The cost of buying property in Egypt
Budget 5–8% above the purchase price for a finished, registered unit. That figure rises sharply if the unit needs finishing, if the title has problems to solve, or if you are buying from abroad and need documents legalised.
Most cost guidance for Egypt stops at registration fees. The items that actually surprise buyers are further down: the maintenance deposit a compound collects at handover, the cost of finishing a core-and-shell unit, and the annual charges that begin the day you take the keys.
One-off costs at purchase
| Item | Scale | Notes |
|---|---|---|
| Registration at the Shahr Aqari | Capped fee, not a percentage | Proportionally heaviest on cheap units; the cap makes it trivial on expensive ones |
| Lawyer | A small fraction of price | Title search, contract drafting, attendance. The highest-value money in the transaction |
| Notarisation and translation | Modest | Unavoidable if your documents are not in Arabic |
| Legalisation / apostille | Modest | For a power of attorney executed abroad; needs consular steps |
| Agency commission | 1–2.5% where used | Zero on an owner-direct purchase — the main saving |
| Maintenance deposit | Can be several per cent | One-off, collected by compounds at or before handover |
| Finishing | Highly variable, can be very large | Core-and-shell delivery is common; this is a second purchase, not a decorating budget |
| Utility connection and meters | Modest | Plus any arrears attached to the meter |
| Furnishing | Variable | Get an inventory annexed to the contract if buying furnished |
Costs that begin after you own it
- Annual real estate tax, assessed on the property's rental value above a threshold rather than on what you paid.
- Compound service charge, indexed and rising with inflation — the dominant recurring cost in any gated development.
- Building charges and lift maintenance in an ordinary block.
- Management fees if you let the unit, typically a percentage of collected rent.
- Vacancy, which nobody budgets and everybody incurs.
- Maintenance. Heat, dust and hard water are hard on Egyptian finishes and appliances, and coastal salt air is harder still.
What it costs to sell
Buyers rarely price the exit, and in Egypt it matters. There is a transfer levy on real estate disposals calculated on the sale value rather than on the gain — so it applies whether or not you made money. Rates and exemptions have been amended repeatedly; get the current position from an Egyptian accountant before you list.
Add to that the time cost: resale routinely takes months, and the achieved price commonly lands well below the asking price. A registered, finished unit in a delivered district sells fastest.
Extra costs specific to foreign buyers
- Currency conversion spread on the way in, and again on the way out. Model the exchange rate twice, not once.
- Bank charges on the inbound transfer through a state-owned Egyptian bank.
- Consular legalisation of a power of attorney if you are not present.
- Travel for viewings. Buying Red Sea property on photographs is how most foreign buyers lose money, so at least one trip belongs in the budget.
- A longer registration timeline — the Ministry of Justice security clearance for foreign buyers adds months, and holding costs run meanwhile.
Owner listings on this site
Common questions
How much are closing costs in Egypt?
Around 5–8% above the purchase price covers a finished, registered unit. Unfinished units, problematic titles and purchases made from abroad all push that higher.
Are registration fees a percentage of the price?
No. Registration at the Shahr Aqari is a capped fee rather than a percentage, which means it is proportionally heaviest on cheap units and negligible on expensive ones.
Is there stamp duty on property in Egypt?
Egypt applies a levy on real estate disposals calculated on the transaction value rather than on the profit, and it falls due on sale. Confirm the current rate with an Egyptian accountant.
What is the maintenance deposit?
A one-off payment compounds collect at or before handover, separate from the annual service charge. It can be several per cent of the purchase price and is routinely left out of buyers' budgets.
Last reviewed September 2026. Prices, tax rates, residency thresholds and ownership rules in Egypt change frequently — verify anything you are relying on.