CAI · Cairo Airport
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- London 5h 35m
- Paris 5h 10m
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- Riyadh 2h 55m
- New York 11h 45m
Also direct: Rome, Madrid, Amsterdam, Istanbul, Doha, Beijing, Tokyo, Toronto, Los Angeles
The quick guide2026 edition
Buying property in Egypt
Egypt is having
its moment.
Why Egypt, why now, and how buying works, in six pages.
10-minute readEnglish versionData as of 2026
Available in Deutsch, العربية, Español, Français, Русский and more
On a phone? Read it online at kamoproperty.com/guides/egypt-quick-guide
01Why Egypt
The center of the world.
Africa, Asia and Europe meet here. The Gulf is two and a half to four hours away, most of Europe four to six, with direct flights to more than 100 cities.
High-speed rail, planned
First line410 miAin Sokhna – Marsa Matruh · service targeted for July 2027
Cairo – Marsa Matruh2–2½ hrsup to 155 mph · about 1,240 miles across three lines
HRG · Hurghada Airport
83destinations27countries84flights a day
- Frankfurt 5h 20m
- Zurich 5h 05m
- Warsaw 4h 50m
- Manchester 6h 15m
Also direct: London Luton, Paris, Vienna, Amsterdam, Brussels, Prague, Milan, Riyadh, Kuwait
AeroCorner route data, October 2026. Schedules change by season.
2025: all-time records at both airports.Cairo carried nearly double its 2010 peak. And 2026 is running ahead again: Cairo +9% in August, Egypt’s airports +7% in January–April.
Annual passenger figures as compiled in Wikipedia’s list of Africa’s busiest airports; Cairo 2025 from the airport operator. Dashed 2026 points assume each airport keeps its 2026 pace so far; they are not forecasts.
02Where to buy, and how
Three markets. Three ways in.
Foreign buyers can own freehold on the Red Sea mainland, the North Coast and in the main Cairo markets.
EGP 1.56trnSold by Egypt’s top 20 developers in 2025, about $29bnThe Board Consulting, via Arab Finance · $ at 54 EGP
~10% p.a.Prime coastal price growth, Red Sea (est.)2025 · JLL · regional market data
+16% YoYNew Cairo prime salesQ2 2025 · JLL
Airports CAI Cairo International · SPX Sphinx International, West Cairo · HBE Borg El Arab, Alexandria · DBB El Alamein · HRG Hurghada · RMF Marsa Alam · Ras El Hekma airport planned
Greater Cairo
Homes to live in and long-term rentals. Year-round tenants.
- West
- Sheikh Zayed · New Zayed · 6th of October · New Giza
- East
- New Cairo (Fifth Settlement) · New Capital · Madinaty · Mostakbal City · Shorouk
North Coast
The Mediterranean summer coast, where the Gulf mega-projects are rising.
- West of Alexandria
- El Alamein and New Alamein · Sidi Abdel Rahman · Ghazala Bay · Dabaa · Fouka · Ras El Hekma · Sidi Heneish · Marsa Matruh
Red Sea
Sun all year, international flights and vacation rentals.
- North
- Ain Sokhna · Galala · El Gouna · Hurghada
- South
- Sahl Hasheesh · Makadi Bay · Soma Bay · Port Ghalib
Most common
Off-plan
From the developer, on a long payment plan.
Move in sooner
Ready resale
See the real home. Rent from day one.
Best of both
Resale with a plan
Pay the seller, take over the developer’s plan.
Ask us in your consultation: which area and which way in fit your budget. Buying a home can also open a route to residency; the rules change, so we confirm the current route on the call.Book a free call
03Why Egypt
Record after record.
Egypt’s tourism record stood for 13 years. Since 2023 it has been broken every year, and 2026 is on track to break it again.
2010 record: Central Bank of Egypt. 2022: CAPMAS. 2023–2025: Ministry of Tourism and Antiquities; State Information Service. 2026 expectation: Minister of Tourism (Ahram Online, October 2026).
Warm all winter, sun every day. That is why visitors, and renters, come all year.
Long-term monthly averages from CRU (University of East Anglia), the Met Office and the Netherlands Meteorological Institute, via Weather2Travel.
Sea temperature, every month72°F+22°C or warmer, all year · Weather2Travel
Sunshine, every day of the year9h+up to 13 hours in July · Weather2Travel
Visitors, January–August 202612.7mup about 4% · Egyptian Cabinet
Tourism revenue expected in 2026$20bn+from $16.7bn in FY2024/25 · Minister of Tourism
04Why now
Gulf money is building Egypt’s coast.
The Gulf’s sovereign funds have stopped watching Egypt and started building it. Two deals alone are worth almost $65 billion.
Ras El Hekma: UAE–Egypt agreement, February 2024. Alam Al Roum: Egyptian Cabinet; construction launched August 2026 (Daily News Egypt).
Central Bank of Egypt (remittances, $29.6bn in 2024 and $41.5bn in 2025, February 2026); State Information Service and Ministry of Tourism (15.7m in 2024, ~19m in 2025); airport figures as on page 01 (Cairo: IDSC).
Foreign direct investment, 2024$46.6bndriven by Ras El Hekma · UNCTAD
Growth forecast, 20264.6%upgraded in July · IMF
Why it’s still early
- Record visitors, record airports, record foreign investment
- New coastal cities being built with sovereign money
- A currency that makes entry prices cheaper for foreign buyers
- Developer plans that let you buy in before handover
Ask us in your consultation: which projects sit closest to where this money is going.Book a free call
05The money, the rent, the exit
0% interest. No bank. No credit check.
Egypt’s developers finance the purchase themselves. It is one of the biggest advantages of this market, and most international buyers have never seen anything like it.
An EGP 12m ($222,200) home on this plan, in US dollars
Home price$222,200EGP 12m
Down payment$22,20010%
Each quarter$6,25032 payments, 0% printed interest
That’s about$2,080a month
Illustration at 54 EGP per US dollar. Payments are fixed in EGP, so if the pound weakens, each one costs you fewer dollars. Not an offer.
Then let the rent help: Red Sea homes have shown gross rental yields of 8–12% (2025, JLL · regional market data). With most of the plan still to pay at handover, rent can cover much of each year’s installments.
Vacation rentalsShort stays through a local operator. Year-round on the Red Sea, summer on the North Coast.
Long-term rentalsYearly contracts, steadier income. Strongest in Greater Cairo.
Sell before handoverSell your contract, with the developer’s approval.
Sell after handoverA finished, rented home is easier to sell.
Choose wellPopular sizes and finished projects resell fastest.
Ask us in your consultation: the cash price against the plan price, your payment calendar in your own currency, and realistic rents for your shortlist.Book a free call
06The coasts
Two seas, two ways to live.
How long each market has been building
Established
North Coast
Proven: big-name resorts, active resale and a busy summer. SouthMed alone has sold EGP 520bn, about $9.6bn.
- Best for
- A summer home with strong seasonal demand
- 2-bedroom from
- ~$226k total, on an 8-year plan
- Late 1980sMarina El AlameinState-builtState-built resort after the first Sahel compounds
- 2007Marassi
Emaar Misr launches its resort at Sidi Abdel Rahman - 2014Almaza Bay
Travco opens up Sidi Heneish with its resort village - 2018New Alamein CityState-builtThe state’s year-round city: beachfront towers, a marina and universities
- 2021Silversands
Ora Developers’ lagoon community - 2024Ras El Hekma
$35bn new city with Abu Dhabi’s ADQ; precincts by Modon and Palm Hills - 2024SouthMed
TMG’s mega-city; EGP 60bn+ (about $1.1bn) reportedly reserved in 12 hours - 2025Wadi YemmModon launches the first of Ras El Hekma’s 17 precincts
- 2025Alam Al Roum
Qatari DiarQatari Diar’s $29.7bn city - Jun 2026Nobu North Coast
Hotel and residences at SODIC’s Ogami - Jul 2026Nammos Ras El Hekma
Modon brings the Nammos resort, village and residences to Egypt
Established since 1990
Red Sea North
Proven: a lived-in town with year-round life.
- Best for
- Year-round life and rental income
- 2-bedroom from
- ~$202k total, on an 8-year plan
- 1990El Gouna
Orascom founds a full resort town north of Hurghada
Early stage
Red Sea South
Younger: the big names are arriving now, so buyers get in earlier.
- Best for
- Year-round sun and getting in early
- 2-bedroom from
- ~$170k total, on an 8-year plan
- 2018Makadi HeightsOrascom Development launches a new town at Makadi
- 2023Almaza Bay Ras SomaTravco brings its North Coast brand south
- 2023–24Somabay communities
The resort starts launching residential communities - 2025Marassi Red SeaEmaar Misr brings Marassi to Ras Abu Soma
- 2026Qatari Diar Red SeaQatari DiarLand allocation agreed for a 29m m² site between Makadi Bay and Soma Bay
- NowShams Soma
MARAKEZ enters the Red Sea, within Somabay
2-bedroom prices: lowest total on a developer’s 8-year plan, October 2026 (KÂMO unit data, listing portals), at 54 EGP per dollar; cash is usually lower. SouthMed sales: Daily News Egypt, August 2026.
07Your next step
Talk to the people behind KÂMO.
A free, private 20-minute call by phone or video, with no obligation. We advise international buyers and Egyptians abroad, and we sit on your side of the table.
Each of us made a move like the one you’re considering. We advise from experience, not a brochure.
Lived and worked inCharlotte, NCNew York CityWashington, DCGermanySpainMexicoDubaiCairoRed Sea
The view from abroadCareers built in the US, Germany, Dubai and Cairo; homes in Spain, Mexico and on the Red Sea. We advise buyers making the same move.
Four languagesEnglish, Arabic, German and Spanish, across the team.
On the groundIn Cairo, on the Red Sea and between Dubai and the North Coast.
On your sideOff-plan: the developer pays us. Resale: a 2% buyer fee, agreed in writing.
- 1Your brief
Goal, budget, currency and timing.
- 2Where it fits
The market and way of buying that suit you.
- 3Your numbers
Full cost, plan and likely rent, in your currency.
- 4Your next steps
What to check, in what order.
Scan to book your free 20-minute call
go.kamoproperty.com/2026guide · WhatsApp +20 122 684 7598 · hello@kamoproperty.com
Want the detail first? Read the full investor guide.
Figures as of 2026, from the sources named on each page. Plan and rent examples are illustrations, not offers or promised returns. General education, not legal, tax or investment advice. Detail: kamoproperty.com/guides/egypt-investor-guide. Photographs: Soma Bay aerial and the New Capital, Wikimedia Commons; Giza pyramids and North Coast lagoon, supplied by KÂMO; Marassi, Emaar Misr; Somabay Marina, Aquaman Somabay.
Sources
Central Bank of Egypt (tourism, 2010; remittances, February 2026); Ministry of Tourism and Antiquities, including via Ahram Online; State Information Service; Egyptian Cabinet; CAPMAS; Information and Decision Support Center (IDSC); AeroCorner route data; airport operators and Wikipedia’s list of Africa’s busiest airports; UNCTAD; IMF World Economic Outlook update (July 2026); The Board Consulting via Arab Finance (developer sales, 2025); Daily News Egypt; JLL and regional market data (2025); Weather2Travel (CRU, Met Office and KNMI climate averages); developer price lists, listing portals and KÂMO unit data (coast prices). US dollars at 54 EGP per dollar. Plan and rent figures are illustrations, not offers or promised returns. General education, not legal, tax or investment advice. Full detail is in the investor guide. Photographs: Soma Bay aerial and the New Capital, Wikimedia Commons; Giza pyramids and North Coast lagoon, supplied by KÂMO; Marassi, Emaar Misr; Somabay Marina, Aquaman Somabay. As of 2026.