Search 'Egypt property' and you get brochures, 'starting from' prices and agents asking for your number. This guide is the opposite: what property in Egypt actually costs in August 2026, read off 66,141 live listings on 3altool with one real cash price each, city by city and type by type. Then the part most guides skip: how buying works here (developer plan, resale or cash), what foreigners can own, and where the houses for sale in Alexandria really are.
How is property in Egypt bought?
Three routes, and the price you see depends on which one the seller is on:
- From the developer on a payment plan. Most new homes in Cairo's new cities and on the coast sell off plan: a down payment of 5 to 20 percent, then installments over 5 to 10 years, handover somewhere in the middle. The plan price carries the cost of waiting, so it is higher than the same unit for cash.
- Resale. You buy from a current owner, either fully paid or still mid-plan. In the mid-plan case the transfer is an assignment (tanazol): you refund what the owner paid, sometimes plus an over price, and continue the installments. Our resale and tanazol guide covers the steps and fees.
- Cash. Ready units in older districts and many resales trade for a single number. It is the cleanest comparison and usually the cheapest total.
Because those three produce three different numbers for the same home, every listing on 3altool shows one cash price: the down payment plus every installment still to run, added up. Medians below use that figure, so a plan ad in Mostakbal City and a cash ad in Smouha sit on one scale. How to compare cash and plan prices explains the arithmetic.
What does property in Egypt cost in 2026?
By type, across the whole country, on live asks as of 20 August 2026:
| Type | Live listings | Median cash | Median EGP/m² |
|---|---|---|---|
| Apartments | 30,295 | EGP 6.0M | 53,333 |
| Chalets | 16,840 | EGP 12.0M | 106,551 |
| Villas | 8,828 | EGP 29.7M | 105,356 |
| Townhouses | 4,575 | EGP 21.5M | 100,000 |
| Twin houses | 1,975 | EGP 30.5M | 119,048 |
| Duplexes | 1,392 | EGP 14.5M | 71,248 |
| Penthouses | 1,116 | EGP 15.0M | 89,565 |
Two things jump out. Chalets outnumber villas two to one: the North Coast and Red Sea are a huge share of what is for sale in Egypt at any moment, and their meter (over EGP 100K) is coastal money, not a national norm. And the apartment median of EGP 6.0M hides a very wide spread: half the country's apartments ask less than that, and entry in the older new cities starts around EGP 1 to 2M.
Where is the market? The map in numbers
The same live data, by city. Click any row for today's count, median and cheapest listing:
| Market | Live listings | Median cash | Median EGP/m² |
|---|---|---|---|
| North Coast (Sahel) | 21,791 | EGP 15.4M | 115,833 |
| Hurghada | 6,474 | EGP 4.1M | 60,124 |
| New Cairo | 5,055 | EGP 10.5M | 70,330 |
| New Administrative Capital | 2,661 | EGP 7.3M | 48,276 |
| Sheikh Zayed | 2,426 | EGP 5.7M | 35,000 |
| Alexandria | 1,885 | EGP 9.4M | 57,207 |
| Mostakbal City | 1,570 | EGP 8.0M | 50,900 |
| El Gouna | 1,376 | EGP 19.0M | 113,568 |
| El Shorouk | 1,092 | EGP 6.5M | 45,317 |
| Obour City | 934 | EGP 3.6M | 24,000 |
| Madinaty | 768 | EGP 8.3M | 71,849 |
| 6th of October | 626 | EGP 4.3M | 31,264 |
| Badr City | 608 | EGP 1.7M | 10,703 |
| Ain Sokhna | 547 | EGP 7.5M | 74,272 |
Read it as four markets, not one. East Cairo (New Cairo, Madinaty, Mostakbal City, El Shorouk) is the deepest family market and the biggest resale pool in the country; the New Cairo City guide draws its map. West Cairo (Sheikh Zayed, 6th of October) buys more meters per pound at the same distance from downtown. The New Capital is newer supply on longer plans. The coasts are a second-home market with their own seasons and their own meter. The compound price index breaks the same data down to 63 named compounds.
Houses for sale in Alexandria: where they actually are
Alexandria is an apartment city. Of its 1,885 live listings, 1,552 are apartments (median EGP 8.5M at 56,401/m²). Houses exist, but they cluster in a few places and carry a different price tag:
| Alexandria houses | Live listings | Median cash | Median EGP/m² | From |
|---|---|---|---|---|
| Villas | 264 | EGP 22.4M | 77,310 | EGP 9.85M |
| Townhouses | 28 | EGP 23.0M | 84,947 | EGP 9.85M |
| Twin houses | 14 | EGP 18.1M | 49,779 | EGP 14.7M |
| Duplexes | 15 | EGP 17.0M | 63,333 | EGP 12.2M |
Where to look: Borg Al Arab is almost entirely villas (76 of 82 listings) on a low meter of about EGP 38.7K, which is land and garden rather than seafront; Agami holds 81 villas beside its apartments on the west side; King Mariout is the small, pricier villa-and-townhouse pocket south of the city; and the new compounds around Sawary add a handful of villas, townhouses and duplexes at compound meters. The classic seafront districts (Gleem, Stanley, Roushdy, Laurent) trade houses rarely and mostly through neighborhood brokers, which is why they barely appear in any portal count. For the apartment side of the city, the Alexandria districts guide prices every district.
Can foreigners buy property in Egypt?
Yes, with limits. The long-standing rule (Law 230 of 1996) lets a non-Egyptian own up to two residential properties, each up to 4,000 m², for personal use, outside antiquities zones, with restrictions on resale in the first five years and special regimes in Sinai. On top of that, Egypt has published property-linked residency and citizenship routes: residence permits tied to purchases from roughly USD 50,000 upward for longer terms, and a citizenship programme at higher thresholds, with conditions on how the money is transferred. Thresholds and procedures change by decree, so treat this as the shape of the rules, not the current text, and confirm with a lawyer before you wire anything. Registration itself is the same for everyone: how Shahr El Aqary registration works.
Before you sign: five checks
- Price the meter, then the unit. Start from the area median EGP/m² on the linked pages above, then ask why a unit sits far above or below it.
- Compare on the cash total. A 10-year plan can hide 40 percent or more over the cash price of the same unit. Add the plan up before you fall for the monthly number.
- Check the developer, not the brochure. Our developer ranking weighs documented delivery track records; the red flags checklist covers what to verify in writing.
- Know how you will pay. Bank mortgages exist but reach a small slice of the market; who qualifies and at what rates. Most buyers use developer plans or resale assignments instead.
- Watch the listing's age. Days on market and price cut history are on every 3altool listing; a stale ad wastes your week, here is how to spot one.
Search every home for sale in Egypt with a real cash price →
Counts and medians are live 3altool data as of 20 August 2026 and refresh daily on the linked pages. Egypt has no public sold-price registry, so medians describe live asking prices. Legal points are general information, not advice.
Frequently asked questions
How much does property in Egypt cost in 2026?
On 66,141 live listings in August 2026 the median apartment asks EGP 6.0M (about 53,000 per m²), the median villa EGP 29.7M and the median chalet EGP 12.0M. Half of every market asks less than its median: apartments in the older new cities start around EGP 1 to 2M, while the North Coast and El Gouna run above EGP 100,000 per m².
Can foreigners buy property in Egypt?
Yes, within limits: up to two residential properties of up to 4,000 m² each for personal use, outside antiquities zones and with special rules in Sinai, plus resale restrictions in the first five years. Property-linked residency and citizenship routes exist at published dollar thresholds that change by decree, so confirm the current rules with a lawyer before transferring money.
Where are the houses for sale in Alexandria?
Mostly outside the seafront: Borg Al Arab is almost all villas on a low meter, Agami holds about 80 villas beside its apartments, King Mariout is a small pricier villa and townhouse pocket, and the Sawary compounds add a few villas and duplexes. Alexandria has 264 villas listed at a median of EGP 22.4M, from EGP 9.85M, against 1,552 apartments.
Is it better to buy from a developer or resale in Egypt?
Resale is cheaper more often than not, because the seller contracted at older prices and the remaining plan is shorter, but only if the total you pay (amount paid plus over price plus remaining installments plus fees) lands below the developer's current price for the same unit. Compare on the full cash total, never on the down payment.
Are these prices what homes actually sell for?
They are live asking prices, the median of what sellers ask today, tracked with every price cut. Egypt has no public registry of closing prices, so the live ask with its cut history is the best signal that exists; negotiation room sits on top of it.