Short, simple guides on buying a home in Egypt: cash prices, resales, payment plans, and how to shop smart.
Egypt property guide 2026: prices by city and how to buy 2026-08-20 What property in Egypt costs in August 2026 on 66,141 live listings: median cash prices and EGP/m² for every major city and property type, how developer plans, resale and cash compare, what foreigners can own, and where the houses for sale in Alexandria actually are.
Compound prices in Egypt 2026: the live index 2026-08-18 Live median cash prices and EGP/m² for 63 named compounds — Madinaty, Hyde Park, O West, Sarai, Zed and 58 more — computed from 20,000+ live listings and refreshed daily. The cross-compound table Egyptian portals don't publish.
Katameya: Downtown, Heights, Stone Park — 2026 prices 2026-08-18 Three Katameyas share one name: the Downtown retail strip, a North Coast resort, and the New Cairo plateau priced here — 300 live listings from Katameya Gate's EGP 31.8K meter to Swan Lake's 97.3K, with the Stone cluster as the volume core.
Heliopolis vs New Heliopolis: two markets, one name 2026-08-18 The Korba-and-Roxy district and the new city past Shorouk share a name and 40+ km of distance. Live prices for both: Almaza, Sheraton and Marriott Residence on the classic side; SODIC East, Talala and Elaia in New Heliopolis's 601-listing market.
Alexandria apartments in 2026: prices by district 2026-08-18 Alexandria's median meter (EGP 57.2K) now matches Sheikh Zayed's, on 1,885 live listings. The compound wave — Sawary, Vee Sawari, Waterfront at 68–69K — runs 25% over the classic districts (Smouha, Hay Sharq, Agami at 54–55K). The full map, priced.
Mokattam and Uptown Cairo: the hill's 2026 prices 2026-08-18 Egypt's most expensive city meter lives on the hill: Uptown Cairo at EGP 153K/m² and Celesta Hills at 173K — while The Novelist, minutes away, asks 43K. Why Mokattam's aggregate misleads, and what the 4× spread actually buys.
Fifth Square by Al Marasem: a 2026 buyer's review 2026-08-18 Al Marasem's New Cairo flagship prices within 1% of Hyde Park's meter (EGP 82.6K vs 83.6K/m²) on a tenth of the pool — 54 live listings, median EGP 13.1M. The numbers, the small-pool trade-off, and every neighbor it cross-shops against.
Mostakbal City (Future City): the 2026 price map 2026-08-18 1,570 live listings, a median EGP 8M at 50,900/m² — 28% under New Cairo next door. Every tracked Mostakbal City compound priced: Sarai, Bloomfields, Aliva, Haptown's Park Central, The Butterfly and more, plus the Madinaty gap that measures the construction bet.
Marsa Matrouh and El Dabaa: the far coast, priced 2026-08-18 The far west flipped: the Dabaa stretch asks EGP 131K/m² — above Ras El Hekma — with Emaar's Soul at 175K, and Marsa Matrouh city medians 124.8K. The Alamein-to-Matrouh price ladder on ~3,000 live listings, village by village.
Mountain View projects in 2026: every compound, priced 2026-08-18 All 12 tracked Mountain View projects in one table — iCity New Cairo and October, MV 1.1, MV4, LVLS, Skala and more — with live median cash prices and EGP/m² from 1,900+ listings. The iCity twins price within 1% of each other.
Palm Hills projects in 2026: every compound, priced 2026-08-18 All 12 tracked Palm Hills projects in one table — the New Cairo and October flagships, Badya, Palm Parks, PX, Hacienda West and more — with live median cash and EGP/m² from 2,200+ listings. The two flagships price within 3%.
Hyde Park New Cairo: a buyer's guide with 2026 prices 2026-08-18 610 live listings, a median cash price of EGP 12.5M and EGP 83,583/m² — the cheapest meter on New Cairo's premium corridor, 25% under Mivida. Hyde Park, Central, Tawny, Garden Lakes and Seashore, all on live data.
Eastown SODIC: 2026 prices, and the SODIC East mix-up 2026-08-18 Eastown asks EGP 138.9K/m² next to AUC; SODIC East in New Heliopolis asks 84K — a 65% gap between two names people confuse daily. Live prices for both, what EDNC means, and the whole SODIC family (June, Ogami, Caesar, Vye) on one table.
Nasr City guide: numbered districts, Zahraa, 2026 prices 2026-08-15 How Nasr City's ten districts and four axes really work, why Zahraa is the value story, Tag Sultan and the eastern compounds — with a live median of EGP 3.73M across 103 listings.
Maadi guide: Sarayat, Degla, Corniche, real 2026 prices 2026-08-15 Maadi's three worlds — Sarayat villas, mid-rise Degla, affordable New Maadi and the Nile corniche — who each suits, the numbered-streets quirk, and a live median of EGP 4.65M across 59 listings.
Mohandessin, Dokki and Agouza: prices and what to check 2026-08-15 Mohandessin's cooperative-housing roots, Dokki's quieter prestige, Agouza's Nile strip — why you buy the building, not the district, with honest live numbers: 17, 8 and 0 portal listings.
Manial, Abbaseya and Old Cairo after the old-rent law 2026-08-15 Manial, Abbaseya, Hadayek El Kobba and Sayeda Zeinab after Law 164/2025: the old-rent transition to 2032, what occupied units are really worth, and the checks century-old buildings need.
Hadayek El Ahram, Faisal and Giza's value belt: 2026 guide 2026-08-15 The pharaoh-named gates and letter blocks of Hadayek El Ahram, أول فيصل vs آخر فيصل, and Bulaq El Dakrour honestly — Giza's value belt, where portals show 2 listings and brokers hold the rest.
Sheikh Zayed City guide: districts, New Zayed, prices 2026-08-15 The 1–16 district logic, West Somid and Zayed 2000, the compound belt and New Zayed — with live medians from 2,384 listings: EGP 5.85M cash, EGP 35,714/m².
Obour City guide: districts, blocks, real 2026 prices 2026-08-15 The numbered districts, the famous Obour blocks, Ahmed Orabi's cooperative land and New Obour — with live medians from 914 listings: EGP 3.64M cash, EGP 24,000/m².
Badr City guide: Egypt's cheapest planned-city meter in 2026 2026-08-15 EGP 10,690/m² median against Obour's 24K and Madinaty's 70K — where EGP 1–2M still buys a finished apartment on the Capital corridor, with the trade-offs stated plainly.
El Shorouk City guide: districts, BUE and the market in 2026 2026-08-15 The numbered districts, the cooperative-housing roots, the BUE anchor — and the honest portal reality: Shorouk trades locally, so we anchor it against Madinaty, Obour and Badr's live numbers.
Madinaty guide: B1–B15 blocks, Privado and real 2026 prices 2026-08-15 Egypt's largest private city decoded: the B-group numbering, Privado's 336-listing wave, service fees and the two resale doors — with live block-by-block counts from 744 listings.
Sakan li Kol el Masreyeen: Egypt state housing guide 2026 2026-08-15 Which program is which — Sakan li Kol el Masreyeen, Dar Misr, Beit El Watan — how NUCA booking rounds and the كراسة شروط work, eligibility rules, and the open-market alternative from EGP 700K.
Ain Sokhna guide 2026: the strip, resorts, real prices 2026-08-15 Cairo's only year-round sea, 60–90 minutes away: Porto, Telal, La Vista, Il Monte Galala and the Galala plateau decoded — with live numbers from 264 listings at a median EGP 8.0M.
Mivida by Emaar: a serious buyer's review with 2026 prices 2026-08-15 Emaar's New Cairo compound reviewed like a buyer would: the parcel logic, build and fee expectations, resale liquidity — and live numbers putting Mivida's EGP 110K/m² against Hyde Park and District 5.
District 5 by Marakez: destination and address (2026) 2026-08-15 What Marakez's 200-acre District 5 actually is, who the residential phases suit, and live resale numbers placing it between Hyde Park and Mivida — median EGP 14.8M at 87.5K/m².
El Rehab City guide: phases, extension, resale prices 2026-08-15 TMG's first full city, lived-in for 20+ years: the numbered phases, امتداد الرحاب, the TMG transfer step, and why portal counts understate a market whose visible median is EGP 9.6M — vs Madinaty's 8.3M.
New Cairo City and the Fifth Settlement: map and 2026 prices 2026-08-14 The First, Third, and Fifth Settlements, the 90th Street axis and the Banks Complex, what District 5 by Marakez really is, and what homes cost in August 2026 — from 5,378 live listings with real cash prices.
North Coast km by km: villages, Ras El Hekma, prices 2026-08-14 From Marina to Sidi Abdel Rahman to Ras El Hekma and Marsa Matrouh: how the kilometer system prices the Sahel, what the Ras El Hekma deal changed, and live chalet prices from 23,700+ listings.
6th of October City guide: districts and 2026 prices 2026-08-14 The numbered districts, El Motamayez, October Oasis and the compound belt — plus how October really compares to Sheikh Zayed, with live medians from 2,177 listings.
Shahr El Aqary: how to register a home in Egypt 2026-08-15 Ownership transfers with registration, not the contract. The registry process step by step, the flat fees after the reform, why compound units stay unregistered, and what a sahet-tawqee3 case does and does not do.
Mortgage finance in Egypt: how it works, who qualifies 2026-08-15 Banks funding ready homes over 20–25 years, the subsidized initiatives under Sakan Li Kol El Masreyeen, the eligibility checklist, and the honest comparison with developer plans — through the cash price.
Best real estate developers in Egypt 2026, ranked 2026-08-10 A two tier ranking. Developers with no documented disputes in the last 24 months come first, then the ones with press documented incidents, scored on ratings weighted by review count and on published 2025 sales.
10 red flags to check before buying from any developer 2026-08-10 Before you pay a reservation deposit: 10 red flags in the developer and the contract, your legal rights if delivery is late under the consumer protection law, and a checklist that protects you.
Resale and tanazol in Egypt 2026: steps, fees, papers 2026-08-10 Everything about buying and selling resale units in Egypt in 2026: the assignment (tanazol) steps in compounds and in the new cities, the fees and documents, what an over price is, and how to price your unit correctly.
How to spot a stale property listing 2026-07-30 Old listings waste your time. These quick checks tell you if a home is still really on the market.