Where to Buy Property in Egypt: A Guide for Foreign Buyers

Egyptian real estate continues to enjoy steady demand from foreign buyers, as confirmed by industry research. According to Knight Frank, 17% of surveyed foreign buyers plan to purchase residential property in Egypt in 2026. Another 20% are considering a purchase within the next two to three years.

Egypt is bordered by two seas, the Mediterranean Sea and the Red Sea, so its property market is not limited to a single resort or investment zone. Because of this diversity, foreign buyers do not always know where exactly it is best to buy property in Egypt.

In this article, we will look at where foreigners should buy property in Egypt depending on their goals and compare the key locations in the market.

Hurghada

Hurghada is the largest resort real estate market on the Red Sea for foreign buyers. Unlike smaller resort areas, it offers not only beaches and hotels, but also full urban infrastructure: an airport, supermarkets, clinics, schools, banks, restaurants, service companies, and districts with permanent residents.

In terms of prices, Hurghada offers one of the lowest entry thresholds among Egypt’s popular seaside locations. Studios of 30–40 m² are sold at approximately $300–900 per m². Two-bedroom apartments are more often priced in the range of $500–1200 per m².

Properties by budget:

• $30,000–50,000: studios and small apartments;
• $50,000–100,000: larger apartments;
• over $100,000: options closer to the sea and units in new complexes.

Rental demand in Hurghada is supported by tourism and air connectivity. Hurghada International Airport is one of Egypt’s key tourist airports. In the 2024/25 financial year, it handled around 10.5 million passengers, which is 22% more than a year earlier.

Main areas in Hurghada for property purchase:

According to market estimates, the gross rental yield for apartments in Hurghada ranges from 5.86% to 8.08% per year, with an average of around 7.29%. The actual yield of a specific property depends on the area, distance to the sea, the condition of the apartment, the availability of a swimming pool, the quality of the building, the property management company, seasonality, commissions, and maintenance costs.

For short-term rentals, studios and one-bedroom apartments perform best in areas with tourist traffic, beaches, cafés, shops, and a property management company. For personal use, one- and two-bedroom apartments are more convenient in areas with permanent infrastructure, including supermarkets, clinics, transport, and services.

El Gouna, Sahl Hasheesh, Makadi Bay, and Soma Bay

El Gouna is located on the Red Sea coast, about 30 minutes from Hurghada International Airport. The entry budget here is noticeably higher than in Hurghada:

• Small one-bedroom apartments start at approximately $120,000–150,000;
• Two-bedroom apartments in good areas often fall within the range of $220,000–400,000;
• Properties by the lagoon, near the marina, or with a large terrace may cost $400,000–700,000;
• Villas with a garden, swimming pool, lagoon view, or water access usually start from $500,000 and exceed $1 million in premium locations.

Rental rates in El Gouna are also higher than in Hurghada. Long-term rent for a one-bedroom apartment is approximately $600–900 per month. Family villas with a garden or lagoon location can be rented for $1500–3000 per month.

Sahl Hasheesh

Sahl Hasheesh is a resort area south of Hurghada. It is a quieter alternative to Hurghada for buyers who want property not in an urban district, but in a resort environment.

According to market data, the average price of apartments in Sahl Hasheesh is approximately $1700–2200 per m², depending on the sea view, quality of finishing, residential complex, and stage of completion.

In terms of property types, Sahl Hasheesh most often offers studios, one- and two-bedroom apartments, apartments with terraces, penthouses, and villas.

• Studios of 35–45 m² cost approximately $50,000–65,000;
• One-bedroom apartments of 55–75 m² cost around $75,000–110,000;
• Two-bedroom apartments of 90–120 m² are priced at approximately $120,000–160,000.

Makadi Bay

Makadi Bay has less urban infrastructure than Hurghada, but more hotels, beaches, and gated residential complexes. In terms of prices, it usually sits between mass-market Hurghada and more expensive premium locations.

In projects comparable to Makadi Heights, studios and one- to three-bedroom apartments often fall within the range of $40,000–90,000. Larger apartments, townhouses, and properties with better views exceed $100,000–150,000.

Soma Bay

Soma Bay is a more expensive and secluded resort format on a Red Sea peninsula. Its supply is more focused on higher-priced apartments, chalets, townhouses, and villas.

Two- and three-bedroom apartments and chalets are often priced at $1900–2800 per m². Villas of 200–350 m² in new projects may cost approximately $280,000–550,000. Townhouses and smaller houses often start at around $190,000–250,000, while properties with sea, golf course, or lagoon views are more expensive.

Sharm El Sheikh

Sharm El Sheikh is one of Egypt’s most recognizable resorts on the Red Sea. Apartments in the mass-market segment are usually priced at $1000 to $1500 per m². Properties in good complexes, close to the sea, with views, a swimming pool, services, and completed infrastructure often cost $1800 to $2800 per m².

Demand for real estate in Sharm El Sheikh is linked to the city’s tourism economy. Sharm El Sheikh Airport has increased its annual capacity from 7 million to 10 million passengers.

The key feature of Sharm El Sheikh for foreign buyers is its legal ownership model. The city is located in South Sinai, where foreign buyers usually use a long-term right of use for 50 to 99 years.

Main areas in Sharm El Sheikh for buying property:

For short-term rentals, studios and one-bedroom apartments in complexes with a swimming pool, security, services, a clear property management company, and convenient access to the beach or a tourist area are the best fit. Properties of 45 to 75 m² are easier to rent out to tourists than larger apartments because they offer a lower accommodation cost and suit couples, solo travelers, and small families.

Two-bedroom apartments of 90 to 130 m² are suitable for family holidays and longer stays. Such properties require a larger budget for purchase, furniture, maintenance, and repairs, but they can generate a higher rental rate during the high season.

Photo sourse: albatross-travel-egypt.com

Cairo, New Cairo, Sheikh Zayed, and the New Administrative Capital

The Cairo real estate market differs from the Red Sea resort locations. Here, buyers focus not on beaches and tourist rentals, but on stable demand from families, company employees, entrepreneurs, students, foreign professionals, diplomats, and local tenants with long-term rental contracts.

Main locations in Cairo for buying property:

New Cairo

New Cairo is one of the key markets for buying urban real estate in Egypt. The area is developing as an alternative to old Cairo, with wide roads, gated residential compounds, shopping malls, universities, schools, medical centers, and office zones.

The most sought-after areas in New Cairo are the Fifth Settlement, districts near the American University, major shopping malls, business streets, and gated residential compounds. Apartments in new projects are noticeably more expensive than the older housing stock in Cairo. The mass-market segment in compounds is often priced at $1000 to $2400 per m², while premium projects can exceed $3000 per m².

Sheikh Zayed

Sheikh Zayed is located west of Cairo and is one of the calmer urban locations within Greater Cairo. The area is oriented toward families and buyers looking for lower-density development, residential compounds, townhouses, villas, and access to infrastructure in the western part of the metropolitan area.

In terms of prices, Sheikh Zayed is comparable to strong districts in New Cairo, but it has a different demand profile. It offers more properties for family living, including villas, townhouses, and gated communities. Apartments are usually priced at $900 to $2200 per m².

New Administrative Capital

The New Administrative Capital has the longest investment horizon among Egypt’s urban locations. The city is being built east of Cairo and is designed for around 6.5 million residents and up to 2 million jobs. The project includes a government district, a business district, residential areas, parks, roads, commercial real estate, and office zones.

The residential market in the New Administrative Capital includes many projects that are either under construction or partially completed. Apartments in residential districts are often priced at $450 to $1100 per m². In stronger projects, closer to key infrastructure, business zones, and central districts, prices may reach $1200 to $1800 per m².

North Coast, New Alamein, and Ras El Hekma

The key locations on the North Coast are New Alamein, Ras El Hekma, Sidi Abdel Rahman, Marassi, Ghazala Bay, and selected projects along the Alexandria road.

Buyers here purchase chalets, apartments, townhouses, villas, and properties in gated resort communities. Unlike Hurghada, where it is possible to find a budget studio for $30,000 to $50,000, a quality seaside property on the North Coast usually requires a higher budget.

Main North Coast locations for buying property:

For summer holidays, buyers most often choose one- or two-bedroom chalets of 70 to 130 m². This format is easier to maintain, easier to rent out during the season, and easier to resell than a large villa. In strong projects, the key factors are proximity to the beach, views, completed infrastructure, quality of management, swimming pools, restaurants, security, parking, and services for family holidays.

For long-term capital growth, buyers more often consider New Alamein and Ras El Hekma. In these locations, the investment case is based on infrastructure development, population growth, the arrival of hotels and commercial facilities, and the increasing recognition of the area. Such a property does not always generate immediate rental income right after purchase, especially if the project is at an early stage.

The main difference between the North Coast and the Red Sea is seasonality. On the Red Sea, tourist demand is distributed more evenly throughout the year. On the Mediterranean coast, the peak falls in the summer months, especially June, July, August, and early September. During the high season, rental rates can be high, but annual occupancy depends on how well the project can attract tenants outside the summer months.

Comparison of Investment Locations in Egypt

Egypt’s real estate market can be divided into three major groups: Red Sea resorts, urban districts of Greater Cairo, and projects on the Mediterranean coast. Each group has different prices, tenant profiles, seasonality, and payback periods.

Red Sea resorts generate demand for holidays and short-term rentals. Cairo, New Cairo, and Sheikh Zayed are driven by long-term urban rental demand. The North Coast, New Alamein, and Ras El Hekma are more closely linked to capital growth, the summer season, and the development of new projects.

Hurghada offers the lowest entry point among Egypt’s popular locations. In the city, buyers can find studios and small apartments within a budget of $30,000 to $50,000. In Sharm El Sheikh, a similar property more often requires $80,000 to $130,000, if it is located in a complex with tourism potential. In El Gouna, the minimum entry point for a quality property starts at approximately $120,000 to $150,000, while a more realistic budget for a proper choice of options is $180,000 to $250,000.