East — New Cairo & the Fifth Settlement
The established prime corridor. Mature compounds, schools, business districts and the deepest resale record in the city. Highest entry pricing, and the easiest part of Cairo to underwrite from evidence.
Property for sale and investment in Cairo
Destinations in Cairo
Greater Cairo is Egypt’s deepest property market, and the only one in the country where demand is driven by people who live and work where they buy rather than by season. That single fact shapes everything else about it: rental demand runs year-round, resale evidence is plentiful, and pricing is tested by a large domestic end-user market rather than set by a handful of international transactions.
It is also not one market. New Cairo and the Fifth Settlement anchor the east, Sheikh Zayed and 6th October the west, and the New Administrative Capital and Mostakbal City extend the city outward on a different risk and time horizon entirely. Treating those as interchangeable is the most common error we see in briefs from abroad.
KÂMO Property Group represents buyers, sellers and investors across all of it, and compares a specific unit against the wider market rather than against one developer’s inventory.
East, west, and the new cities
West — Sheikh Zayed & 6th October
Gated family communities alongside more value-led stock, with a longer-established residential character than the new cities. Generally better value per square metre than the east, with a different commute and school geography.
The new cities — NAC & Mostakbal City
Master-planned, largely off-plan, and bought mostly on extended payment plans. The growth story, and the part of Cairo where you are underwriting a plan and a delivery schedule rather than a functioning neighbourhood.
Use our interactive map to see live listings across these areas, or read the dedicated area guides linked below.
Cairo or the coast?
Most international briefs that reach us start with the coast and end up considering both. The two markets answer different questions.
Cairo — the urban market
Year-round tenant demand from people who live and work in the city, a deep resale record, and pricing tested by a large domestic market.
Suits buyers for whom liquidity, rental income and a functioning resale market matter more than a view or personal use.
The coast — the second-home market
Seasonal demand, lifestyle utility, and the segment where the currency story has been most visible to hard-currency buyers.
Suits buyers who will use the property themselves. See the Red Sea and the North Coast.
What to weigh in Cairo specifically
Delivery risk is concentrated in the new cities. In New Cairo or Sheikh Zayed you can generally stand in a finished compound and assess a real neighbourhood. In the New Administrative Capital or Mostakbal City you are assessing a masterplan, a developer and a schedule — a legitimate position to take, but a different one, and it deserves the diligence set out in how to check a developer.
Payment-plan length is doing more work here than headline price. Cairo off-plan is sold overwhelmingly on extended plans, and two units at the same nominal price can differ substantially once plan length, maintenance deposit and finishing specification are itemised. See payment plans and off-plan mechanics.
Compound service charges are a permanent cost of ownership and vary widely between communities. They belong in any yield calculation from the outset rather than as a discovery after handover.
Registration, as everywhere in Egypt, is a separate question from contract. See Shahr Aqari and the Siraj property ID, and the property glossary for the vocabulary the paperwork will arrive in.
Market signals
New Cairo · prime sales: +16% YoY (Q2 2025). Greater Cairo · residential stock: 309k units (Q3 2025). Greater Cairo · new supply: 28k units (2025).
Sources: JLL. Figures are indicative and change with the market; speak with us for current pricing, stock, and off-market opportunities.
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Common questions
Is Cairo a good place to invest in property?
Cairo offers Egypt’s broadest range of stock and its most liquid resale market, from ready compounds in New Cairo and Sheikh Zayed to off-plan in the New Administrative Capital. It is also the only Egyptian market where rental demand runs year-round rather than seasonally, because tenants live and work there. The right answer still depends on whether you want income, end-use or a longer off-plan hold — we compare those paths rather than treat Cairo as one market.
Should I buy in East or West Cairo?
East — New Cairo and the Fifth Settlement — is the established prime corridor, with mature compounds and the deepest resale record, at the highest entry pricing. West — Sheikh Zayed and 6th October — generally offers better value per square metre with a longer-established residential character than the new cities. The honest deciding factors are usually commute and schools rather than investment thesis, because the two corridors serve different daily geographies.
Is the New Administrative Capital a good buy?
It is a different proposition from the rest of Cairo rather than a better or worse one. In New Cairo you can assess a finished neighbourhood; in the New Administrative Capital you are underwriting a masterplan, a developer and a delivery schedule, generally on an extended payment plan. That can work well on a long horizon with real diligence on the developer, and it is the part of Cairo where checking the counterparty matters most.
Which areas of Cairo does KÂMO cover?
We advise across New Cairo, Sheikh Zayed, 6th October, the New Administrative Capital and Mostakbal City, working directly with the major developers in each and comparing across them rather than within one. Enquiries are handled discreetly with no obligation.
Can foreigners buy property in Cairo?
Yes. Foreign nationals can own residential property in Egypt subject to standard conditions on the number and size of units held. We manage the due diligence and paperwork on your behalf — see our guide to <a href="/egypt/buying-property-egypt-foreigners/">buying property in Egypt as a foreigner</a> for the detail.
Does Cairo or the coast make more sense for rental income?
Cairo, in most cases. Its rental demand is year-round and driven by residents rather than holidaymakers, which produces steadier occupancy and a longer evidence base to underwrite against. Coastal stock can produce strong seasonal returns and real personal utility, but the income is seasonal by nature. If the property is primarily an income asset rather than something you will use, Cairo is usually the more honest answer.