Commercial property for sale in Egypt
Commercial property is a different legal animal from residential in Egypt. Foreign ownership works differently, tenancy works differently, tax works differently — and none of the residential guidance transfers.
This page is the overview for shops, offices, clinics, warehouses and mixed-use units. The individual types have their own pages below. The common thread is that the rules you learned buying an apartment mostly do not apply.
The foreign ownership question
Law 230 of 1996, the statute that lets a non-Egyptian own two residential units totalling 4,000 square metres, is framed around residential use. It is not the route to owning a shop or an office.
- Commercial acquisition by a non-Egyptian is normally structured through an Egyptian company, which the buyer owns.
- That brings company formation, annual filings, corporate tax and a governance structure — all manageable, all requiring proper advice before you commit funds.
- A January 2024 amendment to the Desert Land Law opened full ownership of land used in investment projects to foreigners, which matters for larger commercial schemes rather than for buying a single shop.
Do not assume a developer's sales office understands this. Take independent advice from an Egyptian lawyer before any payment.
How commercial differs, in practice
| Residential | Commercial | |
|---|---|---|
| Foreign ownership | Direct, within Law 230 limits | Usually through an Egyptian company |
| Tenancy framework | Residential rules | Separate rules, with goodwill and renewal issues |
| Lease length | Typically 1–3 years | Longer, with fit-out amortised across the term |
| Vacancy | Short between tenants | Can be long; the unit earns nothing meanwhile |
| Fit-out | Minimal | Significant — establish in the lease who pays |
| Tax | Rental income tax, real estate tax | Plus VAT considerations and corporate treatment |
| Buyer pool on resale | Broad | Narrow — investors and occupiers only |
What drives value
- Location at the street level, not the district level. Commercial value is measured in metres of frontage and passing footfall, not in postcodes.
- Whether the activity you intend is licensed for that unit. A unit zoned residential cannot lawfully trade as a shop.
- The existing tenant, if any — their covenant, their lease term, and whether the lease is one you would have signed.
- Parking and servicing access.
- The building's occupancy. A shop under empty offices has no customers.
- Service charge apportionment between commercial and residential occupiers, which is often disputed.
Owner listings on this site
Common questions
Can a foreigner buy commercial property in Egypt?
Not straightforwardly in a personal name — Law 230 is framed around residential use. Commercial purchases by non-Egyptians are normally made through an Egyptian company. Take advice first.
Are commercial yields higher than residential in Egypt?
Gross yields are often higher, and so is vacancy, fit-out cost and management effort. The net picture is far closer than the headline suggests.
Is commercial property harder to sell?
Yes. The buyer pool is investors and occupiers rather than households, so sales take longer and pricing is less forgiving.
Last reviewed September 2026. Prices, tax rates, residency thresholds and ownership rules in Egypt change frequently — verify anything you are relying on.