Buying property in Egypt as a foreigner
Foreigners can own residential property in Egypt, but not without limits. The framework statute is Law 230 of 1996: up to two residential units, together no more than 4,000 square metres, with agricultural land prohibited and the Sinai Peninsula on a separate regime.
Egypt is more open to foreign buyers than much of the region and more restricted than Türkiye or the UAE. The rules are workable, but they are real constraints that should shape what you buy rather than surprises you discover at registration.
The core limits
A married couple counts as two individuals, so each spouse has their own allowance. Minors cannot acquire. Where the cap is a constraint, buyers commonly hold through an Egyptian company instead, which is a different legal structure with its own tax and reporting consequences and needs proper advice.
What is off-limits
- Agricultural land — prohibited to foreign buyers outright.
- The Sinai Peninsula, including Sharm El Sheikh, Dahab and Nuweiba — foreigners acquire usufruct or long lease rather than freehold, commonly up to 75 years. Anyone advertising freehold in Sinai should produce the deed.
- Military and border zones, and some desert land, which need specific approvals.
- Protected historic properties.
- Coastal areas generally require an approval step, which a competent developer or lawyer handles as routine.
A January 2024 amendment to the Desert Land Law opened full ownership of land used in investment projects to foreigners. It does not change the retail residential position — an ordinary apartment buyer remains inside the Law 230 framework.
Paying for it
Funds are expected to enter Egypt through a state-owned Egyptian bank with documentation showing the source. Keep the SWIFT confirmations and the bank's certificate. Two reasons: registration and residency applications both ask for them, and repatriating sale proceeds later is far easier when you can evidence that the money came in through the formal channel in the first place.
Do not pay in cash handed over informally, and do not route the price through a third party's account, however normal the seller says it is.
Residency and citizenship
Egypt links property purchase to residence permits on a tiered basis. The thresholds were restructured by decree in 2023 and adjusted since, and sources disagree, so treat these as the shape of the scheme rather than settled figures and confirm the current rule before buying for this reason:
| Route | Commonly cited threshold | Result |
|---|---|---|
| Property purchase | USD 50,000 / 100,000 / 200,000 tiers | 1, 3 or 5 year renewable residence permit |
| Property purchase | USD 300,000 | Eligibility to apply for citizenship by investment |
| Bank deposit | USD 500,000 range | Separate investor route |
In every version of the scheme the property must be residential and registered in your name — a reservation form or an unregistered preliminary contract will not qualify. That single requirement rules out a large share of the stock actually on the market.
Practical sequence for a foreign buyer
- Confirm the unit is residential, outside restricted zones, and within your remaining allowance.
- Appoint an independent Egyptian lawyer — not one recommended by the seller or the developer.
- Get a tax number and, where needed, an Egyptian bank account.
- Transfer funds through a state-owned bank and keep every document.
- Sign the contract, then begin registration, budgeting several extra months for the security clearance.
Owner listings on this site
Common questions
Can foreigners buy property in Egypt?
Yes. Law 230 of 1996 permits a non-Egyptian to own up to two residential units totalling no more than 4,000 square metres, with restrictions on agricultural land, sensitive zones and the Sinai Peninsula.
Do I need Egyptian residency to buy?
No. Ownership rules are based on nationality, not residency, so you can buy while living abroad.
Can I rent out the property?
Yes, foreign owners can let their property, both long-term and short-term, subject to any compound bylaws that restrict holiday letting.
Can I sell whenever I want?
A five-year holding period is commonly applied before resale without an additional tax charge, and the citizenship-by-investment route imposes its own lock-up with penalties for early sale. Check which applies to your purchase.
Is the Sinai different?
Yes, materially. Foreigners generally cannot take freehold title anywhere in Sinai and instead hold usufruct or long lease, commonly up to 75 years.
Last reviewed September 2026. Prices, tax rates, residency thresholds and ownership rules in Egypt change frequently — verify anything you are relying on.