Buyer's guide — 2026
Apartments for Sale in Cairo
An independent guide to buying an apartment in Cairo — covering New Cairo, Sheikh Zayed, the New Administrative Capital, Maadi and Zamalek. Curated by Property Key for expats, returning Egyptians, and international investors.
Why buy an apartment in Cairo in 2026
Cairo's residential market has compounded at 12–22% per year over the past five years, driven by population growth, currency repricing of hard assets, and major infrastructure roll-outs (monorail, regional ring road, the New Administrative Capital). For dollar-denominated buyers, entry prices remain a fraction of comparable Gulf or Mediterranean markets.
Most new launches are sold off-plan with 8–10 year payment plans, 5–10% down, and zero interest — effectively a long-dated, leveraged position on Cairo real estate. Finished resale units in Maadi, Zamalek and the Fifth Settlement give immediate possession and rental income, typically denominated in EGP but increasingly transacted in foreign currency.
By area
Top areas for foreign buyers
Tap into the area for full pricing, compounds, and unit availability.
القاهرة الجديدة
Gated compounds, international schools, and the strongest expat rental yields in Cairo.
التجمع الخامس
The premium core of New Cairo — Mivida, Katameya Heights, Eastown and Cairo Festival City.
الشيخ زايد
Family-oriented west Cairo. Quiet streets, top schools, easy access to the Sphinx airport.
العاصمة الإدارية
Lowest entry prices, longest payment plans, strongest off-plan upside on handover.
السادس من أكتوبر
6th of October — affordable mid-market alternative to Sheikh Zayed with major developer presence.
المعادي
Leafy, walkable, and the historic home of Cairo's expat community. Best for finished resale.
مصر الجديدة
Classic east Cairo with refurbished apartments minutes from the international airport.
الزمالك
Cairo's most prestigious island address. Boutique buildings, Nile views, scarce inventory.
Off-plan launches
New developments
Best price per m², longest payment plans, and the highest capital upside on handover (typically 24–48 months). Trade-off: you wait for delivery and bear developer risk — stick to top-tier names (Emaar, Palm Hills, SODIC, Hyde Park, Mountain View, Tatweer Misr).
Resale
Ready apartments
Immediate possession, rental income from day one, and visible build quality. Common in Maadi, Zamalek, Heliopolis, and delivered phases of New Cairo. Full payment is required at contract; expect a 5–10% premium over original launch pricing.
Buying as a non-Egyptian — the process
1. Define brief and budget
Area, unit size, finished vs off-plan, payment-plan length, target rental yield. We benchmark against current launches and resale comparables.
2. Shortlist & site visits
We arrange visits (or video walk-throughs) for 3–5 shortlisted units across our developer network of 200+ projects in Greater Cairo.
3. Reservation & preliminary contract
Reservation deposit (typically EGP 50K–100K), followed by the preliminary contract and the agreed down payment. Foreign currency transfers should go through your Egyptian bank for future repatriation.
4. Registration
Final registration at the Real Estate Publicity Department after handover. A local lawyer (we introduce one) can act on a power of attorney if you're not in Egypt.
How Property Key helps
We're an independent buyer's advisory — not tied to a single developer. Our fee structure is transparent and the recommendation always reflects the unit that fits your brief, not the one paying the highest commission. We cover the entire Greater Cairo market, including off-market resale and pre-launch allocations from the top developers.
Frequently asked
Questions before you buy
Can foreigners buy apartments in Cairo?
Yes. Non-Egyptians can own up to two residential units (max 4,000 m² each) under Law 230/1996, with no restriction on resale after five years. Compounds in New Cairo, Sheikh Zayed and the New Administrative Capital are the most common choice for expat buyers.
What is the minimum price for an apartment in Cairo in 2026?
Entry-level apartments in the New Administrative Capital start around EGP 4M (≈ USD 80K) for a 130 m² unit on a 10-year payment plan. Mid-market compounds in New Cairo and Sheikh Zayed start at EGP 7–9M. Premium units in Zamalek or finished resale in Maadi typically begin at EGP 12M+.
Which is the best area to invest in?
For rental yield and capital appreciation, New Cairo (Fifth Settlement) leads with 7–9% net yields on furnished units. The New Administrative Capital offers the strongest off-plan upside (20–30% on handover). Maadi and Zamalek are preferred for stable long-term value and expat tenant demand.
What payment plans are available?
Most developers offer 8–10 year installment plans with 5–10% down payment, no interest, and discounts of 30–40% for cash. Some launch projects offer 12-year plans on flagship phases. Resale units require full payment at contract.
What documents do I need as a non-Egyptian buyer?
A valid passport, proof of address abroad, and bank transfer confirmation in foreign currency (recommended for resale repatriation). After the preliminary contract, the unit is registered at the Real Estate Publicity Department; a power of attorney to a local lawyer simplifies the process if you're not in Egypt.
What rental yield can I expect?
Long-term residential leases in New Cairo and Sheikh Zayed yield 6–8% gross annually. Furnished units serving the expat and executive market in Maadi, Zamalek and New Cairo reach 8–10%. Short-term rentals are restricted in most gated compounds.
Start your search
Let's find the right apartment
Independent advisory, no developer kickbacks, and access to 200+ projects across Greater Cairo.