Villas for sale in Egypt
Villa buying in Egypt turns on three numbers the listing often omits: plot area, built area, and the annual service charge. Get all three before you discuss price.
Villas are the top of the Egyptian residential market and the part where listing information is least standardised. The same unit can be advertised at two different sizes depending on whether the seller is quoting the plot or the construction, and the difference is not a rounding error.
Where villas are
- New Cairo and the Fifth Settlement — the deepest villa market in the country.
- Sheikh Zayed and 6th of October — comparable stock, generally lower per-metre pricing.
- Madinaty, Mostakbal City, Shorouk — newer, further out, still maturing.
- North Coast and Ain Sokhna — seasonal villas and chalets; income is concentrated in summer.
- El Gouna, Sahl Hasheesh, Hurghada — year-round resort villas with the strongest foreign-buyer presence.
Plot area versus built area
مساحة الأرض is the land. مساحة المباني is the constructed floor area across all levels. A 500 m² plot with 320 m² built is a common configuration and is sometimes advertised as either figure. Ask for both, and ask for the breakdown by floor including basement and roof room.
Where the two diverge in value: land area drives long-term value and redevelopment potential, built area drives what you can live in now. In compounds, extending the built area is usually restricted by bylaw regardless of how much plot is left.
Costs that do not appear in the asking price
| Item | What to expect |
|---|---|
| Annual service charge | Charged per square metre of plot or built area; the largest recurring cost and it escalates. |
| Maintenance deposit | A one-off deposit compounds collect at handover, sometimes several per cent of price. |
| Landscaping and pool upkeep | Private garden and pool maintenance is yours, not the compound's. |
| Finishing | Many villas sell core-and-shell. Finishing a villa is a major project, not a refresh. |
| Security and staff | If the compound does not provide, you will. |
Title questions specific to villas
- Is the land title registered in the developer's name, and has the villa been registered individually? Villa registration lags apartment registration in many compounds.
- Does the deed include the garden and any external structures, or only the building footprint?
- Were extensions, basements, roof rooms or pergolas built under permit? Unpermitted additions transfer to you along with the exposure.
- For a foreign buyer, does the plot fit within the 4,000 square metre aggregate cap once combined with anything else you own in Egypt?
Owner listings on this site
Common questions
How much does a villa in Egypt cost?
Compound villas in Greater Cairo commonly start in the mid hundreds of thousands of dollars and run well past a million for prime addresses. Coastal villas vary enormously with proximity to the water.
Can a foreigner buy a villa in Egypt?
Yes, subject to the two-unit limit and the 4,000 square metre aggregate cap, with additional approvals in coastal and border areas. Sinai villas are usufruct rather than freehold.
Do villas hold value better than apartments?
Not reliably. Villas have a narrower buyer pool and sell more slowly. Well-located apartments are generally the more liquid asset.
Last reviewed September 2026. Prices, tax rates, residency thresholds and ownership rules in Egypt change frequently — verify anything you are relying on.