Buying Property in Egypt: Costs, Fees and the Egyptian Pound

One-off buying costs

According to Egypt's official real estate platform, registration and notarisation fees range from about 0.5 to 3 per cent of the declared value, legal fees typically run 1 to 2 per cent, and the standard estate agent commission is around 2 per cent, though it can reach 5 per cent on some sales. Stamp duty adds under 0.5 per cent.

The platform's practical advice is to budget 10 to 15 per cent above the listed price once every cost is counted - a sensible rule of thumb for resort purchases too.

• Registration and notarisation: roughly 0.5-3% of declared value
• Legal fees: 1-2%
• Agent commission: typically around 2% (up to 5%)
• Stamp duty: under 0.5%
• Overall buffer: 10-15% above the asking price

Ongoing and hidden costs

Annual real estate tax is calculated at roughly 10 per cent of a property's assessed annual rental value after deductions, though exemptions mean many residential homes pay little or nothing - check with Egypt's Real Estate Tax Authority. In managed compounds and resorts, maintenance fees commonly run EGP 5,000 to EGP 20,000 a year, according to the official platform.

On new builds, utility connections for water, electricity, gas and sewage can cost EGP 10,000 to EGP 50,000 or more, and 14 per cent VAT applies to services such as finishing work and legal consulting. Semi-finished apartments - common in Egypt - need roughly EGP 1,500 to EGP 4,000 per square metre to complete.

What happened to the Egyptian pound

In March 2024 the Central Bank of Egypt let the pound float and unified the exchange rate, a reform that reset the currency market. The dollar peaked at EGP 51.72 in April 2025, but the pound then strengthened, gaining about 6 per cent against the dollar over 2025, according to Daily News Egypt, which expects a broadly stable range of EGP 46-50 per dollar through 2026.

Behind that stability sit foreign reserves above $51bn and record remittances of $33.9bn in the first ten months of 2025. The same analysis flags risks, including $32.3bn of external debt service due in 2026 - so treat any exchange-rate assumption as provisional.

What this means for EUR and GBP buyers

The devaluations of recent years sharply increased the purchasing power of euros and pounds in Egypt, which is one reason resort property has drawn so many European buyers. But it cuts both ways: EGP-denominated running costs are cheap today, while resale proceeds convert back to your home currency at whatever the rate is then.

Two practical points. First, many developers price in US dollars or offer EGP instalment plans - understand which currency your contract actually obliges you to pay. Second, always send funds through formal banking channels and keep the transfer records: documented inward transfers matter for residency applications and for repatriating money later. Habio's buyer guides and Egyptian listings can help you compare what your budget buys.

• Check whether your contract is priced in EGP, USD or another currency
• On off-plan instalments, currency swings change what you pay in GBP or EUR terms
• Transfer funds via banks and keep the paperwork
• Have a bilingual contract reviewed by an independent lawyer