Cairo real estate market — prices, rental yield and trend

• Average price: $797 / m²
• Gross rental yield: 6.53%
• Net rental yield: 5.85%
• Transaction cost: 11.5%
• Price basis: local-market average

Residential property in Cairo averages $797 per square metre. That makes it the 233rd most expensive of the 236 markets in the set.

What a buyer pays in Cairo

The $797 figure is a local-market average across all residential property types: a flat in a prime district sits well above it, an older unit on the edge of the market well below. Buying costs — transfer tax or stamp duty, notary, registration and agency — come to about 11.5% of the price here. On a 100 m² apartment at the average price that is roughly $9,166 on top of the $79,700 purchase price. That is above the 10.3% median across the set — the entry cost is part of the investment case here. Against the Egypt national average of $734, Cairo carries a 8.6% premium — the gap between this market and the country as a whole. Among the other Egypt markets we track, Hurghada at $536 is 48.6% cheaper.

What it earns

A square metre lets for about $4.3 a month. Against a purchase price of $797 per square metre that is 6.5% gross, before tax. Both figures come from the same source and the same period, so you can check the arithmetic yourself. It ranks 54th of 269 markets by gross yield. Rental income is taxed at 8.8–12% — the rate is not a single number here. That is the difference between 5.8% and 6% net on the same property. The 5.9% net figure we publish uses 10.4%.

How the tax works. Progressive: for a civil-law residential lease a 50% lump-sum expense deduction applies (Income Tax Law 91/2005 art. 39), then the art. 8 scale as amended by Law 7/2024; non-residents do not get the EGP 20,000 personal exemption. That gives 9–12% across typical rent levels, and the upper point sits close to a bracket edge, so it is sensitive to the pound. The 2008 real-estate tax is a separate local property tax and is not included. Source: PwC Egypt.

Who can buy in Cairo

Up to 2 properties, with size and zone limits. That is the rule a foreign buyer meets first, not legal advice — check the current position locally before you commit.

How this figure is built

The price figure for Cairo is built from asking prices from listings. It was last refreshed on 2026-10-17. We rate our confidence in this market’s data low — treat the figures as indicative and check them before acting. We recompute every market the same way, which is what lets Cairo be compared with a country average or another city.

Sources: Numbeo city page · numbeo.com. Snapshot: 2026-10-17.