Property investment in Egypt: full costs and the exit
Two things decide whether an Egyptian property investment worked: the costs you did not model at the start, and how much of your money you can actually get out at the end.
Yield calculations usually start from the purchase price and the rent. That omits the acquisition stack, the annual drag, the disposal cost and the currency at which you convert back. This page prices the whole round trip.
Acquisition costs
| Item | Rough scale |
|---|---|
| Registration at the Shahr Aqari | Capped fee — proportionally heavier on cheap units |
| Lawyer | Modest; the best-value line on the list |
| Notarisation, translation, legalisation | Small, but unavoidable for foreign buyers |
| Agency commission, if used | 1–2.5% |
| Compound maintenance deposit | One-off, can be several per cent |
| Furnishing and snagging | Highly variable; substantial on core-and-shell |
A working assumption of 5–8% above price covers most purchases, more if the unit needs finishing.
Holding costs
- Annual real estate tax on assessed rental value above a threshold.
- Compound service charges, indexed and rising.
- Building charges and lift maintenance in ordinary blocks.
- Management fee if let, commonly a percentage of collected rent.
- Vacancy — the cost nobody budgets and everyone incurs.
- Maintenance. Egyptian finishings and appliances take a beating from heat, dust and hard water.
Selling
Set expectations on time first. Resale in a thin market routinely takes many months, and the achieved price commonly lands well below the asking price. Villas and units in immature districts sit longest.
On the tax side, Egypt applies a transfer levy on real estate disposals calculated on the sale value rather than on the gain, alongside the holding-period rules that apply to foreign owners and to anyone who bought under a residency or citizenship route. Rates and exemptions change — confirm the current position with an Egyptian accountant before you list.
Things that shorten a sale: a registered title, a finished unit, a delivered district, correct pricing from day one, and clean documentation ready to hand over.
Getting the money out
This is the step remote investors under-plan. Repatriation is far smoother when you can evidence that the original purchase funds entered Egypt through a state-owned bank with proper documentation. Keep the SWIFT records, the bank certificate and the registered contract for the entire holding period.
Also model the exchange rate twice, not once: at entry and at exit. A property that gains 60% in pounds over a period when the pound loses 40% against the dollar has roughly stood still.
Owner listings on this site
Common questions
What is the total cost of buying property in Egypt?
Plan on 5–8% above the purchase price for a finished, registered unit, and more where the property needs finishing or has registration problems to solve.
Is there capital gains tax on property in Egypt?
Egypt applies a levy on real estate disposals calculated on the transaction value rather than the profit, with rules that have been amended repeatedly. Get the current rate from an Egyptian accountant before you sell.
How long does it take to sell a property in Egypt?
Months rather than weeks, and longer for villas or units in districts that have not filled in. Price realistically at the start if the timeline matters.
Can I take the sale proceeds out of Egypt?
Generally yes, and it is considerably easier when the original inbound transfer was documented through a state-owned bank. Keep every record.
Last reviewed September 2026. Prices, tax rates, residency thresholds and ownership rules in Egypt change frequently — verify anything you are relying on.