Egypt Investor Guide

Investing in the Arab Republic of Egypt -- New Administrative Capital, Red Sea Resorts, and the Golden License

Updated May 19, 2026Intermediate23 min read

Rental yield
7.0%
Gross, indicative
Price growth
16.0%
Year on year · Sep 2026
Transfer tax
2.5%
Currency
EGP

Market Overview

Egypt is mid-cycle on an IMF Extended Fund Facility programme, with the EGP now floating freely and inflation moderating from 2023-24 peaks. The New Administrative Capital project east of Cairo has shifted government quarters and is driving the largest new-build pipeline in MENA. Red Sea resort markets (Hurghada, Sharm, El Gouna, Sahl Hasheesh) continue to attract European retiree and holiday-home buyers. Citizenship-by-Investment via real estate (USD 300K) gives Egypt a unique position among large MENA markets.

Country
Egypt
Currency
Egyptian Pound (EGP), floating since March 2024 devaluation
Population
~110 million (largest in MENA)
GDP growth
3.8% (2025 est.); 4.2% projected 2026 (IMF)
Inflation
12% (Q1 2026), down from 35%+ in 2023-24

Key industries

  • Tourism & Hospitality (Pyramids, Nile, Red Sea)
  • Construction & Real Estate (New Capital, North Coast)
  • Energy (Gas exports, Zohr field)
  • Suez Canal Revenue & Logistics
  • Agriculture (cotton, citrus)
  • ICT & Telecoms

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Restrictions

Foreign Ownership of Built Property (Law 230/1996)

Restrictive

Non-Egyptians may own up to two residential properties per family, with a combined area not exceeding 4,000 sqm. Property must be for personal residence or use, not for commercial subdivision. The property cannot be sold for 5 years from purchase (unless inherited or special exemption).

  • Maximum 2 properties per foreign family
  • Combined area ceiling: 4,000 sqm
  • 5-year holding period before resale (exemptions exist)
  • No restriction on number of units within designated investment zones (e.g., North Coast, New Capital)

Designated Investment Zones -- Relaxed Rules

Open

Within designated tourism / investment zones (Red Sea resorts, North Coast, New Administrative Capital), the 4,000 sqm and 2-unit caps do not apply. Developers selling in these zones offer foreign buyers freehold (or 99-year leasehold equivalent) without the standard Law 230 limits.

  • New Administrative Capital: foreign freehold without 2-unit cap
  • Red Sea (Hurghada, Sharm, El Gouna, Sahl Hasheesh): freehold via developer compounds
  • North Coast: freehold compounds (Marassi, Hacienda, Telal)
  • Cairo: subject to standard Law 230 limits unless in designated zones

Currency Repatriation -- Declare FX Inflows

Restrictive

Repatriation of sale proceeds and rental income in foreign currency requires the original purchase funds to have been declared via a bank as foreign currency inflow. Without this declaration, proceeds remain in EGP and convert at prevailing rates.

  • Open a foreign-currency bank account in Egypt before transferring funds
  • Use SWIFT transfer with Central Bank of Egypt declaration
  • Sale proceeds repatriable in original currency if declared
  • Use a reputable Egyptian bank (CIB, Banque Misr, NBE, QNB Alahli)

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  • Taxes & Fees
  • Requirements
  • Purchase Steps
  • Property Types
  • Investment Drivers
  • Market Trends
  • Visa & Residency
  • Financing

Figures are indicative and subject to change. Regulations, taxes and market conditions vary by jurisdiction. Do your own due diligence and seek independent legal and financial advice.

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