Investment property in Egypt: what to buy and what it costs
Apartments, a townhouse and a villa for sale in Hurghada, Sahl Hasheesh, El Gouna, Makadi and New Cairo with minimum prices, yields, taxes, residence and citizenship.
Egypt is the cheapest entry to resort property among the countries of this section: in Hurghada a square metre in a typical residential complex costs about $1,000 and from $1,800 on the seafront, and a furnished studio by the pool costs $21,000. A home from $50,000 gives a 1-year residence permit, from $100,000 a 3-year one, from $200,000 a 5-year one, and a purchase from $300,000 opens the way to citizenship. The Egyptian pound has lost more than two thirds of its value against the dollar since early 2022, so prices are compared in dollars.
Below are seven properties for sale now, from $21,000 to $327,000: studios and apartments in Hurghada, Sahl Hasheesh and El Gouna, a townhouse in New Cairo and a villa in Makadi, prices, yields, taxes and the residence and citizenship terms. A manager will confirm what is for sale today and the exact price.
The market in brief
Prices and rules as of 2026.
What properties investors buy in Egypt
Seven properties for sale in Egypt now, from $21,000 to $327,000: Hurghada, Sahl Hasheesh, El Gouna and Makadi on the Red Sea and New Cairo. The price, area, floor and condition are the seller's; a manager will send the documents, floor plans and similar options to the chat.
A furnished pool-level studio in a resort complex by the beach
$21,000
A 33 m² pool-level studio with a garden view, furnished and with a modern finish, in a resort complex by the beach in the Al Ahyaa district. The complex has a pool, a gym, a spa, a sauna, a restaurant, a mini-market and security. El Gouna is 5 km away and the airport 20 minutes. Every 5 years the owner pays a maintenance fee of 8% of the price. It is the cheapest entry to a home by the sea among the countries of this section.
A new furnished one-bedroom apartment in a complex with a water park
$52,000
A new 58 m² one-bedroom apartment, furnished and with a pool view, in a completed complex of 315 apartments. The complex has three pools and a water park, a gym, a spa, a supermarket, security and a management company. A hospital, the new Hurghada museum and the airport road are nearby. Such apartments in the complex rent for $470 (25,000 pounds) a month on average, about 10.8% a year.
A studio with a roof terrace by the sea for a 1-year residence permit
$54,000
A 50 m² top-floor studio with its own 25 m² roof terrace and a pool view, in the Sahl Hasheesh resort by the sea with beaches, a promenade and cafés. The price is above $50,000, so the purchase gives a 1-year residence permit, renewed while the studio is owned. The money for a residence purchase comes from abroad in foreign currency through an Egyptian bank.
A furnished two-bedroom ground-floor apartment in central El Gouna
$102,000
A 100 m² ground-floor apartment in the Al Bustan area, in central El Gouna: two bedrooms, a living room and a kitchen, sold furnished. The stadium and supermarkets are nearby. El Gouna is a resort town on lagoons north of Hurghada, with marinas, schools, a hospital and life all year round, so homes here are bought both for holidays and for relocation.
A beachfront two-bedroom apartment with a private beach for a 3-year residence permit
$125,000
A 100 m² apartment on the 4th floor of a beachfront residential complex in Sahl Hasheesh: two bedrooms, a living room, a balcony, furniture and appliances. The complex has its own beach, a rooftop pool, restaurants, a concierge and security, with the pier and the old town nearby. Maintenance fees are $2,080 (€1,850) a year. The price is above $100,000, so the purchase gives a 3-year residence permit.
A 176 m² townhouse with a garden in New Cairo for a 5-year residence permit
$214,000
A 176 m² two-storey townhouse with a roof in a gated community in the Fifth Settlement: a 143 m² plot, a 70 m² garden, four bedrooms and a fifth on the roof, space for a lift. Handed over in September 2026, with maintenance and membership of the community club included in the price. 90th Street and the American University are nearby. The price is above $200,000, so the purchase gives a 5-year residence permit.
A sea-view villa with a pool above Makadi Bay for citizenship
$327,000
A 300 m² villa in a hillside community above Makadi Bay south of Hurghada: three en-suite bedrooms, four bathrooms, a kitchen, its own pool and garden and a sea view. The price is above $300,000, so the purchase opens the way to Egyptian citizenship: the property is held for at least 5 years and the fee is about $10,000 on application. The money comes from abroad in foreign currency through an Egyptian bank.
The price is the seller's price in 2026, in dollars rounded up to the thousand, in Egyptian pounds in brackets. Each property costs no more than the lowest price of similar properties in the district plus 10%, and the residence and citizenship properties are not below the required threshold. The monthly rent is the average of long-term rental listings for similar apartments in the complex. We check the cards monthly and replace a sold property with one of the same type and price.
How much an apartment costs in Egypt in 2026
Resort homes in Egypt are sold in pounds and in dollars, and prices are compared in dollars: the pound has lost more than two thirds of its value against the dollar since early 2022. In Hurghada a square metre in a typical residential complex costs about $1,000 and from $1,800 on the seafront; the apartments in the cards in El Gouna and Sahl Hasheesh cost about $1,000-1,250 per square metre. New buildings are sold in instalments, and a listing often shows only the first payment, so the price is checked against the contract.
| Where | Per m² | 60 m² apartment |
|---|---|---|
| Hurghada, typical residential complex | ~$1,000 | ~$60,000 |
| Hurghada, seafront | from $1,800 | from $108,000 |
| El Gouna and Sahl Hasheesh, apartments in the cards | ~$1,000-1,250 | ~$60,000-75,000 |
Data for 2026: asking prices, dollars rounded up.
What yield renting out gives
The gross yield from long-term rent in Cairo is about 8.3% a year before tax. The new one-bedroom apartment in the complex with a water park in Hurghada from the cards rents at about 10.8%: resort homes are rented for the season and the winter, and the entry price is low. Rent in Egypt is paid in pounds, so the income in dollars depends on the exchange rate.
| Tax and rule | Amount |
|---|---|
| Annual property tax | 10% of the estimated annual rental value after a 30% deduction |
| Tax on sale | 2.5% of the deal price, paid by the seller |
| Time before resale | no earlier than 5 years after the purchase |
Data for 2026: the yield is the Cairo average; countries are compared in the rental yield table.
Tax on rent from a property in Egypt is paid in Egypt, whether or not the owner lives there. Rates and examples are on the page taxes in Egypt.
What costs to add to the property price
| Payment | Amount |
|---|---|
| Title registration fee | on the tariff of the real estate registration office |
| Legal due diligence and translation of the contract into Arabic | on the lawyer's tariff |
| Complex maintenance fees | under the contract: 8% of the price every 5 years or $2,080 (€1,850) a year for the properties in the cards |
| Citizenship programme fee | ~$10,000 on application, non-refundable |
Data for 2026. Egypt has no separate purchase tax, and on a sale the seller pays 2.5% of the price. The money for a residence or citizenship purchase is transferred from abroad in foreign currency through an Egyptian bank, and the bank issues a confirmation of the transfer. A manager calculates the total for a specific property.
In Egypt the property's registration is checked before the deposit
Mistakes cost more than the tax: an apartment under a contract not recorded in the registry, which gives neither full title nor residence, a new building where the listing price is only the first payment, a payment not from abroad that will not count for the status, debts on complex maintenance fees. Murblz support removes these risks: we find a property for the budget and goal, check the registration, the land and the developer, take the deal through to title registration and prepare the residence or citizenship documents.
The cost of support depends on the purchase budget and the goal - investment, residence or citizenship; the manager will calculate it in the chat.
Does buying give a residence permit
Yes, both a residence permit and a path to citizenship. A home from $50,000 gives a 1-year residence permit, from $100,000 a 3-year one, from $200,000 a 5-year one; the status is renewed while the property is owned. A purchase from $300,000 gives the right to apply for Egyptian citizenship by investment: the property is held for at least 5 years and the fee is about $10,000. The studio in Sahl Hasheesh, the beachfront apartment, the townhouse in New Cairo and the villa in Makadi from the cards meet the thresholds, and a manager will send other properties to the chat.
For the status the money is transferred from abroad in foreign currency through an Egyptian bank, and the property must be registered with the real estate registration office: a large share of homes is sold under contracts not recorded in the registry, and such a contract does not work for residence. A foreigner can own residential properties of up to 4,000 m² each and sell them no earlier than 5 years later, and on the Sinai Peninsula, including Sharm El Sheikh, a foreigner gets only a right of use. More on the page Egyptian citizenship.
How we find a property
- Budget and goal: investment, a home by the sea, a residence permit or citizenship. The manager clarifies the city and how you will pay.
- A selection of real properties: apartments, townhouses and villas with the seller's price, floor area and a yield calculation.
- Checks: registration of the property and the seller's title, land status, developer permits, restrictions for foreigners and fee debts.
- A remote deal by power of attorney: the contract in Arabic, payment through an Egyptian bank, title registration and the residence or citizenship documents.
The manager sends the selection to the chat, with sellers' prices on the date of the selection.
Options in other countries
Investment property in other countries:
- Investment property in Turkey: what to buy and what it costs
- Investment property in the UAE: what to buy in Dubai and what it costs
- Investment property in Serbia: what to buy and what it costs
- Investment property in Brazil: what to buy and what it costs
- Investment property in Georgia: what to buy and what it costs
- Investment property in Spain: what to buy and what it costs
- Investment property in Italy: what to buy and what it costs
- Investment property in Bulgaria: what to buy and what it costs
- Investment property in Cyprus: what to buy and what it costs
- Investment property in Montenegro: what to buy and what it costs
- Investment property in Greece: what to buy and what it costs
- Investment property in Thailand: what to buy and what it costs
- Investment property in Bali: what to buy and what it costs
- Investment property in Paraguay: what to buy and what it costs
- Investment property in Portugal: what to buy and what it costs
- Investment property in Panama: what to buy and what it costs
More on buying in this country:
- Property in Egypt for foreigners: rules, taxes and the deal
- How to buy an apartment in Egypt
- Egypt citizenship by investment
- Taxes in Egypt
- Hurghada: what to see and whether to move there
- Cairo: what to see and whether to move there
All countries and budgets compared - on the page Investment property abroad.
FAQ
How much does an apartment in Egypt cost in 2026?
Can foreigners buy property in Egypt?
Does buying property give a residence permit in Egypt?
Does property in Egypt give citizenship?
What yield does letting an apartment in Egypt give?
What taxes apply when buying property in Egypt?
Where to buy an apartment for investment in Egypt?
Can you buy property in Egypt remotely?
Don’t want to figure this out alone?
We handle the whole process end to end: we shortlist properties for your goal, run legal checks and support the deal through to registration. Ask your question in the chat: the free consultation starts right here. Legal representation before authorities and courts is handled by Murblz specialists together with locally licensed partners.
The Murblz consultant replies straight away in the chat on this page. Describe your situation and we will work it out together.
Free consultation