Real Estate in Alexandria

🇪🇬 Alexandria real estate for sale: current prices, neighborhoods, ownership rules in Egypt

Alexandria is a coastal city where Mediterranean light, a working port and layers of history meet practical urban life and modern infrastructure. Buying property in Alexandria gives access to a city of roughly 5.2 million residents, a major seaport and a long coastline with neighborhoods that range from historic low-rise districts to contemporary seafront developments. The combination of daily life amenities, transport links to Cairo and the North Coast, and year-round domestic tourism makes real estate in Alexandria relevant to private buyers and international investors alike.

🌤️ Alexandria geography, transport and urban infrastructure

Alexandria sits on Egypt’s northern coast along the Mediterranean and stretches from the busy port zones in the west to the green public gardens of Montaza in the east. Major transport arteries include the Cairo–Alexandria Desert Road and the Alexandria Ring Road, while Borg El Arab International Airport is about 40–60 minutes from central neighborhoods depending on traffic. The city also has a dense tram network in central districts, heavy-rail connections to Cairo and a busy port complex that supports logistics and industry.

Alexandria’s infrastructure includes leading educational and cultural institutions such as Alexandria University and the Bibliotheca Alexandrina, both of which anchor student demand and cultural tourism. Healthcare capacity includes the Main University Hospital, private hospitals like Saudi German Hospital Alexandria and clinics in Smouha and San Stefano. Business activity clusters around San Stefano and the waterfront, while industrial and logistics zones concentrate west of the port at Dekheila and Borg El Arab.

Alexandria’s climate is Mediterranean: mild, humid winters and warm, breezy summers that attract domestic vacationers and make year-round living comfortable compared with hotter inland alternatives. The Corniche, Montaza Royal Gardens and beaches such as Stanley and Sidi Bishr are daily lifestyle assets that directly support short-term rentals and premium resale values.

🎯 Economy and investment potential of Alexandria real estate

Alexandria is an economic hub with a diversified base: shipping and logistics, petrochemicals, manufacturing, tourism and services. Egypt’s national economy is in the range of $400–450 billion, and Alexandria contributes materially through its port and industrial complexes. The port and associated free zones support steady employment and business-to-business rental demand that underpins secondary market liquidity.

Tourism and domestic leisure spending are significant drivers for coastal occupancy. Domestic tourism flows push seasonal population inflows that maintain strong demand for short-term rental listings along the Corniche, Montaza and Mamoura. At the same time, a sizeable resident population and university students generate stable long-term rental demand and predictable occupancy rates for conventional buy-to-let strategies.

Investor interest is heightened by two trends: continuing urban densification in central neighborhoods and developer activity on the city’s edges and nearby North Coast. Institutional and private buyers see Alexandria as a diversification play: exposure to tourism-driven cash flows and steady urban rental yields combined with relatively lower entry prices than comparable Mediterranean cities.

💶 Property prices in Alexandria by type and area

Central and seafront locations command premium prices, while inland and industrial-adjacent districts are more affordable. Typical price ranges (indicative, USD) are:

• Prime seafront and historic central (San Stefano, Kafr Abdu, Stanley, Montaza): $1,200–2,800/m²; 2‑bed apartments typically $120,000–350,000.
• Middle-market urban (Smouha, Sidi Bishr, Roushdy, Gleem): $700–1,400/m²; 2‑bed apartments typically $60,000–180,000.
• Secondary and peripheral areas (Al Agami, Borg El Arab, El Amriya): $400–800/m²; 2‑bed apartments typically $35,000–90,000.
• New build seafront compounds and branded projects: $1,000–3,500/m² depending on view, finishes and services.

Rental yield and market movement:

• Long-term residential yields generally run 4–7% gross in central areas.
• Short-term vacation yields in Montaza, Mamoura and San Stefano can reach 6–10% during high season, with high occupancy variability.
• Price growth is driven by limited seafront supply, upgrading projects along the Corniche and infrastructure improvements; expect localized appreciation where new access roads or branded developments appear.

🎯 Best areas in Alexandria to buy property and buyer profiles

San Stefano and Stanley

• San Stefano and Stanley are Alexandria’s premium seafront neighborhoods known for landmark projects, luxury apartments and higher-than-average resale values.
• Buyers here are typically premium segment families, second-home owners and investors targeting short-term rentals and corporate clients.
• Typical property types include sea-view apartments, penthouses and mixed-use towers with integrated retail.

Kafr Abdu, Gleem and Roushdy

• Kafr Abdu and Gleem are central, leafy zones favored by long-term residents and foreigners seeking urban living close to the Corniche and embassies.
• Demand comes from professionals and expatriates who value walkability, older elegant buildings and proximity to schools and clinics.
• Expect mid-to-high price per m², stable rental demand and lower seasonality than coastal resorts.

Smouha, Sidi Bishr and Moharam Bey

• Smouha is Alexandrian business-class: modern apartments, shopping centers and corporate offices; Sidi Bishr and Moharam Bey offer a mix of families and student renters.
• Ideal for buy-to-let targeting working professionals and students from Alexandria University and nearby hospitals.
• Prices are mid-market with consistent occupancy and tenant turnover that supports yield predictability.

Montaza, Mamoura and Miami (Alexandria coastline)

• Montaza and surrounding seaside districts are seasonal demand magnets, attractive to vacation rental investors and second-home buyers.
• Properties range from classic villas near the Montaza Palace gardens to modern seafront apartments and small compounds.
• High season demand drives premium nightly rates; off-season occupancy falls, so cash-flow modeling must reflect seasonality.

Borg El Arab and industrial periphery

• Borg El Arab includes an industrial zone, airport and a growing residential offer for workers and managers.
• Best for investors focused on workforce housing, long-term rentals and lower entry prices relative to the city center.
• Infrastructure improvements and proximity to the airport increase medium-term upside.

🏗️ Developers and new build property in Alexandria

Large national developers with visibility in Alexandria and the coastal corridor include Emaar Misr, Palm Hills Developments, Talaat Moustafa Group (TMG) and Orascom Development, often active on the North Coast and in branded waterfront projects. In Alexandria itself, several regional and local developers and contractors specialize in renovation, mid-rise residential buildings and mixed-use conversions along the Corniche.

Notable project types to watch:

• Seafront mixed-use towers combining residential, retail and hospitality in San Stefano and Gleem.
• Mid-market condo developments in Smouha and Sidi Bishr targeting family buyers and long-term renters.
• New gated compounds and tourist apartments near Montaza and Mamoura focusing on holiday occupancy.

Developers often accompany sales with flexible payment terms and on-site management services; project quality and after-sales service are key due diligence points when considering a new build property in Alexandria.

🏦 Mortgages and installment plans for property in Alexandria

Egyptian banks and financial institutions provide mortgages primarily to Egyptian citizens and residents, while non-resident foreigners face stricter requirements. Typical arrangements are:

• Down payments for foreigners commonly 30–40% of value; for Egyptian citizens 10–25% is common with developer promotions.
• Loan terms up to 20–25 years for citizens; foreigners usually see shorter tenors, often 5–10 years depending on bank policy.
• Interest rates vary with market conditions and credit profile; expect a range from single digits to mid-teens nominally, depending on central bank rates and bank margins.

Developer financing and installment options

• Developers frequently offer interest-free installment plans for new build property in Alexandria, with down payments as low as 10–20% and repayment terms of 3–6 years; some branded projects extend longer terms.
• Property in Alexandria with installment plan is a common search phrase for buyers seeking cashflow-managed acquisition. Compare duration, penalties and transfer conditions closely.
• For mortgage in Egypt for foreigners, working with local banks that have English-speaking mortgage desks and an experienced lawyer will speed approvals and ensure documentation compliance.

📝 Property purchase process in Alexandria from reservation to title

Choose the property and secure a reservation with a written reservation agreement and payment of the agreed deposit. Confirm the developer’s or seller’s ownership and permits before proceeding to contract stage.

Sign a Sales and Purchase Agreement (SPA) and pay the agreed down payment; ensure the SPA specifies delivery dates, finishes and penalties for delays. For secondary market purchases, sign a private sale contract pending formal transfer.

Register the transaction at the Real Estate Publicity Office (Tabu) to transfer the title deed; buyers typically pay registration and stamp duties that together generally range from around 2–4% of the transaction value depending on exemptions and applicable fees. Use a licensed notary and a local lawyer to verify encumbrances, obtain a clean title certificate and complete tax clearance for the seller before final registration.

⚖️ Legal aspects, residence permit and citizenship related to Alexandria property

Foreign nationals can legally own apartments and residential units in Alexandria; restrictions apply to agricultural land, military areas and certain border zones. Ownership must be recorded in the Tabu; always confirm zoning and building permits.

Owning property does not automatically grant residency; Egypt does not operate a formal, publicized “citizenship by real estate investment” program available to standard investors. Residence permits may be issued for work, investment or family reasons, and property ownership can be a supporting document in some long-term residency applications. For clear expectations:

• Residence permit through property purchase in Alexandria is possible in limited administrative contexts but not guaranteed by purchase alone.
• Citizenship by real estate investment in Alexandria is not a standard available route; citizenship typically requires naturalization under specific legal criteria rather than a simple investment-for-passport scheme.

Tax and regulatory notes

• Rental income is taxable; owners should budget for income tax, property registration fees and municipal charges. Tax rates and exemptions change, so consult a local tax advisor.
• Due diligence must include title checks, outstanding utility bills, building permits and any condominium rules affecting rentals or short-term letting.

🎯 Real estate investment in Alexandria — buyer scenarios and recommended property types

Living and relocation

• Buyers relocating with families often target Smouha, Kafr Abdu or Gleem for schools, clinics and walkable amenities. Typical purchases are 2–4 bedroom apartments or townhouses with secure parking.
• Professionals working in logistics or at the Borg El Arab airport may prefer Borg El Arab or nearby gated communities for shorter commutes.

Long-term rental income

• Investors seeking steady yields should consider Smouha, Sidi Gaber and districts around Alexandria University where student and professional housing demand provides predictable occupancy. Expect 4–7% gross yields.

Short-term and seasonal rental

• Holiday rental investors focusing on high season should target Montaza, Mamoura and San Stefano where night rates and occupancy peak during summer months. Plan for operational costs, management fees and seasonality when assessing ROI.

New build vs secondary market

• New build property in Alexandria offers modern amenities and developer warranties; expect higher price per m² but lower immediate maintenance liability.
• Secondary market property in Alexandria can offer value buys, established rental streams and quicker cash flow for investors willing to manage renovations.

Premium and long-term capital appreciation

• Premium buyers should focus on San Stefano, Stanley and Kafr Abdu for capital preservation and access to concierge services, branded retail and marina-adjacent living.

Final notes on scenarios

• Buyers aiming for family homes, relocation or long-term residence prioritize infrastructure and schools; investors prioritizing rental income focus on proximity to transit hubs, universities and tourist attractions; speculators looking for capital growth monitor seafront redevelopment and major infrastructure announcements.

Alexandria offers a layered real estate market that suits diverse buyer goals: second homes on the Corniche, rental portfolios in Smouha and Sidi Bishr, or strategic land and apartment plays near industrial hubs in Borg El Arab. With clear due diligence on title, developer reputation, financing structure and local regulations, buyers can match budget, expected yield and lifestyle needs to the right district and property type in Alexandria.