Who is interested in Egypt? A lot of foreigners! Portal statistics HomesOverseas.ru This is confirmed by the fact that last year the country rounded out the top five in terms of the number of requests for housing. If we talk about the most popular region of Hurghada, then inexpensive apartments (starting from $ 25,000 you can find a nice studio or 1+1) are also available for wintering in the sun by the sea, and for moving, and for the purpose of investment.
In the elite suburbs of Hurghada Somabay and El Goune are home to luxurious modern apartments and villas. These areas have world-class sports infrastructure, yacht harbors, and prestigious international schools.
Europeans (and others) are attracted by relatively low housing prices and the opportunity to make good money on investments on the growing marketnkeand loyal tax conditions for foreigners: zero tax on the sale of real estate, as well as on rental income and capital gains.
Let's add to this the fact that newcomers buy apartments and houses on absolutely the same legal terms as locals.
What do you need to know before entering the Egyptian market?
1. Odnogthere is no real estate registry in the country yet
More precisely, it exists, but it includes only objects with the form of ownership of green cards, that is, about 10% of all apartments and houses. Homebuyers have no obligation to issue green cards, so few people apply for them. On the basis of a purchase and sale agreement and a notarized "taouk", the person is already the rightful owner of the object (for more information, see «How to buy an apartment or villa in Egypt?»).
The authorities have announced that they are working to create a single accessible for all digital database, in which each object will be entered under an individual number. The launch of the platform is taking place in stages, but the initial phases have already started in some cities. In the long run, this will greatly simplify the verification of property rights and reduce fraud.
While the database is not running, when buying a second home, it is important to carefully check the ownership documents, which contain all information about previous owners, encumbrances, and so on. It is better if this is done by a lawyer on the recommendation of a real estate agency that you trust. When dealing in the primary market, it is necessary to make sure that the developer has no problems. A competent realtor will also help with this.
2. "Every taxi driver is a realtor."
There are many individuals on the market who work on their own and whom the government does not control in any way. Sometimes newly arrived immigrants rush to sell real estate to their compatriots without having any experience or qualifications. Sometimes they oversimplify the role of the realtor in the transaction, reducing it only to the selection and display of apartments and ignoring the legal component.
One should also beware of "local informants." Some of them are not averse to fooling a gullible foreigner.
What should I look for when choosing a realtor in Egypt?
A professional agency conducts the transaction from start to finish, advises and helps at all stages!
1. Professional agencies must be registered as legal entities and have a commercial license issued by the General Directorate of Investments (GAFI) and/or the local Chamber of Commerce.
Although Egypt does not yet have a centralized online system for verifying real estate licenses, customers can request copies of registration documents and verify the data with the Egyptian Tax Service or local authorities.
2. Agents must be officially employed by licensed companies.
So far, Egypt does not require passing official exams to obtain a license, although initiatives to introduce a national certification system for real estate activities are being discussed.
Nevertheless, responsible agencies hire experienced specialists, as well as conduct internal training for young personnel. Beginners need to study local legislation, contract rules, and customer service standards.
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3. The agency must have an office.
One of the ways to verify the reliability of the agency is to visit the office. If the office is a hotel lobby, then there is no need to talk about a serious approach.
"Red flags" when working with a realtor in Egypt
What should alert you when interacting with an agent?
1. The price is significantly lower than the market
Example: The average price of a three-bedroom apartment in Hurghada starts at $60,000, and you are offered an option for $25,000. Be careful, because such a discount is clearly not for nothing! Upon closer inspection, it may turn out that the property is located in an old five-story building without an elevator in a non-foreigner-oriented area with all the consequences, that is, an illiquid that you will not resell later. And even the agency that "betrothed" this object to you will refuse to resell when you, having figured it out, express such a desire.
2. The offer is too "burning". Pressure and manipulation. "Games" with the price of an apartment
Example: An unscrupulous agency or a single agent sends or shows an attractive object, sometimes at a non-existent price, insists on a quick decision on your part. Unfortunately, there is only one goal - to extort a deposit from you. Then "suddenly" it turns out that the seller refused the deal, but no one is going to return the deposit to you.
3. An offer to make an advance payment immediately without signing the contract.
If there is some kind of rush, unrealistic benefits are slipping away, then most likely you are dealing with scammers.
4. The offer to make an advance payment to the realtor's personal account, and not to the company's account.
By itself, this may be acceptable, but if there are other alarming "bells", then it's worth being on your guard.
5. The agency does not have an office.
Visit the agency's office in person and make sure that it inspires confidence: there is a sign with the company's logo, branded products, reception, and staff. This in itself does not guarantee anything, but based on the totality of other signs, you can get an idea of who you are dealing with.
6. Refusal to provide official registration or documents.
Feel free to request the constituent documents - this is a normal practice.
7. The documents are signed by an unauthorized person.
The company's contract must be signed by the founder or CEO.
Risks in remote transactions
If you are not buying your first property in Egypt, you know the locations well, and you have been working with an agency for a long time, then it is perfectly acceptable to make a power of attorney and ask realtors to make a purchase without your personal presence.
However, if you are a beginner, you are particularly vulnerable to remote transactions. It's better to fly in and get involved in the process yourself.
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In any case, with a remote purchase, ask for an online display for you. Let the realtor and his camera be your eyes. Inspect not only the apartment itself, but also the territory of the complex, the area, ideally all the way to the sea, if it is within walking distance.
Where can I go if I am deceived by a realtor in Egypt?
If the buyer feels deceived or misled, he can file a complaint with the authorities.:
- Consumer Protection Agency (CPA)
- Economic Police (on fraud and financial irregularities)
- Tourist police.The police are very attentive toIt works well for foreigners.
- Real Estate Department at the local Chamber of Commerce
If there is a violation, it is also possible to file a civil claim through a local lawyer.
Summary
To be fair, there have been big changes in Egypt in recent years - the wild market that was 15 years ago is no longer there.
When dealing with foreigners, a notary must now have a licensed translator present, who is responsible for communicating the meaning of the clauses of the contract to the buyer. Previously, people often blindly signed contracts in Arabic, which opened up a space for abuse.
Many developers today monitor their reputation, deliver facilities on time, and do not lower the bar in terms of quality and environmental friendliness. The development market in the country is highly competitive, and there are major international players in it. By volume of construction Egypt is in third place in 2025 in the MENA region after Saudi Arabia and the United Arab Emirates.
Yes, the Egyptian market is not yet as regulated as the markets of some other countries, but there are more investment opportunities in it. You can earn money by increasing the cost of housing, and by renting, without paying income and capital gains taxes. Developers offer good installment conditions, and resale is allowed without waiting for the completion of construction and full settlement. Sometimes the contract stipulates that it is acceptable to pay in installments, choosing the currency for each transaction according to the payment schedule, which, of course, is convenient.We wish you profitable and safe transactions!
Thank you for your help in preparing the materiala:
Anastasia Hee, Director of the agencyKIKO Real Estate
Ahmed Mohameden, founder, and Julia Verbovskaya, real estate consultant, agency The Hurghadians Property
