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Is It A Good Time To Invest In Real Estate In Egypt?

Why “Now” is the best time to invest in real estate in Egypt?

Recent developments and shifts in real estate market

Last November, the central bank of Egypt has decided to lift the restriction on the exchange rates allowing the Egyptian pound to float freely, depreciating its value by nearly half and resulting in a brief shock in the real estate market and chaos everywhere else.

This decision came as a direct result of the shortage of the US dollar. The landscape of tourism in Egypt has suffered dearly after the bombing of the Russian airplane in Oct 2015 by the Islamic State jihadist group. The collapsing tourism in addition to the decline in oil prices were major contributors to this currency issue, so the Egyptian government had no alternative than to appeal to the International Monetary Fund for a $12 billion loan in hopes to stabilize the economy. A loan which came with a number of key demands that included the devaluation of the Egyptian currency.

Few weeks after the devaluation, the real estate prices jumped up, most real estate developers increased their prices by 15 to 20%. At this point, a further increase in prices was highly anticipated, which pushed many people to invest in real estate taking advantage of the relaxed payment terms. Many believe that this sudden disrupt in the market resulted in a 30% increase in real estate sales last year.

All these factors collaborated into generating a substantial demand for real estate and creating a very promising investment opportunities in the near future. There are so many factors to consider when thinking about investing in real estate in Egypt, the following is a brief glance at each of them.

Investment and value

Real estate value has proven itself to be very stable over the years, despite the fluctuated economy especially after 2011 revolution, the value rises but never falls. Most of Egypt’s seasoned domestic investors choose to push their cash into real estate since it’s one of the safest options for investment regardless of the downturn of the past few years.

It is also anticipated that the prices will continue to jump to make up for the recent loss in value caused by the recent currency devaluation, as the demand continues to rise containing any future setbacks of the market.

The Egyptian real estate customer prefers not to take loans and to pay with cash, preferably in installments, also it has been reported by the American Chamber of Commerce that mortgage penetration rate stopped at 0.84 % of GDP in 2013. Both of those facts are major contributors to the stability of the housing market in Egypt and a safeguard against any potential bubble.


Despite all recent market changes, the demand for housing in Egypt remains huge, and it is mainly fueled by the fast-growing population of more than 90 Bn and with nearly 900,000 marriages happening every year and those newly-wed couples looking to move into their own new homes and invest in property for the future. This is considered a major contributor to the increased demand at all income levels. Also, upward mobile families are always looking to upgrade from small apartments to bigger ones and from big apartments to villas. New business owners and entrepreneurs are looking for prestigious offices and plants for their business.

Last April, at Cityscape Egypt, the country’s largest real estate exhibition, witnessed a record-breaking attendance. Most of the exhibitors represented there sold out their projects on the day, many of them were new launches. This is a clear indicator of how steady the real estate market is in Egypt and that the country is crammed with investment opportunities.


Industry experts indicate that private developers provide the market with about 20,000 units per year to cover the rising demand, but that supply still comes up short. Colliers predicts that almost 90,000 to 100,000 units will be needed per year by 2020 to fill the gap.

More than half the Cairenes are able to afford units in the $26,000-to-$35,000 range. While most private developers are offering units above this price range, the government is trying to provide more affordable housing through partnerships with the private sector.

Extended payment plans and payment facilities are key to assuring fast selling units across all price ranges.

The second home market

According to a white paper recently published by Colliers International, a global provider of commercial real estate services, the second home market is really booming in Egypt, which is mainly dependent on Egyptian nationals, as foreign investors represent only 2% of the market.

As most Egyptians prefer to stay in their own homes during vacations rather than renting a unit or staying at a hotel, they tend to look to invest in a second home specifically alongside the north coast, the Red Sea and South Sinai, focusing on their return on investment as a primary concern.

As the demand for the second home market increased lately, so did the supply. Real estate developers are racing to find the next hotspot, building fancy units there, and offering them back to the market with extended payment plans.

You can find that investing in a second home is a win-win opportunity. You and your friends can enjoy the rent-free vacation house on your vacations, and the rest of the year, you will be able to relax and enjoy the rent outcome while the resale price escalates. To avoid any potential headaches, maybe you should invest in a trusted realtor or a loyal property manager to handle your estate.

Property flipping

This new trend has been spotted lately among some of Egypt’s skilled brokers. What they do basically is that they book a property and pay the down payment, taking advantage of the relaxed payment terms, and then, probably after most of the nearby units are sold, they resell the property to another buyer and charge him for the down payment plus a commission. The contract is transferred between the real estate developer and the new buyer.

This simple affair guarantees them a decent chunk of profit in a relatively short time and with minimal effort.

Location, location, location

When selecting the best property to invest in, it is important to consider the location of this property. When it comes to real estate investment, location is vital. Trust me, no matter how fancy and modern your property, it will always lose against a bad location. Even the location of a home within a neighborhood is a large contributor to its value.

What makes a location so important is the fact that it can’t be changed. The condition, the price and even the size of a home can change, but not the location. You need to consider nearby facilities and schools, safety, and transportation availability.

Furthermore, It’s clear that the buyer’s decision-making process is highly influenced by common views, people will buy what other people think is cool. This fundamental fact is the explanation for the influence of strong communities on the value of properties.

A neighborhood where people share certain lifestyle preferences will attract more people who endorse this lifestyle and will eventually yield a significant increase in value. Besides the abundance of facilities and quality services, a community is the number one reason for the recent increase in demand for closed compounds units. This kind of gated communities or compounds offers higher levels of security which has been a pressing concern for most Egyptian families, expatriates in particular.

Investment Hotspots

– Cairo & Giza Real Estate

Beta Greens

A few minutes away from the heart of 6th of October city, lies luxury residential penthouses and apartment units developed by Beta Egypt, with modern facades and prices starting from EGP 1.8 mn. These premium compounds are supplied with club houses, commercial areas, kids’ areas, sports facilities and parking areas.

SODIC Sky Condos New Cairo

Sky Condos projects offer apartments, duplexes and penthouses in the suburbs of New Cairo, with prices starting at EGP 5.75 mn. Sky Condos has a clubhouse, a gym, a spa, kids’ playgrounds, sports facilities and tennis courts.

Sky Condos New CairoNorth Coast Real Estate

Fouka Bay North Coast

Created and planned by Tatweer Misr Developments with aid of Italian expertise, Fouka Bay offers luxurious waterfront villas, twin houses, and townhouses, standalone chalets, spacious cabins and bungalows with prices starting at EGP 1.7 mn. Fouka Bay is easily accessible by the new Fouka road and offers multiple facilities such as kids’ playgrounds, medical center, gym, spa, swimming pools and tennis courts.


Bo Sands North Coast

Bo sand is a part of the exclusive Bo Sidi Abdelrahman. With prices starting at EGP 950,000, Bo sands’ trendy chalets and ground apartments offer residents with beaches of their own and access to a clubhouse, commercial area, crystal lagoons and a hospital.

Bo Sands

– Ras Sudr

La Hacienda

This unique resort offers chalets and villas with prices starting at only EGP 545,000. La Hacienda enjoys many facilities such as a children park, swimming pools, football field, Gardenia restaurant, and health club and ladies Pool.

– Ain Sokhna Real Estate

IL Monte Galala Ain Sokhna

With prices starting at EGP 1.5 mn, Il Monte Galala offers villas, twin houses, townhouses and chalets extending over 1.2 km of sandy beach. The area has 5-star hotels, lagoons, mountain parks, spa retreats and mountains.

Il Mont galal ain sokhna

Azha Ain Sokhna

This waterfront residential resort offers luxurious villas, twin houses, townhouses and chalets with a starting price EGP 1.3 mn. Azha has many amenities including a clubhouse, a garden, a beach club, a clubhouse, a gym, swimmable lagoon, parks and hotels.

azha new cairo


– Real estate investment is becoming an obvious choice more and more each day in 2017.

– People are rushing to put their cash in real estate to minimize their losses as a result of the fluctuating economy.

– Real estate prices will continue to rise as a direct outcome of the currency devaluation.

– Real estate demand has always been great and is increasing lately, which provides better opportunities for resale.

– The most important factors to consider when selecting a property for investment are location and community.

– Property flipping can be a quick fix for investors seeking fast and easy cash.

– A Second home is a profitable investment opportunity and a lifestyle trend.

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Real Estate Investment In Egypt

Real Estate Investment

Real State in Egypt is considered the best way for investment for individuals, Entrepreneurs and

for organization. As Owning a unit is considered to be an asset for the increase of the unit price

monthly and yearly. The normal situation that the unit prices increase 10% yearly.

People now in Egypt, they shift from keeping the money in the bank to use it in the real estate

industry due its interest yearly.

Apart from the investment, real estate is considered to be a high value product, due to its

importance for living. In the market there is always shifting for clients from small apartments,

to bigger apartments and from small villas to bigger villas, and that is due to the increase of the

members of the family or for looking for better life style.

We always find that the better level style is now found in Egypt inside compounds. Therefore,

clients living in neighborhoods they prefer living inside compounds due to its facilities from:

Green areas, clean environment, kids playing areas, Club houses, schools, nursery, and safety.

There is a lot of compounds that they do have very high standards of these services which for

sure increased the unit prices tremendously and also there is high demands on the units, which

caused the companies to do waiting lists for Clients and also cause them to do launch so they

satisfy the needs of their customers.

Entrepreneurs understood that buy buying units within the launch, the prices will increase

tremendously within the first year, so they start buying more than one unit and doing a resale

within one year to the final user.

That’s why we recommend when there is a new project, before the launch starts that is your

chance and the best way to buy a unit.

In the real estate industry there is a saying that” Who bought yesterday, is recovered than who

bought today” so we always recommend buying units in the real estate is the best way for