Buying Property in Egypt as a Foreigner (2025) — Golden Visa, NAC, North Coast
Table of contents
- What's the 2025 foreign-ownership rule?
- The Egypt golden visa — $200K, $300K, $400K tiers explained
- Best regions for foreigners: NAC, Sheikh Zayed, 5th Settlement, Sahel, Gouna
- Off-plan payment plans — 7-10 year, 5% down typical
- Top reputable developers
- Title verification — shahr akari + sajel
- Currency: should you price in EGP or USD?
- Repatriation of profits & rental income — CBE rules
- Real estate tax & capital gains
- Buying in Cairo vs Alexandria vs Hurghada vs Gouna
Foreigners can own freehold property in Egypt with three caps: (1) max 2 properties, (2) max 4,000 sqm, (3) not in militarily-restricted zones. Beyond that, 2025 demand is dominated by New Administrative Capital (NAC), North Coast Sahel, Madinaty, and 6 October City compounds.
What's the 2025 foreign-ownership rule?
Per Law No. 230 of 1996 (amended 2018):
- 2 properties max
- 4,000 sqm max total
- Outside restricted security zones
- Must reside in Egypt or hold a real estate permit
NAC exemption: New Administrative Capital permits unlimited foreign ownership as an investment incentive.
The Egypt golden visa — $200K, $300K, $400K tiers explained
| Tier | Property cost (USD) | Permit |
|---|---|---|
| 1 year | 50,000 | Residency |
| 3 years | 100,000 | Residency |
| 5 years | 200,000 | Permanent |
| Citizenship path | 250,000+ (non-refundable) | Egyptian citizenship in 6-12 months |
Best regions for foreigners: NAC, Sheikh Zayed, 5th Settlement, Sahel, Gouna
- NAC (New Capital) — government district, embassies, USD-priced contracts
- Sheikh Zayed — established western Cairo, schools, hospitals
- 5th Settlement (New Cairo) — premium eastern Cairo
- Sahel (North Coast) — summer second-homes; 100-day annual rentability
- El Gouna — Red Sea resort; year-round; foreign-buyer hub
- 6 October City — affordable mid-market
Off-plan payment plans — 7-10 year, 5% down typical
| Developer | Down | Plan | Major projects |
|---|---|---|---|
| TMG | 5-10% | 7-10 yr | Madinaty, Celia, Rehab |
| Sodic | 10-15% | 7 yr | EastTown, October Plaza |
| Palm Hills | 5-10% | 8 yr | Hacienda Bay, PH October |
| Ora Developers | 10-20% | 6-8 yr | Zed East, Zed West |
| Mountain View | 5-15% | 7 yr | iCity, October Park |
| Hassan Allam | 10% | 7-8 yr | Park View, Hap Town |
Top reputable developers
Same as above. Buy from listed developers only.
Title verification — shahr akari + sajel
The Shahr Akari (Real Estate Publicity Office) maintains the official register. A "sajel" (registered title) is the gold standard. Many older units only have notarised contracts — these are valid but harder to mortgage and slower to resell.
Currency: should you price in EGP or USD?
NAC contracts and most premium compounds price in USD despite Egyptian devaluation. Always insist on USD pricing for any contract over US$100k.
Repatriation of profits & rental income — CBE rules
- Funds originally remitted via the official banking channel can be freely repatriated
- Maintain bank receipts (transfer confirmations) and contract copies
- Use a CBE-licensed bank's "real estate account" for cleanest paper trail
Real estate tax & capital gains
- Annual real estate tax: 10% of estimated rental value, minus EGP 24,000 exemption
- Capital gains (foreigners): 2.5% of sale value (final tax, not on profit)
- Stamp duty: 2.5% of value
Buying in Cairo vs Alexandria vs Hurghada vs Gouna
- Cairo (NAC, Sheikh Zayed, 5th Settlement) — primary residency, year-round rent
- Alexandria — slower market, lower yields
- Hurghada/El Gouna — Red Sea, foreigner-dominated, holiday-let model
- Sahel — North Coast, summer-only, no year-round rent
Frequently asked questions
Can a foreigner own freehold in Egypt?
Yes — 2 properties max, 4,000 sqm max, outside restricted zones. NAC has separate unlimited-ownership rules.
Is the Egypt golden visa worth it?
For US$200k+ investors looking for permanent residency or a citizenship path — yes. For pure investment with no residency need, no.
Can I buy property in EGP and sell in USD?
Yes — most NAC contracts are dollar-denominated. Pay attention to FX clauses on resale.
What's the safest developer in Egypt?
TMG (Talaat Moustafa Group), Sodic, Palm Hills, Hassan Allam — all publicly-listed or established for 30+ years.
How do I repatriate USD profits from Egypt?
Through your CBE-licensed bank, using the same channel you remitted via originally. Maintain full documentation.
Are off-plan deposits refundable in Egypt?
Per the new Real Estate Regulator law (2020), reputable developers must refund deposits if delivery delays exceed 12 months. Insist on this clause in your contract.
Where do Gulf buyers concentrate?
NAC, El Gouna, Sahel. Saudi and UAE buyers dominate these compounds.
Ready to buy with confidence?
Propzion connects you with verified property lawyers, title verifiers, and an escrow that only releases funds after every checkpoint passes.