Real Estate in Cairo

🇪🇬 Buy property in Cairo, Egypt — listings and prices for New Cairo, Zamalek, Maadi

Cairo is a city of layers — a dense urban core, wide suburban compounds, and a growing belt of satellite cities including the New Administrative Capital. For anyone looking to buy property in Cairo, that variety translates into very different price points, tenant profiles, and long-term prospects. The paragraphs below walk through geography, market numbers, the practical purchase steps and legal realities so you can make confident decisions whether you are a private buyer, an expatriate moving for work, or an international investor seeking yield and capital growth.

💧 Geography and climate in Cairo — transport accessibility and infrastructure

Cairo sits on both banks of the Nile and stretches east and west into desert plateaus, creating contrasts between riverfront neighborhoods and planned desert communities. The city climate is hot and dry most of the year with mild winters; summers often exceed 35°C in peak months while winter lows near 10°C are common. These conditions affect running costs and building specifications — look for properties with reliable cooling, insulation and modern HVAC in new build property in Cairo.

Cairo’s transport network anchors accessibility for residents and tenants. The city is served by Cairo International Airport (main passenger hub) and the newer satellite airports near the New Administrative Capital and Sphinx area; major roads include the Cairo Ring Road, Cairo-Suez Highway, 6th of October Bridge and Regional Ring Road. Metro lines 1–3 already serve central corridors with ongoing extensions expanding coverage; this drives demand near stations for both secondary market property in Cairo and new developments.

Cairo’s social and lifestyle infrastructure is extensive and growing. Prestigious education options such as the American University in Cairo (AUC) New Cairo campus, Cairo University and international schools like Cairo American College anchor family demand. The private healthcare network (Cleopatra Hospitals Group, Dar Al Fouad, As-Salam International) covers specialist care, while business hubs — Smart Village, Downtown Cairo, and the CBD in the New Administrative Capital — concentrate white-collar employment, influencing rental catchment and long-term capital appreciation.

📈 Economy and investment potential in Cairo for real estate investment

Cairo is the economic engine of Egypt and a major regional market, with Egypt’s national GDP around USD 400 billion and the capital region contributing roughly 25% of economic output. That concentration of business activity creates steady housing demand for corporate relocations, local professionals and service workers across the housing spectrum. Demand is strengthened by internal migration: millions move to Greater Cairo each year seeking education and work.

Tourism and international interest further support short-term rental markets, with Egypt registering over 10 million tourist arrivals annually in typical cycles; Cairo remains a primary stop because of its museums, historic districts and business events. Foreign direct investment flows into infrastructure and real estate corridors — the New Administrative Capital and New Cairo are direct beneficiaries — providing opportunities for real estate investment in Cairo where government and private spending drives development pipelines.

Cairo’s employment sectors — banking, telecoms, manufacturing, logistics and the public sector — create diversified tenant demand that reduces single-sector exposure for landlords. Yields and capital-growth prospects depend on location and product mix, but investors can expect reliable cashflow in mid-market rental apartments and higher capital appreciation in luxury riverfront and gated-compound segments.

💶 Property prices in Cairo by category and by area

Cairo’s pricing depends heavily on district and whether a unit is new build property in Cairo or secondary market property in Cairo. Prices are generally quoted in USD for clarity to foreign buyers. Typical price ranges per square meter are:

• Prime central districts (Zamalek, Garden City, Downtown): USD 2,000–3,500 / sqm
• Residential suburbs (Maadi, Dokki, Heliopolis): USD 1,500–2,500 / sqm
• New Cairo / Fifth Settlement / Compound market: USD 1,200–2,000 / sqm
• Sheikh Zayed / 6th of October: USD 900–1,800 / sqm
• New Administrative Capital (NAC) new build: USD 700–1,200 / sqm (luxury pockets higher)

Cairo property by type:

• Apartments (city/secondary): EGP 800,000–10,000,000 depending on area and size.
• New gated-compound units (2–4 bed villas): USD 120,000–500,000+.
• Luxury riverfront and penthouses: USD 400,000–2,500,000+.

Market dynamics currently favor well-located family apartments and gated community villas for middle-class buyers, while the NAC and developer-led new projects attract investors hunting pre-launch discounts. Gross rental yields typically range 4–7% in prime central locations and 6–9% in suburban and emerging areas; yields frequently move with currency fluctuations and changes in domestic demand.

🎯 Best areas and key districts in Cairo to buy property

Zamalek and Garden City are classic choices for expats and luxury buyers because of riverfront appeal, embassies and mature infrastructure. These districts provide walkable amenities, strong short-term rental potential and long-standing price stability; expect higher per-square-meter prices but lower tenant turnover in premium stock.

New Cairo and the Fifth Settlement are the preferred family and compound markets, close to AUC, international schools and new business parks. Developments here — both new build and resale — suit buyers seeking modern apartments, gated communities and long-term capital growth tied to education and corporate demand. Transport access along the Cairo-Suez corridor is an advantage.

Sheikh Zayed and 6th of October City, on the western side, offer more affordable land, modern masterplanned communities and proximity to Smart Village and industrial zones. Downtown, Dokki, Mohandessin and Heliopolis remain strong for rental demand tied to universities, hospitals and traditional commerce. Emerging hotspots include the New Administrative Capital (CBD, R7 residential districts) and satellite towns where infrastructure investment is accelerating.

🏗️ Major developers and projects shaping real estate in Cairo

Talaat Moustafa Group (TMG) is a dominant developer with large masterplans like Madinaty and Al Rehab, delivering tens of thousands of units and extensive retail and education components. TMG projects attract families and long-term residents and often include in-house installment options that appeal to local buyers and some foreigners.

Emaar Misr has multiple projects in Cairo’s coastal and suburban markets, including Mivida in New Cairo, focusing on gated-community amenities and international branding. SODIC is known for higher-end finishes and mixed-use projects in New Cairo and West Cairo, while Palm Hills Developments targets both premium and mid-market segments with projects in Sheikh Zayed and New Cairo.

Other active groups include Mountain View, Orascom Development, Misr Italia, and Madinet Nasr Housing & Development (MNHD). The New Administrative Capital project draws many of these developers as they secure plots for residential towers, administrative buildings and the CBD; buying early in select launches can offer lower entry prices and staged payments.

🧾 Mortgages and installment plans for property in Cairo

Mortgage in Egypt for foreigners is possible but limited; most commercial banks prioritize residents and Egyptian nationals. Foreign buyers commonly use cash, developer financing or local mortgages if they have residency or work permits. Typical bank lending criteria require:

• Down payment: 20–40% for foreigners
• Loan tenors: commonly up to 15–20 years for local borrowers, shorter for foreigners
• Interest rates: typically in the double digits, commonly between 10–18% depending on bank and currency

Developers frequently offer attractive payment structures that reduce reliance on bank finance. Common developer terms include:

• Interest-free installment plans for 3–8 years
• Down payments as low as 10% on launch units
• Staged payments tied to construction milestones

Property in Cairo with installment plan is one of the dominant purchasing methods for non-resident investors and domestic buyers. Always confirm contract terms, currency of payment (USD vs EGP) and whether installments are indexed to inflation or FX to protect purchasing power.

🛠️ Property purchase process in Cairo — step-by-step

The typical purchase steps are practical and documented: search and select, reservation (booking deposit typically 2–10%), sign the sales contract, complete due diligence, arrange payments, register the title and transfer ownership. Foreigners should open a local bank account early in the process to simplify payments and currency transfers.

Key documents and steps include:

• Reservation agreement and proof of deposit
• Signed sales contract (contract should detail payment schedule, handover date)
• Payment via bank transfer or certified check, with receipts
• Title deed registration at the Real Estate Publicity Department (Tabu) to obtain final milkiya (title deed)
• Payment of the transfer tax and registration fees, which typically total around 2–3% of the sale price

Legal advice and a trusted local notary or lawyer are essential. Buyers should verify the developer’s rights to the plot, building permits, utility connections and any outstanding mortgages or liens. For secondary market property in Cairo, insist on a clean tabu and recent utility clearances before completion.

⚖️ Legal aspects, residence permits and citizenship by real estate investment in Cairo

Egypt permits foreign ownership of apartments and commercial units but imposes restrictions on agricultural land ownership and strategic properties; always verify land classification and any special restrictions. Buyers must present passport, proof of funds and a tax ID; corporate purchases require company registration and additional documentation.

Residence permit through property purchase in Cairo is limited and does not automatically follow ownership. Foreigners may apply for temporary residence based on employment, business or investment activities and there are investor-focused routes where significant economic contribution helps. For those searching “how to get a residence permit in Egypt through property,” the practical reality is that purchasing a single apartment rarely guarantees a residency permit and higher investment thresholds and Ministry approvals are typically required for investor visas.

Citizenship by real estate investment in Cairo is not a standard, guaranteed pathway. Egypt does not run a formal citizenship-by-investment program comparable to some countries; any pathways to naturalization are exceptional and based on broader economic contribution or state discretion. Buyers seeking a property for residence permit in Cairo should consult immigration advisors and plan for alternative residency routes (work permits, company formation, family reunification).

🎯 Investment advantages and buyer scenarios for property in Cairo

Cairo fits different buyer profiles depending on goals. For family living and high-quality schooling, New Cairo, Maadi and compounds near AUC are best due to schools, parks and quiet streets. Properties here typically offer 2–4 bedroom units and villas with modern amenities and steady capital growth.

For rental income and student or professional tenants, Nasr City, Dokki and Heliopolis provide consistent demand and easier management. Investors looking for yield and shorter leases often target 1–2 bedroom apartments near metro lines and universities. Typical tenant profiles in these districts include students, young professionals and hospital staff.

For long-term capital appreciation and institutional-grade exposure, consider prime riverfront units in Zamalek or major off-plan opportunities in the New Administrative Capital where infrastructure projects and the CBD create speculative upside. For buyers seeking property in Cairo with mortgage options, combining local residency or corporate structures with developer installment plans is often the most practical route.

Purchasing scenarios and product matches:

• Living and relocation: Maadi, New Cairo, Zamalek
• Rental income and student housing: Nasr City, Mohandessin, Dokki
• Long-term capital growth: New Administrative Capital, New Cairo compounds, prime riverfront
• Luxury and premium segment: Zamalek, Garden City, compounds in Sheikh Zayed
• Short-term rentals and tourism: Downtown, Zamalek, New Cairo near business hubs

Cairo’s market rewards locality knowledge: proven amenities, strong transport links and reputable developers reduce execution risk and improve exit prospects for both secondary market property in Cairo and new build developments.

Buying property in Cairo requires practical planning: evaluate the district, confirm developer reputation, understand payment terms and legal obligations and factor in whether you need residency or financing. With clear priorities — yield, lifestyle, capital growth — Cairo offers a large inventory across price points and developer models, from interest-free installment plans on off-plan launches to bank financing for qualifying buyers. Find the right neighborhood for your objectives and the right legal counsel to finalize the deal, and you will own a property in Cairo that suits your personal or investment goals.