Egypt – Finding Property to Buy

Who are the leading estate agents in Egypt, and how do they operate?

Egypt’s property market is energetic and diverse, with sustained demand across residential, commercial, and investment segments. Whether a buyer is looking for a Cairo apartment, a villa along the North Coast, or a holiday unit in Hurghada, a wide selection of established agencies can assist. The market features both internationally recognised franchise brands with Egyptian offices and well-rooted domestic operators.

Coldwell Banker Egypt — This globally recognised brand maintains a substantial presence in Egypt, offering brokerage services across both residential and commercial sectors. Coverage spans high-demand locations including New Cairo, the 6th of October, Sheikh Zayed, and the North Coast. The firm’s portfolio skews heavily residential, with commercial transactions making up roughly a fifth of activity. Visit coldwellbanker.com.eg for listings and contact details.

RE/MAX Egypt — Operating as part of one of the planet’s largest franchise networks, RE/MAX Egypt draws on global operational standards while serving the local market through an extensive network of agents. The brand is known for helping clients match their property requirements across a broad range of budgets and locations. Visit remax-egypt.com.

Knight Frank Egypt — Operating from offices in Zamalek, Cairo, Knight Frank delivers services covering residential consultancy through to commercial property management. The firm’s Egyptian arm is particularly well-regarded in high-value transactions and investor advisory work, benefiting from the wider group’s reputation as one of the world’s foremost property consultancies. Visit knightfrank.com/egypt.

The Address — The Address has cultivated strong partnerships with major developers, enabling it to offer exclusive deals and discounts across a range of project types. It works with approximately 80% of Egypt’s leading developers, including Mountain View, Misr Italia, Al Ahly Sabbour, Hyde Park, and City Edge. One distinctive feature is its large sales force of around 4,800 agents, setting it apart from agencies with more modest consultant numbers.

Nawy Estate — Nawy is a prominent tech-driven broker with listings across New Cairo, the 6th of October, and the North Coast, among other locations. Its mobile app and digital-first approach make it a favoured choice for buyers conducting their search from overseas. Visit nawy.com.

ERA Real Estate Egypt — ERA Real Estate Egypt has built a reputation for innovative approaches to the market, combining strong developer relationships with advanced marketing methods and investment consultancy services that track prevailing market conditions.

Understanding how Egyptian agents differ from those in other markets is important for any foreign buyer. In the United States, buyers and sellers each engage separate agents with clearly defined fiduciary duties to their respective clients. In the United Kingdom, one agent typically acts for the seller alone, and buyers are expected to conduct independent due diligence. In Egypt, brokers assist with property valuations and investment insight, manage the search and negotiation process, handle associated paperwork, and may provide access to exclusive listings. In practice, however, a single agent often represents both buyer and seller at the same time. Buyers should therefore not assume the agent’s primary loyalty lies with them, and engaging a separate, independent lawyer is strongly recommended — particularly for those purchasing from outside Egypt.

Do estate agents in Egypt need to be qualified or licensed, and how can buyers verify this?

As of early 2026, real estate agents in Egypt are subject to regulation under Law 21 of 2022, which requires all those practising real estate brokerage to be entered in an official Real Estate Brokers Registry. The principal licensing authority is the Egyptian Financial Regulatory Authority (FRA).

The FRA oversees non-banking financial markets, and real estate licensing falls within its remit. Further information is available on the authority’s website at fra.gov.eg. Holding a valid FRA licence is a legal prerequisite for anyone seeking to conduct real estate brokerage activity in Egypt. The authority’s supervisory role extends to the real estate market as part of its broader mandate over non-banking financial instruments.

To obtain a licence, applicants must satisfy several conditions: they must hold a relevant bachelor’s degree in a field such as law, commerce, or engineering; have accumulated a minimum of two years’ experience in the real estate sector; pass the FRA’s designated licensing examination; and present a clean criminal record, which serves to uphold the integrity and professional standards of the industry.

Obtaining the licence carries costs, including a registration fee of EGP 10,000 and an annual renewal fee of EGP 5,000 (as of 2023; verify current figures at fra.gov.eg). Licences must be renewed periodically and are conditional on continued adherence to professional standards. Failure to comply can result in financial penalties or licence cancellation.

In practice, enforcement of licensing rules is inconsistent, and unlicensed individuals do operate within the market. Buyers wishing to verify an agent’s credentials may contact the FRA directly or use platforms such as Nawy, which provides a “Verify Agent” feature. The government-backed property platform at realestate.gov.eg also connects users with agents who have been rated and verified. If a buyer encounters an unregistered agent or improper conduct, a complaint may be filed with the FRA or pursued through the Egyptian court system.

What fees do estate agents charge in Egypt, and who pays them?

Agent and broker fees in Egypt typically fall in the range of 2–5% of the purchase price and are subject to negotiation (as of 2025). This differs from arrangements common elsewhere — in the United States, for example, seller-paid commission is the near-universal norm, while in the United Kingdom the seller almost invariably bears the agent’s fee alone. In Egypt, it is customary for both buyer and seller to contribute to the agent’s commission, though the precise division depends on each transaction and can be negotiated freely.

Total buyer-side closing costs in Egypt generally land between 7% and 11% of the purchase price, with transfer taxes and agent commissions accounting for the largest portions (as of 2025). The full cost picture for a purchasing buyer therefore includes the agent’s commission, registration fees, stamp duty, and legal fees.

There is no nationally mandated fee schedule set by a professional association for Egyptian estate agents, meaning commission rates can differ substantially between agencies and individual practitioners. Buyers should negotiate commission terms explicitly and document them in writing before formally engaging any agent. For the most up-to-date guidance on prevailing fee norms and applicable consumer protections, consult the Egyptian Financial Regulatory Authority (FRA) or the official Egyptian real estate platform at realestate.gov.eg.

Where else can buyers find properties for sale in Egypt besides estate agents?

In addition to working through an agent, buyers have several well-established alternative routes to finding property for sale in Egypt.

Aqarmap (aqarmap.com.eg) — Aqarmap is Egypt’s leading property marketplace, hosting hundreds of thousands of regularly refreshed listings for sale and rental. With more than 2,000,000 monthly visitors and upward of 200,000 active property listings, the portal enables buyers to search, compare, and enquire across the country. Its Price Guide tool displays the price per square metre across all locations, while the Real Estate Demand Index helps users gauge where demand is strongest. Aqarmap is widely regarded as the dominant property search portal in Egypt and represents a logical first port of call for any search.

Property Finder Egypt (propertyfinder.eg) — Property Finder EG is a major portal covering properties for sale and rent across Cairo, Alexandria, Giza, and further afield, with verified listings spanning apartments, villas, and houses. Its verified broker directory also makes it a useful resource for identifying vetted agents in addition to individual properties.

Elbayt (elbayt.com) — A well-established Egyptian platform that brings together listings from both developers and brokers, with a particular emphasis on new-build and off-plan units. Elbayt provides verified listings and an accessible interface designed to streamline the property search experience.

The Official Egyptian Real Estate Platform (realestate.gov.eg) — This platform is the first of its kind in Egypt and the broader Middle East to deploy Multiple Listing Service (MLS) technology, giving listings exposure to over two million real estate professionals. Run in partnership with Bank Misr, it also offers mortgage solutions alongside property listings. As a government-backed platform, it carries a higher degree of trust than most private portals.

Developer websites and sales offices — Many of Egypt’s largest developers — including Palm Hills, SODIC, Mountain View, Hassan Allam, and Emaar Misr — sell units directly to buyers without the involvement of an intermediary agent. Developers commonly offer instalment arrangements, with some providing zero down payment options and cash purchase discounts of up to 25%. Purchasing directly from a developer can simplify the transaction, particularly for off-plan properties.

Social media and expat communities — Facebook groups serving expatriates in Cairo, Hurghada, and Sharm El-Sheikh are active forums where resale properties are advertised and personal recommendations are exchanged. These communities can provide a useful supplement to formal portals, though properties encountered this way demand especially careful verification.

Is using a buyer’s agent common in Egypt, and what do they cost?

In markets such as Australia and parts of the United States, buyer’s agents — professionals who act solely for the purchaser and carry a legal duty to prioritise their client’s interests — are well established and clearly regulated. In Egypt, this model is far less formalised, and the use of dedicated buyer’s agents is not a standard feature of the local property market.

The predominant practice in Egypt is for agents to operate in a dual capacity, working with both the buying and selling party, with commission typically shared between the two sides. There is no separately recognised professional category of “buyer’s agent” operating under its own distinct regulatory framework. That said, some boutique advisory firms — particularly those serving overseas investors — do offer buyer-only representation on a consultancy basis.

For foreign buyers purchasing remotely or navigating an unfamiliar legal system, investing in independent advisory support is strongly advisable, even if it falls outside local custom. Proper due diligence protects buyers from legal and financial exposure by confirming that the property complies fully with ownership and regulatory requirements. A qualified Egyptian property lawyer can effectively serve many of the functions of a buyer’s agent on the legal side — carrying out title searches, reviewing contracts, and liaising with the Real Estate Publicity Department on the buyer’s behalf. Legal fees in Egypt generally run at 1%–2% of the purchase price (as of 2025). Verify current rates directly with law firms before engaging their services.

Are there organisations in Egypt that specifically support foreign buyers?

Egypt does not have a single dedicated non-profit body focused exclusively on assisting overseas property buyers, in the way some countries have structured formal buyer protection schemes. Nevertheless, several official authorities are directly relevant to foreign investors and purchasers.

General Authority for Investment and Free Zones (GAFI) — GAFI is Egypt’s primary body for facilitating and overseeing foreign investment. Although its mandate extends well beyond real estate, it is the appropriate authority for overseas buyers investing above certain thresholds and can offer guidance on investment-related property acquisition rules.

• Website: gafi.gov.eg
• Address: 3 Salah Salem Street, Nasr City, Cairo, Egypt
• Phone: +20 2 2405 8025

The Official Egyptian Real Estate Platform — This government-supported platform links buyers with highly rated agents across residential, commercial, and investment property segments. It represents the closest equivalent to a state-backed official property marketplace in Egypt and serves as a useful starting point for buyers approaching the market from abroad.

• Website: realestate.gov.eg

Egyptian Financial Regulatory Authority (FRA) — The FRA is responsible for licensing and supervising real estate brokers. Buyers who encounter unlicensed agents or suspect improper conduct have the option of lodging a formal complaint with the FRA.

• Website: fra.gov.eg
• Address: Plot 33 Nile City Towers North, Ramlet Boulaq, Cairo
• Phone: 16900 (within Egypt)

Real Estate Publicity Department (Shahr Al-Aqari) — The Real Estate Publicity Department maintains official property registration records and serves as the authoritative body for confirming title and ownership history in Egypt. Buyers, or the lawyers acting on their behalf, should use this department to establish the legal standing of any property before proceeding with a purchase. It operates under the Ministry of Justice.

No registration or membership is required for a foreign buyer to interact with any of these bodies. For legal advice tailored to individual circumstances, engaging an Egyptian-licensed property lawyer independently — separate from any agent or developer — is strongly recommended.

What legal and practical steps are involved in buying property in Egypt as a foreigner?

Acquiring property in Egypt demands more than goodwill — it requires legal certainty. Without thorough due diligence, buyers risk inheriting hidden disputes, encumbrances, or regulatory breaches. Proper legal checks establish rightful ownership, confirm compliance with land and building regulations, and surface any liens, competing claims, or pending court proceedings.

1. Engage a licensed agent and an independent lawyer. Select a licensed real estate agent with experience in transactions involving foreign buyers. Separately, retain an independent Egyptian property lawyer. Do not rely on the agent alone to protect your legal interests.
2. Identify a property and verify legal title. Confirm that the property carries a clean, unencumbered legal title with no mortgage or ownership dispute attached. The appropriate verification method is to trace the seller’s identity documents through the registrable title chain held at the Real Estate Publicity Office (الشهر العقاري), rather than accepting representations made by the seller or agent at face value.
3. Conduct due diligence. Confirm the seller’s legal ownership and check applicable zoning and planning permissions. The key document to request is a registry extract from the Real Estate Publicity Office, which sets out who holds registered ownership rights. In a market where unregistered properties and informal practices are not uncommon, rigorous due diligence is the only reliable path to a clean, enforceable title.
4. Sign a preliminary sale agreement and pay a deposit. A deposit of typically 10–30% is paid on signing a preliminary sale agreement. This document should set out the purchase price, payment schedule, handover date, and all material conditions of the sale. Your lawyer should review all documents, and translations should be obtained where necessary.
5. Complete payment and sign the final contract. Once full payment has been received, a final sale contract is executed and notarised at the Real Estate Registration Office, formally transferring ownership to the buyer’s name. Unlike France or Spain — where the notary plays a central facilitative role throughout the purchase — in Egypt the notary’s principal involvement is at the registration stage.
6. Register the property. Legal ownership is only secured once the sale agreement has been registered in accordance with Law 114 of 1946 on the Regulation of Real Estate Registration, as amended by Law 9 of 2022. A common mistake made by foreign buyers is treating a signed purchase contract as conferring secure ownership; in Egypt, enforceable legal protection only arises from formal state registration.
7. Pay transaction costs. As of 2025, transaction costs generally include a registration fee of 1%–3% of the property value; stamp duty of approximately 2.5%–3%; legal fees of typically 1%–2% of the purchase price; and an agent commission of typically 2%–3%. Always verify the current figures with your lawyer and the relevant government office before finalising any transaction.

Always consult the Official Egyptian Real Estate Platform, the FRA, and a qualified Egyptian property lawyer for the most current legal requirements before committing to any purchase.

Are there restrictions on foreigners buying property in Egypt?

Egyptian property law permits foreign nationals to own real estate, but within defined conditions and limits. The principal legislation governing this area is Law No. 230 of 1996.

Under Law No. 230 of 1996, foreigners may purchase property in Egypt subject to the following constraints: ownership is capped at two properties per person; the combined land area of each property must not exceed 4,000 square metres; the property must be used for residential purposes; and in certain circumstances, the property may not be resold for a period of five years from the date of registration.

Foreign nationals are additionally prohibited from owning property in Sinai — they may only lease land there, typically under long-term arrangements of up to 99 years. Ownership of agricultural or military-designated land is also off-limits. Both natural persons and legal entities of foreign nationality are barred from acquiring agricultural land or holding usufruct rights over such land.

In tourist destinations including Hurghada, El Gouna, Sharm El-Sheikh, and New Cairo, foreigners commonly acquire residential units either as freehold (subject to the applicable restrictions) or through long-term leasehold arrangements, depending on the specific location and property type.

Foreign investors who wish to circumvent some ownership limitations — such as acquiring commercial property or multiple residential units — may do so through an Egyptian company structure. This approach requires separate legal and accounting guidance.

Egypt offers renewable residency linked to property investment beginning at approximately USD 50,000, with longer-duration options available at higher thresholds of USD 100,000 and USD 200,000 (as of 2025). Owning property in Egypt does not automatically confer residency rights, but it may support visa extension applications. Always confirm the current thresholds and applicable rules with GAFI and the relevant ministry before proceeding.

Frequently asked questions

Can I buy property in Egypt remotely without visiting in person?

Remote purchase is legally possible using a power of attorney, which grants a designated representative — typically a lawyer — authority to execute documents on your behalf. However, buying without being present carries significantly elevated risk. Among the tactics used by fraudulent sellers in Egypt are presenting photocopies of documents, powers of attorney with vaguely defined scope, or utility bills as supposed evidence of ownership. If you are purchasing from abroad, engage a fully independent, Egypt-licensed lawyer — one not introduced through the agent or developer — to carry out all verification on your behalf.

How can I avoid property scams in Egypt?

Skipping due diligence exposes buyers to hidden disputes, undisclosed encumbrances, and regulatory violations. Comprehensive legal checks establish genuine ownership, confirm compliance with land and building laws, and identify any liens, competing claims, or court proceedings. Always demand a registry extract from the Real Estate Publicity Office, cross-check the seller’s identity documents through official channels, transfer funds only through a recognised bank, and never sign any document you do not fully understand in both its original language and a certified translation.

Do I need a local bank account to complete a property purchase in Egypt?

Egyptian banks provide limited mortgage products to foreign nationals, and the majority of property transactions are concluded either in cash or through developer instalment arrangements. To satisfy anti-money laundering requirements, all funds should be transferred through a recognised banking institution and you should retain documentary proof of transfer — such as SWIFT receipts — and be prepared to declare the source of funds if requested. While a local Egyptian bank account is not always a strict legal requirement, holding one simplifies transfers and creates a useful paper trail. Seek your lawyer’s advice on the most appropriate approach for your specific circumstances.

What happens if a deal falls through after I have paid a deposit?

The preliminary sale agreement should clearly set out what occurs if the transaction does not proceed. Egyptian contract law, governed by the Civil Code, provides remedies for breach of contract, but recovering funds through the courts is often a protracted process. Before signing, have your lawyer scrutinise the preliminary agreement for unambiguous clauses addressing deposit refund terms and the conditions under which either party may withdraw from the transaction.

Are there any annual property taxes I need to pay as a foreign owner in Egypt?

Egypt does not impose recurring annual property taxes on residential properties owned by foreigners in most circumstances. However, any rental income generated is treated as taxable under Egyptian income tax law. Tax regulations are subject to change, so it is advisable to verify the current position with a qualified Egyptian tax adviser or accountant prior to completing any purchase.

Can I rent out my Egyptian property once I have bought it?

Under Law No. 230 of 1996, properties acquired by foreigners must be used for residential purposes. Deriving rental income from such a property may conflict with this requirement and could simultaneously create Egyptian income tax obligations. Obtain specific legal advice from a qualified practitioner before listing any property for rental purposes.

Is there a difference between buying a completed property and buying off-plan in Egypt?

When purchasing off-plan, buyers should verify land ownership, confirm that project licences are in place, and have a legal adviser review all contract terms carefully. Contracts should contain clear provisions covering unit specifications, payment schedules, and penalty clauses for delays. Off-plan purchases carry inherent risks — including potential developer delays or insolvency — but are widespread in Egypt and frequently come with favourable payment conditions. Always investigate the developer’s track record and previous project delivery before making any commitment.

Can I get a mortgage in Egypt as a foreign buyer?

Mortgage products available to foreign nationals from Egyptian banks are limited in scope, and most buyers complete transactions either with cash or through developer payment plans. The Official Egyptian Real Estate Platform, operating in partnership with Bank Misr, does offer some mortgage solutions that may be worth exploring. Eligibility criteria and product availability for foreign nationals change frequently, so always enquire directly with the relevant bank and confirm current requirements with a local financial adviser.