Alexandria City Guide
Egypt's Mediterranean capital and its second city, Alexandria pairs a 2,300-year cultural legacy with one of the country's most supply-constrained residential markets. Stretching along a 30-kilometre Corniche, the city blends established upmarket districts such as Smouha, Stanley, and Kafr Abdo with the major new-build catalyst of Sawary Alexandria and the expanding western suburbs. Unlike the seasonal North Coast resort belt, Alexandria functions as a deep, year-round residential market driven by long-term tenancy, a large domestic professional base, and a population projected to grow at roughly 5.1% CAGR through 2035. Nominal prices have moved sharply in the high-inflation Egyptian pound environment - the average apartment now sits near EGP 7,950 per square metre (about US$171), up around 5% year-on-year, while villa values rose far faster off a low base. Persistent undersupply relative to demand keeps upward pressure on prices across most neighbourhoods. For international and diaspora buyers, Alexandria offers gross apartment yields in the 4-6% range, hard-currency upside via the weak pound, and a more stable, end-user-led market than Egypt's tourism-driven coastal hotspots.
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More in Egypt
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Cairo
City guide
Cairo is Egypt's capital, the Arab world's largest city by population (~22 million in the greater metro), and one of the Middle East's most important historical, political and cultural centres. The market is currently being reshaped by the government's New Administrative Capital (NAC) project, the country's IMF-backed currency liberalisation, and a wave of post-2022 EGP devaluation that has created compelling foreign-currency entry points. Residential prices in prime districts (Zamalek, Maadi, Heliopolis, New Cairo, Sheikh Zayed) range from EGP 35,000-90,000 per square metre, with gross yields of 7-10% in USD-priced compound segments. The 2024 currency liberalisation (EGP devalued to ~50 per USD) made Egypt one of the cheapest major emerging markets globally on a USD-priced basis. International buyers face no restrictions and can purchase freehold property anywhere in the country. For international buyers, Cairo offers extreme value post-devaluation, very strong gross yields, a 100-million-strong population catchment, and zero foreign-ownership restrictions. The catch: EGP volatility is significant, transaction processes are bureaucratic, and political/macro risk is materially higher than Gulf markets.
Average priceEGP 35,000-90,000 (USD 700-1,800)Rental yield7.0-10.0% gross (city average 8.2%)
Giza City Guide
City guide
Giza sits on the west bank of the Nile across from Cairo, home to the Pyramids and Sphinx and, since November 2025, the Grand Egyptian Museum (GEM), the world's largest single-civilisation museum, which is projected to help draw more than 25 million tourists to the plateau in 2026. The governorate spans dense older districts such as Haram and Faisal and the planned satellite of 6th of October City, which together with New Cairo accounted for over 40% of Egypt's new residential development in 2024. Foreign buyers should weigh two hard constraints: Law No. 230 of 1996 caps non-Egyptians at two residential units (each up to 4,000 m2) with a five-year resale lock, and the Egyptian pound's sharp devaluation from March 2024 means headline EGP price growth of 60-150% in some Giza districts is largely inflation rather than real US-dollar gains. Gross residential yields are modest at roughly 5-8%, and policy rates of 27-30% keep local mortgage demand thin.
Average priceapprox. EGP 12,900-47,000/m2 (apartments, 6th of October City, 2025)Rental yield5-8% gross
Hurghada City Guide
City guide
Hurghada stretches along Egypt's Red Sea coast in the Red Sea Governorate and is the country's leading beach-resort property market, anchored by year-round sunshine, diving and a tourism sector that helped Egypt welcome nearly 19 million visitors in 2025. Resort communities such as Sahl Hasheesh and Makadi Bay sell predominantly to foreign buyers at US-dollar prices, where the same Law No. 230 of 1996 two-unit cap and five-year resale lock apply. The draw is the short-let economy: furnished resort apartments and beachfront units generate a realistic 6-8% gross annual yield, with well-managed Marina and Sahl Hasheesh stock occasionally cited toward 8-10% in peak season, though such figures should be treated as marketing-optimistic rather than guaranteed. Prices have risen 10-15% over the past year, and because foreign-resort transactions are largely dollar-denominated they are partly insulated from the EGP devaluation that distorts Cairo and Giza data.
Average priceapprox. USD 40,000-250,000 (resort apartments/villas)Rental yield6-8% gross (up to ~8-10% prime short-let, optimistic)
Sharm El Sheikh
City guide
Sharm El Sheikh is Egypt's premier Red Sea resort city, located on the southern tip of the Sinai Peninsula. The city has been one of the Mediterranean basin's most successful resort destinations for three decades, drawing 5-7 million annual visitors (pre-COVID levels now restored) and serving as a primary diving, beach, and conference destination. Residential prices in beach-adjacent compounds (Naama Bay, Hadaba, Nabq, Sharks Bay) range from EGP 30,000-65,000 per square metre (USD 600-1,300), with strong short-let / holiday rental yields of 8-12% gross when properly managed. The market is highly compound-driven -- foreign buyers almost exclusively purchase in serviced gated developments with pool, beach access, and rental management. For international buyers, Sharm offers cheap entry, strong short-let yields, zero foreign ownership restrictions, and exceptional Red Sea natural amenity. The catch: seasonality (winter peak, summer slow), heavy reliance on UK/Eastern European tour operators, and sporadic regional security headlines that can damage tourist arrivals.
Average priceEGP 30,000-65,000 (USD 600-1,300)Rental yield8.0-12.0% gross on short-let (city average 9.5% with active management)
Egypt country guide
Country guide