House in Cairo

Across Greater Cairo asking prices typically range about $400–$1,500 per sqm on average; prime central neighborhoods often command $1,200–$3,000+/sqm while outer satellite cities are often $400–$900/sqm. Typical transaction closing time is 1–3 months for straightforward sales; complicated deals or foreign approvals can take 3–6 months.

Foreigners can buy property in Cairo, but purchase alone does not automatically grant residency or citizenship. Property ownership may support visa or investor permit applications, yet residency approvals depend on separate immigration rules; expect permit processing from a few weeks to several months and citizenship paths require additional long-term investment and legal procedures.

Gross rental yields in Cairo typically range 4–8%: prime central areas often 3–5% while emerging suburbs and satellite cities can reach 6–9%. Short-term furnished rentals may boost income but increase management needs. Typical lease terms are 1 year; expect 6–12 months to stabilize occupancy after purchase in a new area.

Local banks offer mortgages with typical down payments 20–40% and loan terms up to 20 years; foreign buyers usually need larger down payments (30–50%) and additional documentation. Loan approval and valuation usually take 2–8 weeks. Most retail mortgages are issued in EGP, so currency risk is a factor for foreign-currency earners.

Budget around 2–5% of the sale price for transfer and registration fees, plus notary/title checks of 0.5–1% and agent commission commonly 1–3%. New properties may carry VAT on certain units. Annual property tax for residential units is generally modest. Closing and paperwork typically complete in 1–3 months.

For capital preservation, central established districts in Cairo (high-demand neighborhoods) and stable new suburbs with strong infrastructure (New Cairo, selected satellite towns) are preferred. These areas show steady demand, lower volatility, and easier resale; expect holding horizons of 5–15 years for conservative capital protection.

Resale liquidity varies: prime central Cairo homes often sell within 1–6 months; properties in outer suburbs or niche developments may take 6–18 months. Liquidity depends on price competitiveness, condition, and market cycle. Proper pricing and clear title speed sales significantly.

Expect one-time relocation costs (shipping, deposits) of several hundred to a few thousand USD depending on scale. Monthly living costs excluding rent commonly range $300–$600 for a single person. Rent for a 1BR in central Cairo usually runs $300–$700/month; suburbs can be $150–$400/month. Budget 1–3 months to settle paperwork and utilities.

Cairo offers international schools (tuition typically $3,000–$12,000/year), private hospitals with international standards, and expanding public transport including metro lines. School enrollment or getting appointments can take 1–6 months. Proximity to good schools and hospitals is a major factor when choosing a house in Cairo.

Major projects around Cairo—metro extensions, new business districts, road upgrades and regional developments—are driving value in connected neighborhoods. These projects unfold over multi-year timelines (5–15 years) and typically lift demand and prices in nearby districts, improving long-term investment prospects for houses located close to new transit and commercial hubs.