Q and A With a Cairo Realtor on Egyptian Real Estate Trends in 2025

1) What are the trends that you see with foreign buyers of Egyptian properties thus far in 2025? Are Gulf investors that is Saudi or Emirati buyers still purchasing properties at an equal or greater pace than in 2024?

Foreign investment in Egyptian real estate has surged in 2025, with most buyers being from the Gulf [Cooperation Council (GCC) countries], especially from Saudi Arabia and the UAE. Currency deprecation in Egypt has made properties more affordable for foreign buyers, especially in areas such as Cairo, the North [Mediterranean] Coast, and the Red Sea, counted with [adding to] that the government incentives, which have attracted many investors, primarily from the Gulf, there has also been an increase in demand for coastal properties.

2) Which nationality are the largest group of non-Arab buyers in Egypt?

From Europe–British, Germans, Italians, Russians, and Ukrainians, for Russians and Ukrainians especially post 2022 after the war in Ukraine began [Egypt like Turkey being seen as a safe haven for Russian and Ukrainian capital - Eds].

From America–mostly US, Canadian expats and the Egyptian diaspora.

Photo credit: Beautiful view of Cairo downtown and the Nile from above
Uploaded to iStock by Anton Aleksenko April 2024 iStock photo ID: 2140634074

3) Besides new government offices, what amenities are drawing Egyptians to move to the New Capital?

5G Networks, smart traffic systems, new infrastructure that does not exist in other Egyptian cities, order and cleanliness, and lifestyle amenities, new healthcare facilities, and economic opportunities. But do not expect any mass settlement in the New Cairo administrative capital before 2030, if it hits one million permanent residents by 2028, this [megaproject] would be lucky.

4) The government has made relieving Cairo congestion a priority, as a result should we expect more multi-family high rise projects for middle class families along the Nile?

Yes, more projects are being expanded in satellite cities such as New Cairo, 6th of October, and the New Administrative Capital (NAC), such housing initiatives have already been made across the years, such as the Social Housing Program, there are already some luxury towers being constructed in so called Prime Nile zones such as Zamalek and Garden City; the construction of Line 3 of the Cairo Metro and the extension of Line 4 shows the government takes public transportation very seriously.

I conclude that the 2025 real estate market is shaped by 1) foreign investment 2) smart city appeal and 3) decentralization from Cairo. But I should also note that due to the economic situation, the middle and lower class have practically no representation in terms of the wealth and volume of the real estate being sold, everything is “high class” as they say. Here are some simple figures.

Luxury property sales rose by 10%, 94% of wealthy Gulf investors have a desire to buy and half of them want to do so within the year, the increasing interest comes from abroad, not the locals. In terms of volumes and wealth, Egyptians do not make a very large statistic.