How overseas buyers buy property in Egypt

What to know first

• Law 230 limits foreigners to 2 homes of up to 4,000 m² each, with restrictions in border, military and antiquities areas and a five-year bar on resale; the government has announced lifting the number limit, but enactment is unconfirmed
• 0% capital gains tax if the property is held over 5 years (vs 2.5% flat on gross sale value if sold sooner)
• Residency by property investment from USD 50,000, with family members included
• IMF projects GDP growth accelerating from 2.4% (FY2024) to 4.5% (FY2026) as non-oil manufacturing, tourism and telecoms drive recovery
• Inflation moderating sharply — from 33.3% (2024) to a projected 11.8% (2026) per IMF — but still materially higher than Gulf markets

The general process

1. Confirm what foreigners may own in Egypt and in which areas.
2. Set your budget in EGP, including taxes, fees and currency costs.
3. Shortlist areas and check the developer or seller.
4. Appoint an independent local lawyer before paying anything substantial.
5. Reserve, sign the contract, and pay through the approved channel.
6. Complete registration, and take tax advice in both countries on any rent or sale.

The exact steps and order differ by country and by project.

Financing for foreign buyers

Maximum loan to value

Limited for non-resident foreigners — most purchases are cash or developer instalment plans

Typical rate

CBE overnight rate 19% (held since early 2026) + bank margin

Residency through property

Programme

Residency by property investment

Threshold

USD 50,000 (1-year renewable) / USD 100,000 (3-year) / USD 200,000 (5-year)

Timeframe

Renewable residency permit, family members (spouse + dependent children) included

Taxes and running costs

Income tax on rent

Rental income taxed via Egypt's individual income tax system — effective ~10–22.5% for most landlords, up to 27.5% marginal for high income

Capital gains tax

2.5% flat on gross sale value if sold within 5 years; 0% if held over 5 years

Transfer tax or fees

Registration and notarial fees apply; pay from abroad through a bank and keep the transfer records, as they are needed to move resale proceeds out

Annual property costs

Minimal annual property tax — approximately 0.1% of assessed value

Area guides in Egypt