Egypt. New Cairo townhouses, North Coast resorts.
From Milan-themed townhouse communities in New Cairo to Mediterranean coastal living on the North Coast, Egypt pairs developer-direct pricing with one of the region's most accelerating recoveries — GDP growth projected to reach 4.5% by 2026 as tourism, manufacturing and telecoms rebound. Residency by property investment is available from just USD 50,000.
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1
Developer Partners
4
Projects Listed
6–10%
Avg. Gross Yield
EGP
Currency
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Why investors are looking at Egypt.
Egypt's IMF-projected GDP growth (accelerating from 2.4% in FY2024 to 4.5% by FY2026) and sharply moderating inflation (from 33.3% in 2024 toward a projected 11.8% by 2026) point to a genuine post-crisis recovery, driven by non-oil manufacturing, tourism and telecoms. New Cairo's fashion-themed Montenapoleone masterplan family and North Coast Mediterranean communities like Horya offer developer-direct entry pricing well below comparable Gulf or European coastal markets — but the Egyptian pound is a free-floating currency with a recent history of sharp devaluation, and that currency risk must be underwritten explicitly, not assumed away.
Key Advantages
- GDP growth accelerating from 2.4% (FY2024) to 4.5% (FY2026) per IMF projections
- Inflation moderating sharply from 33.3% (2024) to a projected 11.8% (2026)
- Residency by property investment from USD 50,000 (1-year) up to USD 200,000 (5-year), family included
- 0% capital gains tax if the property is held over 5 years
- New Cairo's Montenapoleone masterplan family (fashion/Milan-themed) and North Coast's Horya (Mediterranean resort community) offer genuine diversification within one country
- EGP is a free-floating, non-pegged currency that devalued sharply in the 2023-2024 crisis — model returns in both EGP and USD terms before committing capital
Egypt — Investment Scorecard
Nine indicators rated 1–10 by the PropSentral research team. Updated quarterly.
Observed Gross Rental Yield Range
6% – 10%
Per annum, based on active listings. Not guaranteed.
Tax Summary
Income Tax
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
2.5% flat on gross sale value if sold within 5 years; 0% if held over 5 years
Transfer Cost
Registration/notarization fees apply; foreign resale proceeds remitted abroad require Central Bank of Egypt approval
Mortgage Access
Max LTV
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
Notes
Local mortgage rates are high relative to Gulf markets — most foreign buyers instead use extended developer payment plans stretching several years
Residency Pathway
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
The Egyptian pound is a free-floating currency with a recent history of sharp devaluation — currency risk is material and must be factored into any return calculation. Consult an Egypt-licensed legal/tax advisor before investing. Scores are qualitative assessments by PropSentral and should not be relied upon as financial advice.
Economic Intelligence
Macro Indicators — Egypt
GDP growth, interest rate environment, currency trends, and tax impact for investors. Static data as of July 2026 (CBE rate, EGP/USD rate); GDP data through 2024. Live charts sourced from BIS and FRED.
GDP Performance
Economic Output & Growth
USD billion. Source: IMF / World Bank (compiled — Egypt reports on a July-June fiscal year, figures rounded and approximate).
2020
+3.6%
2021
+3.3%
2022
+6.6%
2023
+3.8%
2024
+2.4%
Interest Rate Environment
Central Bank Rate vs CBE Overnight Rate
Central Bank of Egypt (CBE) Overnight Rate
19.00%
CBE Overnight Rate
19.00%
What is CBE Overnight Rate?
Egypt does not have a widely-quoted interbank offered rate equivalent to EIBOR/SAIBOR — the CBE overnight deposit/lending rate is the primary policy benchmark referenced for local lending.
⚠️ CBE held its overnight rate at 19% at its July 2026 meeting — the third consecutive hold, pausing an almost year-long easing cycle. A full historical monthly series was not compiled for this market. Rates are materially higher than Gulf markets, reflecting Egypt's inflation and currency risk profile — mortgage financing for foreign buyers is limited, with most purchases using cash or extended developer payment plans instead.
Currency
LiveExchange Rate — Your Currency vs EGP
The EGP is a free-floating currency (not pegged) with a recent history of sharp devaluation — from roughly 15.7/USD before the 2022-2024 crisis to approximately 50.7/USD as of July 2026. This currency volatility is the single largest risk factor for foreign property investors in Egypt.
Latest rate — Jul 26· FRED
1 USD = 0.8754 EGP
US Dollar → Egyptian Pound
Monthly averages — Federal Reserve Economic Data (FRED), cross-rates computed from USD pairs. For illustrative purposes only. Exchange rates fluctuate — consult your bank or FX broker for transaction rates.
Tax Profile
Property Taxes — Egypt
Foreigners may own up to 2 properties in Egypt, subject to value-based restrictions in some areas
The 5-year capital-gains holding period is a meaningful planning consideration — selling before 5 years costs 2.5% of gross sale value, not net gain
Currency risk (EGP volatility) typically outweighs the tax considerations above for foreign investors — model returns in both EGP and USD terms
Tax information is general guidance only and may not reflect current legislation. Always consult a qualified local tax adviser before purchasing or selling property.
17 projects on PropSentral
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Click any pin to view project details. Map shows approximate locations.
Reportage Properties
Montenapoleone
New Cairo, Egypt
Reportage Properties
Via Montenapoleone
Mostakbal City, New Cairo, Egypt
Reportage Properties
Montenapoleone Phase 3
New Cairo, Egypt
Reportage Properties
Horya
North Coast, Egypt (near Sidi Heneish)
One Development
Do New Cairo Residences
Fifth Settlement, New Cairo, Egypt
One Development
Do New Cairo Hotel Apartments
Fifth Settlement, New Cairo, Egypt
One Development
Do New Cairo Offices
Fifth Settlement, New Cairo, Egypt
Aldar Properties
Caesar
Ras El Hekma, North Coast, Egypt (KM 82, Alexandria–Matrouh Road)
Aldar Properties
June
Egypt's North Coast (5 minutes from Caesar)
Aldar Properties
Ogami
Egypt's North Coast (near Caesar and June)
Aldar Properties
Eastvale
Mostakbal City, East Cairo, Egypt
Aldar Properties
SODIC East
East Cairo, Egypt
Aldar Properties
V Residences
Villette, New Cairo, Egypt
Aldar Properties
Karmell
New Zayed, West Cairo, Egypt
Aldar Properties
The Estates
New Zayed, West Cairo, Egypt
Aldar Properties
The Estates Residences
New Zayed, West Cairo, Egypt
Aldar Properties
VYE
New Zayed, West Cairo, Egypt
2 developer partners in this market
Aldar Properties
Abu Dhabi's largest and most iconic developer
Aldar Properties is Abu Dhabi's flagship real estate developer, responsible for landmark projects including Yas Island, Saadiyat Island, and Al Raha Beach. Backed by ADQ sovereign wealth and the Abu Dhabi government, Aldar sets the standard for master-planned communities in the UAE's capital. Aldar also develops in Dubai, Ras Al Khaimah, Egypt and the UK.
51
Projects
2004
Est.
65+
Completed
Reportage Properties
Accessible, practical real estate across Abu Dhabi, Dubai and beyond
Reportage Group of Companies was established in 2014, headquartered at Tamouh Tower, Al Reem Island, Abu Dhabi, with a second office in Business Bay, Dubai. Individual projects are developed through Reportage subsidiary SPVs (e.g. Webridge Properties LLC for Al Maryah Vista, an Abu Dhabi Global Market registered company). The group's portfolio spans dozens of residential and mixed-use developments across the UAE, with an expanding international pipeline — including a Saudi Arabia operation (reportageksa.com) building the Najd townhouse masterplan family in Riyadh, a growing cluster of waterfront towers in Baku, Azerbaijan, a Cairo office (Building 217, North Teseen St, New Cairo) developing the Montenapoleone masterplan family and Horya on Egypt's North Coast, a Kampala office (Plot 4, Philip Road, Near German Embassy, Kololo) building Victoria Palms, Divyabhav 7 Hills and Ivory Heights in Uganda, a Nairobi office (reportageke.com) building Enzo Residence, DG JKIA and DG West in Kenya, a Lahore head office ("Reportage Empire Pakistan") building Reportage Skyline Towers and Reportage Residences in Pakistan, an Istanbul office building Sylvana in Başakşehir and Afra Park in Bahçeşehir, Turkey, a Kigali office (reportagerw.com) building Jasmine Hills and Indabyo Heights in Rwanda, a presence in Marrakech, Morocco building Lilium, a presence on Victoria Island, Lagos, building Reportage Tower in Nigeria, La Dimora on Lalzit Bay, Durrës, Albania, Résidence Côme in Cap d'Ail, France — the group's first Western Europe/EU project — Reportage Towers in Addis Ababa, Ethiopia, delivered in partnership with the Ethiopian Defence Army Foundation, and Oceana on Fujairah's Gulf of Oman coast, the group's first project on the UAE's east coast.
85
Projects
2014
Est.
10+
Completed
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Browse developer-direct off-plan townhouse communities in New Cairo and coastal resort residences on the North Coast. Compare locations, unit mixes and payment plans — then speak with a PropSentral advisor when you're ready to move forward.
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