Qatari Diar signed a USD 29.7 billion agreement with Egypt's New Urban Communities Authority in November 2025 to develop Alam El Roum in Matrouh, including USD 3.5 billion in direct cash investment.
After the 2026 tax amendments, about 2 million of 55 million property units are expected to remain liable for real estate tax.

What to watch for

There is no mandatory off-plan escrow regime yet, so buyer payments lack a bank-deposit-style safeguard and delayed deliveries have prompted government enforcement.
Foreign owners cannot resell for five years, and a 2.5% disposal tax applies on sale.
Many properties are not fully registered at Shahr El Aqary, and the faster signature-validation route offers weaker protection.
Purchases must be paid in foreign currency through a state-owned bank, and movements against the Egyptian pound affect local-currency values.
Sinai and strategic zones are excluded from freehold, which matters for buyers looking at Sharm El Sheikh or Dahab.

Buying property in Egypt: questions buyers ask

Can foreigners buy property in Egypt?

Yes. Under Law 230 of 1996 foreigners can own real estate, and since July 2023 they are no longer limited to two residential properties. They must pay in foreign currency via a state-owned bank and cannot resell within five years.

Should I buy an off-plan or resale apartment in Egypt?

Off-plan offers long developer installment plans but no mandatory escrow, so the developer's record matters. Resale lets you inspect the home and check its Shahr El Aqary registration before you pay.

Are New Cairo apartments available to foreign buyers?

Yes, the general foreign ownership rules apply, since New Cairo (Fifth Settlement) is not in Sinai. It has both off-plan compound launches and completed compound apartments for resale; confirm the specific plot is not in a restricted zone.

Can I get residency by buying property in Egypt?

Yes. A 2023 Interior Ministry decision allows renewable residence of 5 years for property worth at least USD 200,000, 3 years for USD 100,000 and 1 year for USD 50,000.

Is my off-plan payment held in escrow?

Not under a mandatory escrow law yet. Decree 2184 of 2022 requires project bank accounts and guarantees, and a draft developers' union law with per-project accounts was still under discussion in September 2026.

What taxes apply when I sell?

A 2.5% real estate disposal tax applies on sale, payable within 60 days under Law 151 of 2026. Foreign owners also cannot sell within five years of acquiring.

Is there an annual property tax in Egypt?

Yes, 10% of annual rental value. Since April 2026 a single primary residence is exempt up to an annual rental value of EGP 100,000, and other properties are taxable.

Sources

This page is general information, not legal, tax or financial advice. Rules and fees were checked against the sources above in October 2026 and can change.

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No public listings in Egypt right now

Opportunities in Egypt are shared privately. Tell Natalie what you are looking for, off-plan or resale, and she will come back with what is available.

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Can foreigners buy property in Egypt?

Off-plan apartments and villas in Egypt

Resale property in Egypt

Off-plan or resale in Egypt?

Buying costs in Egypt

Residency through property in Egypt

Where buyers look in Egypt

New developments and off-plan

Established resale markets

The market in numbers

What to watch for

Buying property in Egypt: questions buyers ask

Sources

No public listings in Egypt right now

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