Alexandria prices like west Cairo now: the city's median meter is EGP 57,207 — within 2% of Sheikh Zayed — on 1,885 live listings. Inside that number sits a clean 25% split: the new compound wave (Sawary, Vee Sawari, Waterfront, ~68–69K per m²) against the classic districts (Smouha, Hay Sharq, Agami, ~54–55K). Here is Egypt's second capital, priced district by district on live data.
The map, priced
| District / compound | Live listings | Median cash | Median EGP/m² |
|---|---|---|---|
| Alexandria (all) | 1885 | EGP 9.4M | 57,207 |
| Sawary | 581 | EGP 10.4M | 69,000 |
| Hay Sharq (East District) | 433 | EGP 8.15M | 54,367 |
| Smouha | 429 | EGP 8.11M | 54,506 |
| Waterfront | 357 | EGP 10.6M | 68,137 |
| Vee Sawari | 347 | EGP 10.5M | 68,000 |
| Agami | 336 | EGP 8.76M | 55,000 |
| Alex West | 327 | EGP 8.8M | 55,000 |
| Borg Al Arab | 82 | EGP 17M | 38,698 |
Borg Al Arab's low meter on a EGP 17M median is a villa-and-land pool, not an apartment market — read it as its own animal. King Mariout (41 listings) and the inner districts (Roushdy, Laurent, Stanley, Miami) sit in our tree with single-digit pools each: the classic seafront streets still trade overwhelmingly through neighborhood brokers.
The compound wave: Alexandria's new-build premium
The volume story of the last few years is the planned-community belt: Sawary — Saudi Egyptian's large master plan — carries 581 live listings at a 69K meter, with its Vee Sawari product line at 68K and the Waterfront cluster at 68.1K. That is a ~25% premium over the classic districts for parking, gates and new construction — the same compound-vs-district math Cairo runs, at Alexandria scale. On the city's west side, Alex West prices at 55K with a EGP 8.8M median: master-planned product at classic-district meters, which is exactly its pitch. High-profile shorefront launches (the 'Gleem Bay' type searches) are not split out as zones in our tree yet; their resale ads roll into the district pools.
The classic districts
Smouha (429 live listings, 54.5K) and Hay Sharq (433, 54.4K) — the East District that contains Gleem, Stanley, Sporting and Roushdy — are the city's established apartment heartland, with entries from about EGP 4M. Agami matches them at 55K but starts lower (from EGP 2.35M), mixing summer stock with year-round housing. The rule of the classic market: the meter is set street by street and floor by floor — a sea-view floor in Gleem and a back street in the same district are different products sharing a median.
Alexandria against everything else
Where the city sits on the national ladder, by median meter: North Coast 115.8K > New Cairo 70.3K > Alexandria 57.2K ≈ Sheikh Zayed 56.3K ≈ 6th of October 55.7K. The odd one out is the coast: Alexandrians' own summer market at double their home meter — the North Coast guide maps it, and the compound index holds the full national table.
Before you sign in Alexandria
- Price the view separately. Sea-facing floors carry premiums the district median hides; compare like floors, not like districts.
- Old stock means paperwork first. In the classic districts, registration status decides everything — walk the Shahr El Aqary guide before paying.
- Compound premium is a service bet. The 25% gap buys gates, parking and maintenance; verify the fees that fund them in writing.
- Compare on the real cash price — every 3altool listing computes the down payment plus all remaining installments, so plan ads and cash asks stop lying to each other.
See all 1,885 homes for sale in Alexandria, with real cash prices →
Counts and medians are live 3altool data as of 18 August 2026 and refresh daily on the linked pages. Classic-district portal pools understate those markets' full size. Not investment advice.
Frequently asked questions
How much does an apartment in Alexandria cost in 2026?
The city-wide median cash price is EGP 9.4M at 57,207 per m² across 1,885 live listings. Classic districts (Smouha, Hay Sharq, Agami) meter at 54–55K with entries from ~EGP 4M (Agami from 2.35M); the compound belt (Sawary, Waterfront) asks 68–69K.
What is Sawary and why is it more expensive?
Saudi Egyptian's large master-planned community — Alexandria's deepest compound pool at 581 live listings. Its 69K meter runs ~25% over the classic districts: the premium buys new construction, gates, parking and services.
Is Alexandria cheaper than Cairo?
Cheaper than New Cairo (57.2K vs 70.3K per m²), and effectively level with Sheikh Zayed (56.3K) and 6th of October (55.7K). The expensive market in Alexandrians' lives is their own summer coast: the North Coast meters at 115.8K.
Where are Gleem, Stanley and Sporting in this data?
Inside Hay Sharq — the East District row (433 live listings, 54.4K/m²). Their individual street pools on portals are tiny because the seafront classic market still trades mostly through neighborhood brokers; the district row is the honest number.