Research on Egyptian residential real estate market for foreigners in 2025

Research on Egyptian residential real estate market for foreigners in 2025

14 September , 2025

Experts Club, in collaboration with Relocation.com.ua, analyzed the current price situation in the Egyptian housing market for foreigners. Foreign citizens have the right to purchase up to two residential properties (with an area of no more than 4,000 m² each) provided that they are registered and paid for in foreign currency received from abroad. Transactions are possible in Cairo, on the Mediterranean and Red Sea coasts, excluding border areas and cultural heritage sites. From 2024, investors will have easier access to purchasing land for projects, and for investments over $300,000, a residence permit program will be available.

There are no official statistics for the top 10 countries, but industry reports and real estate agencies highlight the leading buyers:

1) Gulf countries (Saudi Arabia, UAE, Kuwait, Qatar) — the largest buyers in Cairo, on the north coast, and in new areas.

2) Russia, Germany, Great Britain, Italy, Poland, and the Czech Republic — traditionally strong in Red Sea resorts (Hurghada, Sharm el-Sheikh).

3) Ukraine is a notable buyer segment on the Red Sea, especially in Hurghada. Ukrainians began actively purchasing apartments back in the 2010s, and after 2022, demand increased: some families consider Egypt as an alternative for long-term residence and education for their children, as well as a “second base” close to Ukraine. Local developers note that the share of Ukrainian clients has remained stable in the top five European buyers on the Red Sea.

Thus, according to aggregate estimates, the top buyers of housing in Egypt today are groups of Persian Gulf countries + Russians, Germans, British, Ukrainians, and Italians.

Prices vary significantly across regions this year, with Experts Club highlighting the following features:

New Cairo / El Sheikh Zayed / New Zayed / 6th of October: from 47,500 to 260,000 EGP/m² depending on the project; average values of 90,000–115,000 EGP/m².
Hurghada (Red Sea): mass segment apartments — 10,000–18,000 EGP/m².

In 2025, prices rose by an average of 20–30% year-on-year in nominal terms due to the devaluation of the pound and the increase in the cost of building materials, but the real dynamics depend on the currency of settlement. Overall, prices in euros or dollars have risen by about 9% over the past 12 months.

Features for Ukrainian buyers

Demand for affordable seaside housing: 40-70 m² apartments in Hurghada are often purchased as an alternative to long-term rentals.
Safety and climate factors: Egypt remains popular with families with children and elderly parents due to its mild winters and affordable medical services.
Rental model: some Ukrainians consider apartments in Hurghada and Sharm as an investment for daily rentals to tourists.
Prospect of a residence permit: wealthier investors use the $300,000 threshold to obtain residency, although the majority of Ukrainian buyers focus on the budget segment.

The Egyptian housing market for foreigners is divided into two key areas: Cairo and new cities (interest from GCC investors) and the Red Sea (Europeans, including a significant proportion of Ukrainians). For Ukraine, this market has become particularly important in recent years as an alternative location for long-term residence and as a tool for preserving capital in hard currency.

As of September 14, 2025, the exchange rate of the Egyptian pound (EGP) to the US dollar is approximately 48.15 EGP per 1 USD.

The full version of the Egyptian residential real estate market research is available to Experts Club clients.