Flat in Cairo

🇪🇬 Buying a flat in Greater Cairo: neighborhood prices, property types and legal process

🌍 Living and location: Why buy flat in Cairo

Cairo is a sprawling metropolitan area that combines the historic river islands and central districts with fast-growing satellite cities such as New Cairo, 6th of October and the New Administrative Capital, creating diverse demand for a flat in Cairo. The Nile axis, Heliopolis, Zamalek and Maadi attract long-term residents and expatriates thanks to established schools, embassies and hospitals, while New Cairo, Sheikh Zayed and Nasr City serve families and professionals seeking modern gated communities and international-standard amenities.
Cairo’s climate is arid Mediterranean with hot, dry summers and mild winters, which shapes housing demand toward apartments with good ventilation, reliable air conditioning and, increasingly, green or rooftop spaces in new developments. The city’s transport infrastructure mixes metro lines, the Cairo Ring Road, highway connections to Suez and the North Coast, and multiple international airports — Cairo International Airport and Sphinx International Airport — supporting both daily commuters and international visitors.
Cairo’s tourism, business centers and universities feed sustained rental and resale demand for flat in Cairo: downtown, Dokki and Garden City suit short-term corporate stays; Maadi and Zamalek suit diplomatic and academic tenants; New Cairo and 6th of October produce high demand for family-sized apartments and new developments. Buyers should match location to use case — daily commute, school catchment or proximity to malls and hospitals — because these factors determine liquidity and rental profile.

💼 Economy and investment climate in Cairo

Cairo is Egypt’s economic heart, contributing a large share of national GDP through finance, manufacturing, services and tourism, which translates into steady demand for flats for professionals and students. The business ecosystem hosts multinational offices in New Cairo, Nasr City and the New Administrative Capital, where corporate relocations and expatriate inflows support higher-end rental segments and resale liquidity for a flat in Cairo.
Tourism flows to Cairo’s museums, Giza plateau and cultural districts provide seasonal occupancy spikes; citywide hotel demand stabilizes long-term short-term rental (STR) strategies, giving investors options between long leases and STR platforms. Fiscal policy and corporate tax rules are investor-relevant: corporate tax stands at 22.5%, while incentives in new zones can lower operating costs for developer-led projects, indirectly supporting resale value of flats.
Macroeconomic volatility affects financing cost and buyer appetite, but bricks-and-mortar property in Cairo remains a preferred inflation hedge for domestic and regional buyers, making investment in flat in Cairo attractive for capital preservation and steady rental income when bought in established or fast-developing districts.

💶 How much Flat costs in Cairo

Average prices vary strongly by district, building quality and project status: central and historic neighborhoods command premiums while satellite cities and the New Administrative Capital offer lower entry prices. Typical apartment sizes are studios 30–50 sqm, one-bedroom 55–90 sqm, two-bedroom 90–160 sqm and larger family units 160+ sqm in gated compounds.
Average market price per square metre across the metropolitan area ranges broadly: central Cairo districts (Zamalek, Garden City, Dokki): $1,200–$2,500/sqm; New Cairo and Sheikh Zayed: $800–$1,800/sqm; 6th of October and Nasr City: $500–$1,000/sqm; New Administrative Capital: $400–$900/sqm. Buyers should note that turnkey luxury units and serviced apartments exceed these bands.
Price and format breakdown examples:

• By category: Studio $25,000–$60,000, 1BR $40,000–$150,000, 2BR $70,000–$300,000, large family flats $200,000+.
• By project status: New developments often offer early-stage discounts of 10–25% versus completed resale units.
• Market trend: Resale flat in Cairo gains liquidity in core districts, while New developments of flat in Cairo attract buyers seeking installment flexibility.

🎯 Which district of Cairo to choose for buying flat in Cairo

Zamalek, Garden City and Dokki are top choices for buyers seeking prestige, proximity to embassies and stable rental demand; these locations typically have older buildings, larger floor plates and higher per‑sqm prices. New Cairo and Fifth Settlement are preferred by families for international schools (American International School, British International School), green gated compounds and shopping centers like Cairo Festival City Mall, making them excellent for mid- to long-term rental.
Maadi and Heliopolis balance calmer residential life with access to hospitals (As-Salam International Hospital, Cleopatra Hospital) and leisure; they attract expatriates and second-home buyers looking for classic villas and quality apartments. 6th of October and Sheikh Zayed deliver more affordable new builds, higher supply of compound-style living and proximity to industrial zones, suitable for yield-focused investors and young families.
Quick district snapshot with key advantages:

• Zamalek / Garden City: prestige, embassies, higher per‑sqm prices.
• New Cairo / Fifth Settlement: schools, malls, gated communities, strong family rental demand.
• Maadi / Heliopolis: expat communities, greenery, stable resale.
• 6th of October / Sheikh Zayed: affordability, compound living, attractive yields.
• New Administrative Capital: speculative upside, government hub, lower current prices with infrastructural upside.

🏗️ Leading developers and projects offering flat in Cairo

Major developers active in Cairo include Talaat Moustafa Group (TMG), Emaar Misr, SODIC, Palm Hills Developments and Mountain View, each delivering distinct product types and payment models. Notable projects with widespread apartment offerings are Madinaty (TMG) and Al-Rehab (TMG) for large-scale gated communities; Mivida (Emaar Misr) and Uptown Cairo (Emaar Misr) in New Cairo for modern low- to mid-rise flats; SODIC East / SODIC West for premium finishes; Palm Hills New Cairo and Mountain View Hyde Park for landscaped compound living.
Project formats and infrastructure commonly include clubhouse, international schools, on-site medical clinics, malls and secure parking; completion levels vary from ready-to-move-in units to shell-and-core with fitted kitchens depending on the developer and price band. Payment and delivery options differ:

• Developer features: down payments 10–30%, staggered installments over 3–7 years, finishing levels from turnkey to semi-finished.
• Infrastructure: many projects include private utilities, central parks and controlled access to increase rentalability and resale value.
  Buyers should prioritise developers with solid track records and registered completion guarantees to reduce delivery and legal risk when purchasing a flat in Cairo.

🏦 Mortgage and developer installment plans for flat in Cairo

Mortgages for foreign buyers in Egypt exist but are more restrictive than for nationals: banks typically require down payments of 20–40% for eligible foreign applicants and offer terms typically up to 10–15 years, subject to income verification and credit checks. Major banks active in housing finance include Commercial International Bank (CIB), National Bank of Egypt (NBE), Banque Misr and international banks such as HSBC Egypt, with rates that vary by currency and risk profile.
Developer installment plans are a key market feature: many reputable developers provide interest-free or low-interest payment plans ranging from 3 to 7 years, with promotional options extending up to 10 years for selected projects in New Cairo or the New Administrative Capital, which makes buy flat in Cairo with installment plan popular among domestic and regional buyers.
Typical financing snapshot:

• Mortgage for flat in Egypt for foreigners: 20–40% down, 10–15 year terms, variable rates depending on bank policy.
• Developer installment plan for flat in Cairo: 0–8% effective interest in many promotions, installments 3–7 years, flexible milestones tied to construction stages.
  Buyers should evaluate total cost including interest, service charges and required guarantees before choosing either financing route.

📝 Step-by-step legal process to buy flat in Cairo

First step is selection: view title deeds (tabu or “milk” for the New Administrative Capital), verify developer records and confirm utilities access and building permits; reputable agents will provide full documentation before reservation. Second step is reservation and contract: standard practice is to sign a reservation agreement and pay a deposit (usually 5–15%) followed by a detailed sales contract outlining payment schedule, delivery timeline and penalties.
Third step is due diligence and registration: legal checks include confirming that the seller holds a clean title, checking for mortgages or liens and ensuring the property is not agricultural land; registration requires a notarized sale contract and transfer at the Real Estate Publicity Department, with transfer fees commonly around 2% plus registration costs. Fourth step is handover and follow-up: final payment, issuance of a transfer deed and, if applicable, registration of mortgage documents with the bank.
Mandatory and common costs include:

• Reservation deposit and staged developer payments.
• Notary and registration fees typically 1–3% of the transaction value.
• Agency or legal fees depending on service level.
  Timelines vary from immediate handover in resale deals to multi-year schedules for off-plan purchases; using a local lawyer and a licensed real estate broker reduces procedural risk.

🔍 Legal rights and taxation for owners of flat in Cairo

Foreigners are legally permitted to purchase residential apartments and urban properties in Egypt, with restrictions primarily aimed at agricultural land and properties linked to national security; foreign ownership is commonplace in Cairo’s urban and satellite developments. Title registration with the Real Estate Publicity Department is mandatory to secure ownership; possession and title transfer must be notarized and entered into the registry to be fully enforceable.
Taxes and fees relevant to flat in Cairo include transfer taxes and registration fees, VAT or stamp taxes on new developments depending on whether the developer is VAT registered, and income tax on rental proceeds taxed under personal or corporate tax regimes. Expect corporate tax at 22.5% for corporate owners; individual rental income is subject to progressive income tax—buyers should consult a tax adviser for exact calculations and exemptions.
Residence and citizenship rules are important: buying a flat in Cairo does not automatically grant a residence permit or citizenship; Egypt does not have a straightforward citizenship-by-investment scheme tied solely to real estate purchases, and residence permits require separate application routes such as employment, family reunification or investment that meets specific criteria.

🏡 Best uses for buying flat in Cairo: living, rental and investment

Buying a flat in Cairo suits multiple purposes: primary residence for families choosing New Cairo or Maadi for schools and comfort; relocation and second-home buyers favour leafy districts and well-served compounds for quality of life and international school access. Short-term rental and STR models work well in central tourist and business areas — Zamalek, Garden City, downtown and near Cairo International Airport — where occupancy rates are supported by tourism and corporate travel.
Investment buyers focusing on yield should target 6th of October, Nasr City and certain New Cairo locales where rents and purchase prices offer rental yield of flat in Cairo ranging typically from 4–8%, depending on management, building quality and tenant mix. Buy-and-hold strategies work with professional property management to optimise occupancy and ROI on flat in Cairo, while value-add renovations can accelerate resale gains in central precincts.
Use-case matching examples:

• Relocation families: New Cairo, Fifth Settlement, Maadi — larger 2–4BR flats, proximity to schools.
• Buy-to-let investors: Nasr City, 6th of October, New Cairo — competitive yields and tenant demand.
• Premium buyers: Zamalek, Garden City, Uptown — prestige, lower yield but higher capital preservation.

Cairo’s flat market blends legacy neighborhoods with large-scale master developments and government-led infrastructure, so buyers who align budget, financing and intended use can access everything from compact city flats to spacious family units in gated compounds; careful selection of district, developer and financing structure determines both immediate lifestyle fit and long-term liquidity of the investment in flat in Cairo.