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Luxury Real Estate · Egypt

Egypt Luxury Real Estate Investment: The North Coast, Red Sea and Cairo

Egypt Luxury Real Estate investment is drawing global attention to the North Coast, where Ras El Hekma and new resort towns are rising beside the Mediterranean, and to Red Sea and New Cairo communities where foreigners can buy a home and gain residency.

Updated

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At a glance

Egypt Luxury Real Estate at a glance

Foreign ownership
Generally up to two residential homes for personal use
Residency
Property from about $50,000 (1 year), $100,000 (3 years) or $200,000 (5 years)
Citizenship route
Property from $300,000, subject to conditions
Payment
Foreign buyers usually pay in US dollars
Currency
Egyptian pound

Why invest in Egypt

Egypt combines history, two seas and a very large domestic market. The North Coast between Alexandria and El Alamein has become a summer playground, and the Ras El Hekma development, backed by a landmark investment from Abu Dhabi, is turning it into a year-round destination. See our guide to El Alamein and the North Coast.

On the Red Sea, El Gouna and Soma Bay are mature resort towns, and in the capital New Cairo and Sheikh Zayed offer gated communities near the Grand Egyptian Museum and Cairo's luxury hotels.

A palm-lined promenade of arcaded resort buildings at Sahl Hasheesh on Egypt's Red Sea coast.
Photo: Marc Ryckaert · CC BY 3.0 · Wikimedia Commons

Who can buy property in Egypt

Foreigners may generally own up to two residential properties in Egypt for personal and family use, subject to size limits and registration rules. Special rules apply in some border and heritage areas and in Sinai, where foreigners usually hold long leases or usufruct rather than freehold. Agricultural land is reserved for Egyptians.

Most new homes are sold off-plan by large developers on long installment plans, and foreign buyers increasingly pay in US dollars.

Best areas to buy

Ras El Hekma and the North Coast

Mediterranean coast

White-sand beaches and new resort towns, with Ras El Hekma as the flagship.

New Alamein

North Coast

A new city with towers, a marina and a university, busiest in summer.

El Gouna

Red Sea

A lagoon town of villas, marinas and kitesurfing beaches with a strong international community.

Soma Bay

Red Sea

A peninsula with golf, diving and luxury resorts.

New Cairo and Sheikh Zayed

Greater Cairo

Gated villa compounds with clubs, schools and malls.

Leading developers

Modon Holding

The Abu Dhabi developer leading Ras El Hekma.

Emaar Misr

Developer of Marassi on the North Coast and Mivida and Uptown Cairo.

Orascom Development

Creator of El Gouna and Makadi Heights.

SODIC

Developer of large Cairo communities and North Coast resorts.

Palm Hills Developments

Builds villa compounds in Cairo and on the coast.

Talaat Moustafa Group

Developer of Madinaty and North Coast resorts, including branded projects.

Indicative prices and rental

Indicative prices and rental yields

SegmentApproximate priceIndicative gross yield
North Coast chalet or apartmentFrom about $150,000 to $600,000About 5% to 8%, seasonal
North Coast villaFrom about $500,000 to $3 millionAbout 4% to 7%, seasonal
New Cairo villaFrom about $300,000 to $2 millionAbout 5% to 7%
About these figuresIndicative US-dollar ranges based on developer launch prices and Egyptian market reports in 2025 and 2026. The pound has moved sharply in recent years, so dollar prices shift; North Coast rents are concentrated in summer.

Taxes and fees

ItemTypical cost
Registration and notary feesFixed and percentage fees; registration at the Real Estate Publicity Department
Capital gains on resaleA disposal tax of about 2.5% on the sale price is typically due from the seller
Agency commissionAbout 1.5% to 2.5%
Annual property taxA modest tax applies to higher-value homes

Residency and citizenship through

Residency and citizenship through Egyptian property

Egypt's residence by investment rules link permit length to property value: about $50,000 supports a one-year permit, about $100,000 a three-year permit and about $200,000 a five-year permit, renewable while you own the property. Separately, Egypt offers citizenship to buyers of property worth at least $300,000, subject to conditions; confirm the current rules before you buy.

See golden visas and residency by investment for comparison.

How an American buys property in Egypt

How an American buys property in Egypt, step by step

1. Pick a reputable developer

Buying from a listed or well-established developer reduces title risk.

2. Hire an Egyptian lawyer

Have the contract and the developer's land rights checked.

3. Reserve and pay in installments

Pay a deposit and follow the installment plan, often in US dollars.

4. Register ownership

Register the contract and, when possible, the final title.

5. Apply for residency

Apply for a residence permit based on your property's value.

For US taxpayersUS citizens are taxed on worldwide income, so rental income and gains abroad go on your US return, and foreign bank accounts above the reporting thresholds trigger FBAR and FATCA filings. Speak to a US tax adviser who knows cross-border property before you buy.

Questions

Questions about Egypt Luxury Real Estate

Can Americans buy property in Egypt?

Yes, generally up to two homes for personal use, with special rules in some areas.

What is Ras El Hekma?

A major new Mediterranean destination on the North Coast led by Abu Dhabi's Modon.

Does buying a home give residency?

Yes. Permits of several years are available depending on property value.

Can I pay in dollars?

Many developers accept or require US dollars from foreign buyers.

Talk to us

Talk to us about property in Egypt

TheMiddleEast.com works with leading developers, private brokers and advisers across the region. If you are weighing a home or an investment in Egypt, register interest and we will point you to vetted professionals, or write to inquire@TheMiddleEast.com or call +1-561-543-6625.

This guide is general information, not financial, legal or tax advice. Rules, fees and thresholds change; confirm every figure with the official authority and a licensed local lawyer before you commit funds.

Ultra-Luxury Tourism · Stay Here

Stay in Egypt

Many of the region's most significant buyers first arrive as guests. See Egypt at its finest: the hotels, resorts and experiences that make it worth owning a part of.

Ultra-Luxury Tourism & Ultra-Luxury Real Estate

Egypt TravelWhere to stay, what to see and how to get there.Cairo TravelWhere to stay, what to see and how to get there.El Alamein and Ras El Hekma ResortsWhere to stay, what to see and how to get there.El Gouna Red Sea Luxury ResortsWhere to stay, what to see and how to get there.

Three ways to buy

Visit First, Buy from Abroad or Invest as an Institution

Not every buyer arrives on holiday. Whichever way you buy, every buyer is pointed to a licensed Luxury Real Estate Agency or Developer in the Territory.

I. Visit first, then buy

Many buyers discover a place as guests, return to view homes in person and buy on a later visit. Our guides to resorts, flights and cities help plan the journey.

II. Buy without boarding a plane

Many international buyers own before they ever visit. They view homes and projects by video and virtual tour, work with a licensed agency, developer and lawyer, and sign and pay from home, often through a power of attorney where the law allows.

III. Invest as an institution

Funds, family offices and companies buy whole floors, buildings and portfolios. Tell us your mandate and we will point you to developers and agencies with the scale and investor relations to match.

Rules for foreign buyers differ by country and change over time; confirm them with a lawyer before you commit. Leading Luxury Real Estate law firms and lenders, country by country. Register your interest.

Thinking of buying? Tell us what you are looking for and we will point you to the right people.

Register interest

This page is general information to help you start your research. It is not financial, legal, tax or immigration advice. Rules, prices and thresholds change; confirm every detail with a licensed adviser and the official authority before you act.

Checked October 2026. Prices and dates are approximate and can change. See our standard.

Our Sister Site

Also across the Mediterranean

Many of the region’s leading agencies and developers also work across the Mediterranean, from Greece and Italy to the Riviera and Spain. Our sister site, TheMediterranean.com, has its own Founding Partner program, built the same way: three Agencies and three Developers in each Territory, and never more.

Looking for a home on the Mediterranean? TheMediterranean.com points you to its own Founding Partners.

Founding Partners at TheMediterranean.com ›