Buying property in Egypt: what the process involves

Can foreigners buy property in Egypt?

Foreign ownership of property in Egypt is possible, but it comes with conditions, and those conditions differ depending on the type of property, its location and how it is being used. The rules also change over time.

This is exactly the kind of question where you should not rely on a website — including this one. Before you commit money, get the current position confirmed in writing by an Egyptian lawyer who is acting for you, not for the seller.

Ready versus off-plan

A ready property exists. You can walk into it, see the finish, meet the neighbours and know what you are getting. What you see is what you buy.

Off-plan means you are buying something that has not been built yet, based on drawings and a promise. It is often cheaper, and payment is usually spread over a longer period. But you are taking on delivery risk: the date can move, the specification can change, and in the worst cases the project stalls.

• Ready: lower risk, higher upfront cost, no waiting
• Off-plan: longer payment runway, real delivery risk, more due diligence required

Judging an off-plan project

If you are buying off-plan, the developer matters more than the brochure. Look at what they have already delivered, not what they are promising.

• What has this developer completed before, and was it delivered on time?
• Can you visit an earlier project and see the actual build quality?
• What exactly does the contract say happens if delivery is late?
• Is the specification in the contract, or only in the marketing material?
• What are the permits and approvals, and can you see them?

Payment structures

Instalment plans are common and can be genuinely useful. They are also where the real cost hides. A long plan with a low monthly figure is not automatically cheaper than paying less over a shorter period.

Ask for the total amount payable, not just the monthly figure. Then compare that total against the cash price.

• What is the total payable across the whole plan?
• What is the deposit, and is it refundable under any circumstances?
• What happens if you miss a payment?
• Can you sell or transfer before the plan finishes, and at what cost?

Due diligence before any money moves

• Confirm who legally owns the property today
• Check the property is free of debts, mortgages or disputes
• Verify the building permits and that the property matches them
• Confirm the seller has the authority to sell
• Have your own lawyer review the contract — not the seller's lawyer
• Never pay into a personal account without a documented reason and a receipt