The KÂMO Ledger — The Dollar Behind the Pound
Every figure in this issue is drawn from public market data or from KÂMO's own published price matrices — the same intelligence we use to advise our clients.
Market Analysis
Since the pound floated on 6 March 2024 — a devaluation of roughly 38 percent in a single day — Egypt's prime residential market has behaved like two markets sharing one currency. Prime-area prices rose 20 to 30 percent in EGP terms through the first half of 2025. In dollar terms, per Savills, values held broadly flat. For a hard-currency buyer, that is not a coincidence. It is the mechanism.
Nowhere is it more visible than the North Coast. JLL data, cited by Daily News Egypt, puts North Coast residential appreciation at roughly 390 percent between 2023 and the third quarter of 2025 — villas alone rose 519 percent. Ras El Hekma's western districts moved from EGP 43,667 to close to EGP 217,768 per square metre over the same window: a five-fold repricing in pounds that a dollar buyer experienced as comparatively orderly.
The capital behind that repricing is not speculative. It is remittance-led. Egypt recorded a record USD 41.5 billion in worker remittances in 2025, up 40.5 percent on the year, according to the Central Bank of Egypt — diaspora and Gulf buyers converting hard currency into EGP-denominated assets that have, so far, held their dollar value.
Egypt's coastal trophy tier is not expensive in dollars. It only looks expensive in pounds. That distinction is what this publication exists to keep testing, issue by issue.
Entry Pricing, Red Sea & North Coast
Entry-tier apartment and chalet pricing across four published developments spans EGP 157,143–260,656 per square metre; entry villa pricing, at Nautilus, starts near EGP 401,600 per square metre. Figures are each project's lowest listed unit price divided by that unit's minimum floor area.
| Development | Market | Entry unit | Area | Entry price | EGP / sqm |
|---|---|---|---|---|---|
| Silversands | Ras El Hekma, North Coast | 1-Bedroom apartment | 56 sqm | EGP 9,600,000 | 171,429 |
| Blanca | Soma Bay, Red Sea | 2-Bedroom apartment | 133 sqm | EGP 20,900,000 | 157,143 |
| Mesca Golf Edition | Soma Bay, Red Sea | 1-Bedroom apartment | 53 sqm | EGP 11,000,000 | 207,547 |
| Blanca Gardens | Soma Bay, Red Sea | 1-Bedroom chalet | 61 sqm | EGP 15,900,000 | 260,656 |
| Nautilus | Soma Bay, Red Sea | 3-Bedroom villa | 271.4 sqm | EGP 109,000,000 | 401,621 |
Source: KÂMO price matrices, August 2026 — published, non-test projects only.
What Moved This Month
- 81 percent of wealthy Gulf buyers want a branded residence in Egypt; roughly 1,100 units exist. — Knight Frank, Destination Egypt 2025
- The Central Bank of Egypt cut rates 725 basis points across 2025 as inflation eased to 12.3 percent by November. — Bloomberg / CBE, 2025
- Egypt's property-linked citizenship threshold sits at USD 300,000 — below Turkey's USD 400,000 and Jordan's USD 750,000. — CitizenX / IMI Daily, 2024–2025
The KÂMO Ledger publishes monthly.
Cite: The KÂMO Ledger, No. 1, August 2026 — KÂMO Property Group