If you are looking for real estate market forecasts in Egypt for 2026, the current picture suggests that the market is heading toward a relatively more stable year, with inflation slowing down, consecutive interest-rate cuts during 2025, and continued momentum in new cities—especially the New Administrative Capital, New Alamein, and New Mansoura—which are shaping demand.
Who is this guide for?
Investors in Egypt and the Gulf who want a clear decision map, simple language, and updated information based on real sources.
The question most people are thinking about: Has the market actually started to stabilize? And is it the right time to enter?
The short answer: there are positive indicators, but the best decision depends on your investment type and time horizon.
This article gathers Egypt’s real estate market forecasts for 2026 and explains how new cities will affect prices, returns, and risks. We’ll go step by step and link every point to figures and references so that Egypt’s real estate market expectations are not just general impressions.
How did prices change in 2025, and what is expected for 2026?
What happened in 2025?
Market reports indicated significant increases in property prices during the first half of 2025—reaching nearly 30% year-on-year in some readings—driven by construction costs, exchange-rate changes, and inflation.
A price index at the national level (based on data from a local real estate portal) recorded annual growth of about 30.4% in April 2025; adjusted for inflation, the real increase was more moderate.
In Cairo, JLL recorded the delivery of around 7,300 units in Q2 2025 and noted that prices and rents moved in line with inflation, with a slowdown in freehold sales activity and increased rental demand.
What changed in the economic environment?
- Inflation clearly eased: from historic highs in 2023 to 13.9% in July 2025, then 11.7% in September 2025 according to CAPMAS and the Central Bank—meaning monetary tightening began to bear fruit.
- Interest rates: the Central Bank cut interest rates several times in 2025 (April, August, and October), bringing the deposit rate down to 21% on October 2nd, 2025. This gradually facilitates purchase financing and eases debt-service pressure on developers.
- Operating costs: despite cooling inflation, fuel prices rose in October 2025, which may keep some cost pressures on transportation, logistics, and building materials.
Projection for 2026
With inflation slowing and monetary easing continuing, Egypt’s real estate market forecasts for 2026 lean toward price-growth stabilization instead of sharp jumps, with variances depending on the city, developer, and product quality.
Rental yields are expected to improve gradually with the phased liberalization of old rent laws under the 2025 legislation, which will lead to gradual repricing of some segments, although the full effect will take years.
Foreign and Gulf demand remains a strong driver, especially for coastal and high-end products, which is a key element in Egypt’s real estate market expectations for 2026.
The role of new cities in shaping the real estate market
New cities are not just urban expansions—they are economic, touristic, and educational platforms reshaping the investment map.
These are the three cities leading the scene and influencing Egypt’s real estate market forecasts:
1) The New Administrative Capital
Government and administration hub:
Government headquarters have already been operating over the past two years, with plans to relocate Parliament, the Senate, and the Central Bank. This strengthens administrative, residential, and service demand.
Urban icons:
The Central Business District and the Iconic Tower reflect a business-city identity. Ongoing construction continues to attract companies and investors.
Impact on pricing:
Institutional demand for offices, along with residential, educational, and service demand, creates layered pricing and firmly positions the New Administrative Capital at the upper-middle and upper tiers of Egypt’s real estate market forecasts.
2) New Alamein City
The Arab Summer Capital 2025:
This designation increased its touristic appeal and solidified its status as a second-home destination, supported by major hospitality facilities and a full summer events calendar.
Deliveries and development:
Deliveries began in towers and apartments in 2024, with more stages completed in 2025 and additional tower deliveries continuing into 2026.
Investment meaning:
A coastal city with year-round services gradually increasing off-season occupancy—placing New Alamein at the forefront of Egypt’s real estate expectations for second-home investments.
3) New Mansoura City
A coastal city for the Delta:
Attractive to Delta and northern populations, with a ~15-km promenade and strong educational and medical services.
Actual deliveries in 2025:
Delivery schedules for Jannah, Sakan Misr, and Dar Misr units continued throughout 2025, boosting the city’s credibility and encouraging first-home buyers.
Pricing and entry ticket:
Lower entry price compared to the Capital and Alamein widens the demand base and gives the city weight in Egypt’s 2026 real estate projections for medium-budget investors.
Important note on Gulf demand
Knight Frank reports strong appetite among Gulf HNWIs for buying property in Egypt:
- 61% prefer residential
- 17% plan to buy in 2026 specifically
- A clear preference for coastal locations and branded residences
Other 2025 reports observed rising planned supply (30.8K units expected in 2025 compared to 24K in 2024), with longer payment terms and lower down payments from developers.
Is 2026 the right time to invest?
The answer depends on your strategy:
A) Buy-to-Let Investors
Why it may be suitable:
- Slowing inflation and monetary easing reduce financing burdens and improve rental demand, especially in new cities that now attract permanent residents and businesses.
- Gradual repricing of some rental sectors due to reforms in old rent laws may make the rental market more efficient over the medium term.
Where to look:
- The New Administrative Capital → tenants from government and private sectors, education, and healthcare
- New Alamein → seasonal demand shifting into longer occupancy
- New Mansoura → strong regional demand with lower entry prices in Egypt’s 2026 real estate outlook
B) Trading / Flipping Investors
2025 saw strong cost-driven increases.
In 2026, expect slower but ongoing growth in reputable projects and prime locations (Alamein towers, key districts in the New Capital).
Timing and project stage matter.
Egypt’s real estate forecasts encourage selective—not general—buying.
C) Gulf investors or Egyptians abroad
The “Your Home in Egypt” program (phase II in 2025) expanded supply for Egyptians abroad in the Capital, Alamein, and other cities with online selection and flexible terms, supporting external demand and “property export.”
Continued application strengthens Egypt’s real estate market outlook for 2026 among this segment.
Risk factors (you must consider)
- Energy and logistics costs (e.g., fuel price hikes in October 2025) may slow real price declines if they push up execution costs
- Delivery schedules: 2025–2026 deliveries are relatively high (30–32K units annually), requiring careful selection of reliable developers
- Currency volatility: despite stabilization, any renewed fluctuations may affect pricing
Practical conclusion
If your horizon is medium/long (3–7 years) and you buy in strong projects with solid operations, Egypt’s real estate market forecasts for 2026 lean toward cautiously positive.
For short-term speculation, selectivity and timing are more important than ever.
Summary
2025: strong price increases + slowing inflation + start of monetary easing
2026: Egypt’s real estate forecasts indicate slower, more differentiated growth depending on city and developer, supported by new cities and external demand—provided operational and delivery risks are managed.
FAQs
Will property prices in Egypt rise in 2026?
Yes, but likely more slowly than in 2025, as inflation has cooled and interest rates trend downward. Increases will be selective based on location and project quality—this is central to Egypt’s 2026 real estate forecasts.
Which new cities are most attractive for investment?
The New Administrative Capital, New Alamein (tourism and second homes), and New Mansoura (lower entry price and strong regional demand) are the top three in Egypt’s 2026 real estate outlook.
Which is better: New Mansoura or the New Administrative Capital?
- For lower entry price and stable regional rental demand → New Mansoura
- For higher appreciation potential tied to government, business, and major services → the New Administrative Capital
Is Gulf demand strong for 2026?
Knight Frank reports 17% of global HNWIs plan to buy in 2026; 61% prefer residential; coastal and branded residences lead—supporting Egypt’s export-property market outlook.
Are developers’ payment plans truly flexible?
2025 reports recorded down payments under 10% and average installment durations near 8–9 years in Greater Cairo—a trend likely to continue as developers compete for real demand in 2026.
One step before making the right decision:
Request price lists and available layouts for 2026 in New Mansoura with customized payment plans.
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