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.
WhatsApp · Typically replies within 2 hours
3
Developer Partners
22
Projects Listed
6–10%
Avg. Gross Yield
EGP
Currency
Jump to Section
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
Exchange 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
1 USD = 50.7300 EGP
US Dollar → Egyptian Pound
12-month trailing rate. 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.
Lifestyle Intelligence
Living in Egypt
Beyond the investment numbers — what does daily life actually cost, and what does it look like?
Cost of Living
Monthly Budget Estimates
Single Person
$1,400 – $2,200/mo
USD equivalent, including rent.
Couple
$2,200 – $3,500/mo
USD equivalent, including rent.
| Expense | Typical Range |
|---|---|
| Rent (1-bed) | EGP 10,000–18,000/mo (central Cairo, Maadi, Zamalek) · EGP 6,000–12,000/mo (New Cairo suburbs) |
| Rent (3-bed) | EGP 20,000–35,000/mo (prime Cairo/New Cairo compounds) · EGP 12,000–22,000/mo (further out) |
| Groceries | EGP 6,000–10,000/mo |
| Dining out | EGP 3,000–8,000/mo |
| Transport | EGP 2,000–5,000/mo (car/driver) · EGP 500–1,500/mo (ride-hailing only) |
| Utilities | EGP 1,500–3,500/mo |
| Entertainment | EGP 2,000–5,000/mo |
| Health insurance | EGP 3,000–10,000/mo (private health insurance) |
A family of four in Maadi typically spends EGP 90,000–150,000/mo (roughly $1,800–3,000) before international school fees. The EGP has devalued sharply since 2022 (see this market's own economic profile) — budget and model costs in both EGP and USD terms.
Quality of Life
Lifestyle Scores
Safety
Crime rate, political stability, day-to-day security
Healthcare
Quality and accessibility of medical care
Climate
Weather, sunshine, and year-round liveability
Expat Community
Size and diversity of international resident base
Education
Quality and range of international schooling options
English Friendly
Daily life ease for English-only speakers
Education
Schools & Universities in Egypt
Cairo and New Cairo host Egypt's most established international school sector, serving a long-standing diplomatic and business expat community alongside a growing New Administrative Capital/New Cairo compound-living population.
Available Curricula
Early Years (Ages 0–5)
Private English/French-medium nurseries are widely available in Maadi, Zamalek and New Cairo. Fees and waitlists vary significantly by operator and reputation.
Primary (Ages 5–11)
International schools across American, British and French curricula serve Cairo and New Cairo. Annual fees range roughly EGP 120,000–600,000 depending on school and grade.
Secondary (Ages 11–16)
IGCSE and American High School Diploma pathways dominate the international sector; French Baccalauréat is available at Lycée Français du Caire.
Sixth Form / Pre-University (Ages 16–18)
A-Levels and AP courses are offered at the larger international schools; university counselling toward US, UK and European institutions is well established given Cairo's long expat history.
International Schools
Universities & Higher Education
Top Schools
Annual Fee Range
EGP 120,000 – 600,000
Healthcare
Medical Care in Egypt
Cairo has a well-developed private hospital sector serving both the local upper-income population and the expat/medical-tourism market, at costs well below Gulf or Western pricing. Most expats use private facilities.
Public System
Private System
Health Insurance
Specialist Access
Top Facilities
Insurance Cost
EGP 36,000–120,000 (individual, coverage-dependent)
Residency & Retirement
Visa Pathways
Egypt offers residency by property investment from USD 50,000 (see this market's residency summary) — a materially lower threshold than most Gulf or European property-linked residency programs, though Egypt does not have a dedicated retirement-specific visa category.
Egypt is one of the most affordable markets on this platform in absolute terms, but the EGP's currency volatility (see the economic profile) means real costs in USD terms have shifted meaningfully in recent years — model both currencies before committing to a long-term budget.
Why expats & retirees choose Egypt
- One of the most affordable comfortable-lifestyle markets on this platform, even before accounting for property price
- As-Salam International Hospital and Dar Al Fouad offer JCI-accredited care at a fraction of Gulf/Western cost
- Cairo American College and Lycée Français du Caire anchor a genuinely long-established international school sector
- Residency by property investment available from USD 50,000 — one of the lowest thresholds on this platform
- EGP currency volatility is real — the flip side of the affordability, not a reason to ignore it
Climate
Annual Weather — Egypt
Cairo and New Cairo have a hot desert climate — long, very hot, dry summers and short, mild winters with virtually no rainfall year-round. Egypt's North Coast (Sahel) is milder and breezier in summer thanks to the Mediterranean, a genuine difference from inland Cairo worth noting for North Coast-specific listings.
| Month | High °C | Low °C | Rain mm | Sun hrs/day | Humidity % |
|---|---|---|---|---|---|
| Jan★ | 19 | 9 | 5 | 7 | 59% |
| Feb★ | 21 | 10 | 4 | 8 | 53% |
| Mar★ | 24 | 12 | 3 | 8 | 48% |
| Apr★ | 29 | 15 | 1 | 9 | 39% |
| May | 33 | 18 | 1 | 10 | 35% |
| Jun▲ | 35 | 21 | 0 | 11 | 39% |
| Jul▲ | 35 | 22 | 0 | 11 | 46% |
| Aug▲ | 35 | 22 | 0 | 10 | 48% |
| Sep | 33 | 20 | 0 | 9 | 47% |
| Oct★ | 30 | 18 | 1 | 8 | 48% |
| Nov★ | 25 | 14 | 3 | 7 | 55% |
| Dec★ | 20 | 10 | 7 | 6 | 61% |
Climate normals, approximate (Cairo). ★ recommended months · ▲ peak heat / rain months.
Languages & Culture
Communication in Egypt
Official Language(s)
English Proficiency
MediumFor day-to-day expat navigation
Widely Spoken
Common Expat Languages
Business Language
Arabic / English
Arabic uses its own script and reads right-to-left. Property registration and legal documentation is in Arabic — certified translation is typically needed for non-Arabic-speaking buyers.
English is widely used in Cairo's international schools, tourism and upper-income business circles, and French retains a genuine historical presence among the educated elite (reflected in schools like Lycée Français du Caire). Day-to-day life outside these circles runs in Arabic — English proficiency is real but not as pervasive as in the UAE or Malaysia.
Cost-of-living figures, named schools and hospitals are indicative and reviewed periodically, not live data — fees, admissions, accreditation and facility names can change. Confirm current details directly with the school or hospital, and current rent/cost figures with your PropSentral advisor, before relying on them for a relocation decision.
22 projects on PropSentral
Loading map…
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
Dubai Misr
Capital Dubai Mall (CDM)
R7, New Administrative Capital, Egypt
Dubai Misr
Obsidier Tower
Downtown, New Administrative Capital, Egypt
Dubai Misr
Lumia Residence
F1, R7, New Administrative Capital, Egypt
Dubai Misr
Lumia Mall (R7)
F1, R7, New Administrative Capital, Egypt
Dubai Misr
Lumia Lagoons R8
H4, R8, New Administrative Capital, Egypt
3 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, Oceana on Fujairah's Gulf of Oman coast, the group's first project on the UAE's east coast, and Elia Hills in Amman, the group's first presence in Jordan.
89
Projects
2014
Est.
10+
Completed
Dubai Misr
Urban Community Developments
Dubai Misr is an Egyptian joint-stock real estate company, established in 1997 with more than 25 years of experience in the Egyptian real estate market. Chaired by Eng. Abdel Fattah El-Mor, the company has delivered more than 140 projects across the East Delta region and the New Administrative Capital (NAC), east of Cairo. Its current New Administrative Capital portfolio spans both commercial (Capital Dubai Mall, Lumia Mall) and residential/hospitality (Obsidier Tower, Lumia Residence, Lumia Lagoons) developments, concentrated in the R7 and R8 districts.
5
Projects
1997
Est.
140+
Completed
Common questions about Egypt
What is the cost of living in Egypt for expats?
A single person typically budgets USD 1,400–2,200/month, and a couple USD 2,200–3,500/month, excluding property costs. A family of four in Maadi typically spends EGP 90,000–150,000/mo (roughly $1,800–3,000) before international school fees. The EGP has devalued sharply since 2022 (see this market's own economic profile) — budget and model costs in both EGP and USD terms.
What are the best international schools in Egypt?
Leading options include Cairo American College, Lycée Français du Caire, New Cairo British International School, El Alsson School, British International School Cairo. Cairo and New Cairo host Egypt's most established international school sector, serving a long-standing diplomatic and business expat community alongside a growing New Administrative Capital/New Cairo compound-living population.
What are the top hospitals and healthcare facilities in Egypt?
Leading facilities include As-Salam International Hospital, Dar Al Fouad Hospital, Cleopatra Hospital, Saudi German Hospital Cairo, Nile Badrawi Hospital. Cairo has a well-developed private hospital sector serving both the local upper-income population and the expat/medical-tourism market, at costs well below Gulf or Western pricing. Most expats use private facilities.
Can foreigners get residency in Egypt by buying property?
Residency by property investment. Threshold: USD 50,000 (1-year renewable) / USD 100,000 (3-year) / USD 200,000 (5-year). Renewable residency permit, family members (spouse + dependent children) included
What is the typical rental yield in Egypt?
Gross rental yields typically range 6–10% per annum based on active listings on PropSentral. This is indicative, not a guarantee — see this market's own investment intelligence section for the full breakdown.
Is there capital gains tax on property in Egypt?
2.5% flat on gross sale value if sold within 5 years; 0% if held over 5 years
What is the climate like in Egypt?
Cairo and New Cairo have a hot desert climate — long, very hot, dry summers and short, mild winters with virtually no rainfall year-round. Egypt's North Coast (Sahel) is milder and breezier in summer thanks to the Mediterranean, a genuine difference from inland Cairo worth noting for North Coast-specific listings. Best months to visit: Oct, Nov, Dec, Jan, Feb, Mar, Apr.
What languages are spoken in Egypt?
The official language is Arabic. English is widely used in Cairo's international schools, tourism and upper-income business circles, and French retains a genuine historical presence among the educated elite (reflected in schools like Lycée Français du Caire). Day-to-day life outside these circles runs in Arabic — English proficiency is real but not as pervasive as in the UAE or Malaysia.
Answers are indicative, based on PropSentral's own market data and general guidance — always confirm current rates, fees and eligibility with a qualified local adviser before acting.
On This Page
Ready to invest in Egypt?
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.
WhatsApp · Typically replies within 2 hours