Egypt’s residential real estate prices rose 20% to 30% in the first half of 2025, marking one of the steepest increases in over a decade, according to market data. The price surge has pushed average rates in some areas of Cairo and the North Coast above EGP 200,000 per square metre.
The spike follows the sharp devaluation of the Egyptian pound in early 2024, which raised costs for imported materials and finishing components. Alongside inflation remaining above 30%, developers have faced rising wage, fuel, and raw material expenses, prompting them to raise prices to protect margins.
Land shortages in East and West Cairo, as well as the North Coast, have also intensified upward price pressure. Investors seeking a hedge against inflation have further increased demand, while developers have passed through higher costs for cement, steel, and financing into pricing for new phases of projects.
According to The Board Consulting, Egypt’s top 10 developers sold 18,500 units in Q1 2025, with total sales of EGP 290 billion, representing a 23% increase from the same period last year. The average unit price reached EGP 15.7 million, driven by demand in the upper-middle and luxury segments.
In East Cairo, units in the Fifth Settlement sold for EGP 60,000 to over EGP 200,000 per square metre. The Sixth Settlement saw a year-to-date increase of 18%, with prices between EGP 120,000 and EGP 160,000. In West Cairo, prices ranged from EGP 50,000 to EGP 170,000. The North Coast recorded prices between EGP 70,000 and EGP 200,000 per square metre, with some premium secondary sales reportedly reaching EGP 1 billion.
The Ras El Hekma deal, announced earlier this year, has further fuelled demand in the North Coast, with renewed investor activity and pricing momentum. In emerging areas like El Obour City, average rates climbed from EGP 7,000 in 2023 to EGP 35,000 in 2024. The New Administrative Capital has seen prices ranging between EGP 50,000 and EGP 70,000 per square metre, depending on the developer, project size, and construction progress.
Although the Central Bank of Egypt cut interest rates by a cumulative 325 basis points in April and May, analysts expect price growth to continue in the second half of the year. Developers are still contending with elevated input costs and have maintained pricing power through flexible payment plans and extended instalment schemes.
Forecasts suggest a further 20% to 30% increase in property values through end-2025, despite some short-term stabilisation in the exchange rate. Market segmentation remains wide, but persistent inflation and land scarcity are likely to continue driving prices higher.
