Egypt real estate market — prices, rental yield and trend

• Average price: $734 / m²
• Gross rental yield: 4.87%
• 12-month price change (USD): -12.5%
• Net rental yield: 4.37%
• Transaction cost: 11.5%
• Bubble-risk band: moderate
• Price basis: national average

Egypt is among the markets that have given ground: $734 per square metre on average, -12.5% in dollar terms over twelve months. That makes it the 263rd most expensive of the 264 markets in the set.

What a buyer pays in Egypt

The $734 figure is a national average across all residential property types, which flattens a wide spread — the capital typically runs far above it and small towns far 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 $8,441 on top of the $73,400 purchase price. That is above the 9.5% median across the set — the entry cost is part of the investment case here. Of that, the transfer tax alone is 0%; the rest is notary, registration and agency fees. Inside Egypt we track 2 local markets separately: Cairo at $797 (8.6% above the national figure) down to Hurghada at $536.

What it earns

A square metre lets for about $3.0 a month. Against a purchase price of $734 per square metre that is 4.9% gross, before tax. Both figures come from the same source and the same period, so you can check the arithmetic yourself. It ranks 164th of 311 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 4.3% and 4.4% net on the same property. The 4.4% net figure we publish uses 10.4%. On the way out there is a third tax: a non-resident seller pays 2.5% on the gain.

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.

How stretched the price looks in Egypt

Glopra’s bubble-risk score for Egypt is 26 out of 100 — moderate risk. Of the 65 markets scored, 61 read higher. This is a simplified reading: fewer than three index components are available for this market, so treat it as indicative rather than comparable with fully scored markets.

Who can buy in Egypt

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 Egypt is built from asking prices from listings. It was last refreshed on 2026-11-05. 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; a figure that fails our checks is suppressed, not guessed.

Sources: globalpropertyguide.com · numbeo.com. Snapshot: 2026-11-05.