Can Foreigners Buy Property in Egypt? The 2026 Rules

What Law 230 of 1996 allows

The main framework for foreign ownership is Law No. 230 of 1996. Under it, a non-Egyptian may own up to two properties anywhere in Egypt, and each property may not exceed 4,000 square metres. Properties of historical significance are excluded altogether.

According to Egypt's official real estate platform, the properties should be for residential use by the owner and their family, although premises used for licensed commercial activity are also recognised under the law.

• Maximum two properties per foreign buyer
• Each property capped at 4,000 square metres
• Historic buildings are off limits
• Separate rules (Law 143 of 1981) govern desert and agricultural land

The five-year resale rule

Foreign owners generally cannot sell for five years after acquisition, although the Prime Minister can grant exceptions. If you buy vacant land, you are expected to complete construction within five years; delays extend the period during which you cannot dispose of the property.

These conditions are treated as a matter of public order: a transaction that breaches them can be declared void, so it pays to have an independent Egyptian lawyer check any purchase before you commit.

Where foreigners cannot buy freehold

The Sinai Peninsula, which includes Sharm El Sheikh and Dahab, is the big exception. Freehold there is reserved for Egyptians; foreigners are limited to long leasehold or usufruct arrangements, with legal sources describing terms of up to 75 or 99 years depending on the structure used. Military and strategic zones are also excluded, and some coastal areas need approval at the highest level of government.

The mainland Red Sea coast, including Hurghada, El Gouna and Sahl Hasheesh, sits outside Sinai, which is one reason it has become the default choice for foreign buyers. You can explore Red Sea listings and area guides on Habio to see how these markets compare.

How registration works

There are two routes to securing your title. Full registration at the Real Estate Registration Office is the strongest protection but typically takes three to six months, according to the official Egyptian real estate platform. The alternative, a court signature-validation case, is faster at around two to four weeks but offers more limited protection.

Many resort properties are sold on contracts that have never been fully registered, so ask early how the title is held and budget time for proper registration.

• Full registration: strongest title, roughly 3-6 months
• Court signature validation: faster (2-4 weeks) but weaker protection
• Always use an independent lawyer, not one supplied by the seller

Residency and citizenship through property

Buying does not grant residency automatically, but Egypt operates property-linked residence permits. According to Andersen Egypt (updated December 2025), a purchase of at least $50,000 supports a one-year renewable permit, $100,000 a three-year permit, and $200,000 a five-year permit, with work rights attached to investor residency.

Egypt also runs a citizenship-by-investment programme: Henley & Partners lists a $300,000 purchase in government-owned real estate projects among the qualifying routes, alongside a $250,000 non-refundable treasury contribution. These thresholds change periodically, so confirm current rules with the Egyptian consulate or immigration authorities before planning around them.

• $50,000+ purchase: 1-year renewable residence permit
• $100,000+: 3-year renewable permit
• $200,000+: 5-year renewable permit
• Citizenship route: $300,000 in government-owned real estate projects (per Henley & Partners)