Egypt has long been a magnet for travelers, retirees, and investors who are drawn to its stunning Red Sea coastlines, rich history, and affordable cost of living. In recent years, interest in the Egyptian property market has grown, especially in destinations like Hurghada, Sahl Hasheesh, El Gouna, and Cairo’s expanding suburbs. One of the most common questions international buyers ask is: “Can foreigners buy property in Egypt?”
The short answer is YES. Foreigners can legally purchase property in Egypt, but there are specific rules, conditions, and procedures that every non-Egyptian buyer should understand before making an investment. Below is a comprehensive breakdown of everything you need to know.
Egypt allows foreign nationals to own real estate under Law No. 230 of 1996 and its subsequent amendments. This law regulates the right of ownership for non-Egyptians, with the main aim of encouraging investment while ensuring local oversight.
Here are the core principles:
Foreigners may own residential properties in Egypt.
Both apartments and villas can be purchased.
Ownership applies whether the property is new construction or resale.
Limit on the number of properties.
A foreigner can typically own up to two properties for personal residential use.
These properties must not exceed a certain size (commonly 4,000 square meters each).
Resale restrictions.
Properties purchased under this law cannot be sold again until five years after the purchase date.
This prevents speculative flipping and helps stabilize the market.
Leasehold vs. Freehold.
In some resort areas, foreigners may receive long-term usufruct rights (up to 99 years) instead of freehold ownership.
This functions like ownership but technically remains under the original land titleholder.
One of the most important aspects of property ownership in Egypt is the registration system.
A fully registered property comes with what is known as a “Green Contract”, which secures your name in Egypt’s national property registry.
Many properties—especially in resort towns—are sold with developer contracts instead of full registration. While legal and widely accepted, these contracts don’t provide the same security as a Green Contract.
Foreign buyers should carefully review:
Whether the property is fully registered or still in the developer’s name.
If registered, whether there are any liens, mortgages, or debts tied to the property.
Egypt’s property market is highly regional, and some locations are particularly popular with foreign buyers:
Hurghada & Sahl Hasheesh – Affordable apartments, luxury beachside villas, and resorts with rental potential.
El Gouna – A high-end, fully integrated town with marinas, schools, and golf courses.
Cairo & New Cairo – Apartments and townhouses near business hubs and universities.
North Coast & Alexandria – Summer holiday homes for beach vacations.
Luxor & Aswan – Historic cities where cultural tourism creates investment demand.
Yes. The Red Sea coast, particularly in Hurghada, Sahl Hasheesh, and El Gouna, has become a hotspot for international buyers. Developers in these areas specifically target foreign investors by offering:
Fully finished apartments with hotel-style services.
Flexible payment plans (installments up to 7–10 years).
On-site property management for rentals.
These developments often sell with developer contracts rather than Green Contracts, but they remain a safe and common route for foreigners.
Here’s a step-by-step overview of how foreigners typically purchase property in Egypt:
Choose a property – Either new from a developer or resale from an owner.
Reservation agreement – Pay a small deposit to secure the unit.
Due diligence – Hire a local lawyer to check the property’s legal status, ownership, and registration.
Sales contract – Signed by both parties, detailing price, payment schedule, and delivery date.
Payment – Often through installments, though cash purchases may receive discounts.
Registration – Apply for property registration or rely on developer contract depending on project type.
Foreigners typically purchase property in Egypt with cash or developer financing, as Egyptian banks rarely provide mortgages to non-residents. Most transactions are completed in Egyptian pounds (EGP), though many developers accept payments in US dollars or euros for overseas clients.
Exchange rates can impact property affordability, often making Egyptian real estate a bargain compared to European or Gulf markets.
Affordability – Property prices in Egypt are among the lowest on the Mediterranean and Red Sea coasts.
Flexible payment plans – Developers frequently offer 5-10 year installment plans with no interest.
Tourism demand – Short-term rentals in Red Sea resorts generate strong returns.
Residency potential – Owning property can help with long-term visa applications.
Lifestyle – Year-round sunshine, beaches, and low cost of living attract retirees and expats.
While foreigners can safely purchase property in Egypt, there are challenges:
Registration delays – Some properties take years to obtain full Green Contracts.
Resale restrictions – Must hold the property for at least five years before selling.
Developer reputation – Work only with reputable, established developers.
Legal representation – Always use an independent lawyer, not the developer’s.
Egypt’s government has been working to streamline property laws and attract more foreign investors. Mega-projects such as the New Administrative Capital, the expansion of Sahl Hasheesh, and the continued development of El Gouna signal long-term growth in the real estate sector.
With ongoing infrastructure investments—airports, roads, and utilities—foreign property buyers can expect both lifestyle benefits and potential capital appreciation.
So, can foreigners buy property in Egypt? Absolutely—Egypt welcomes international buyers under clearly defined laws. While there are restrictions such as resale timelines and property registration complexities, these are manageable with proper legal guidance.
Whether you’re dreaming of a seaside apartment in Hurghada, a luxury villa in Sahl Hasheesh, or an urban retreat in Cairo, the Egyptian market offers excellent opportunities at competitive prices. For foreigners willing to navigate the process carefully, Egypt represents not just a lifestyle upgrade, but also a smart long-term investment.
