FSBOEgypt

Property for sale in Egypt under 5 million EGP

Five million pounds opens the compound market. It buys a delivered apartment in a mid-tier New Cairo or Sheikh Zayed compound, a large apartment in an established district, or a substantial coastal unit.

Listings below are pulled live and filtered to this band. Where the section is absent, nothing currently listed falls inside it.

What this budget buys

  • A finished apartment in a mid-tier New Cairo, Fifth Settlement or Sheikh Zayed compound.
  • A large three or four bedroom in Nasr City, Heliopolis or Mohandessin.
  • A sea-view apartment in Alexandria's Smouha, Roushdy or Sidi Gaber.
  • A well-placed Hurghada or Sahl Hasheesh apartment, or a modest El Gouna unit.
  • A chalet in an established North Coast development, off the first row.
  • A townhouse in an outer or less mature compound, at the bottom of that market.

Villas in delivered Greater Cairo compounds generally sit above this band.

What separates a good buy from an expensive one here

  1. Registered title. At this level an unregistered unit should carry a visible discount, and many do not — that gap is your negotiating room.
  2. Compound maturity. A delivered compound with working amenities and occupied neighbours is worth materially more than one still building, at the same specification.
  3. Service charge history — three years of actual figures, not the current headline, so you can see the escalation.
  4. The maintenance deposit due at handover, which can be several per cent of price and is routinely left out of buyers' budgets.
  5. Whether the developer registered the parent land. Without it, no unit in the compound can be registered however clean your contract is.

Common questions

Can I buy a villa for 5 million EGP?

Not in a delivered Greater Cairo compound. A townhouse in a less mature compound is achievable at the top of this band, as is a house in a secondary city.

Is this enough for New Cairo?

For a compound apartment in the mid tiers, generally yes. For the prime Fifth Settlement compounds or a villa, no.

Should I pay cash or take a plan at this level?

Compare the cash price against the plan total before deciding. Cash discounts are substantial, but in a high-rate pound environment deferring payment can genuinely be worth more than the discount.

Last reviewed September 2026. Prices, tax rates, residency thresholds and ownership rules in Egypt change frequently — verify anything you are relying on.