I’m a British citizen living in Cairo — am I legally allowed to buy an apartment here, or are there restrictions I should know about?
Yes, foreigners are legally allowed to own property in Egypt. This right is governed by Law No. 230 of 1996, which permits non-Egyptians to purchase real estate for residential purposes. However, there are important restrictions to be aware of
- You may own a maximum of 2 properties in Egypt
- The total area of each property must not exceed 4,000 square meters
- Ownership in border areas and the Sinai Peninsula is generally prohibited for foreigners
- You are not allowed to sell the property within 5 years of purchase, unless you obtain special approval from the Prime Minister
As a British citizen residing in Cairo, you can legally purchase an apartment — provided these conditions are met. I strongly recommend having a legal professional review the title deed and verify the property is in a permitted zone before signing any contract.
I heard foreigners can only own 2 properties in Egypt — is that true? And what happens if I want to buy more?
That is correct. Under Law No. 230 of 1996, a foreign national may own no more than 2 real estate units in Egypt for personal residential use. If you wish to own additional properties beyond this limit, you will need to obtain special approval from the Council of Ministers, which is granted on a case-by-case basis and is not guaranteed. Attempting to bypass this restriction — for example, by registering property under another person’s name — carries serious legal risks. If investment in multiple properties is your goal, there may be alternative legal structures worth exploring, such as establishing a company in Egypt. I would be happy to advise you on the best approach for your specific situation.
Can I buy property in my name only, or do I need an Egyptian partner or spouse to be on the title deed?
You can absolutely purchase and register property solely in your own name as a foreigner. Egyptian law does not require you to have an Egyptian co-owner, partner, or spouse on the title deed. Full individual foreign ownership is permitted under Law No. 230 of 1996. However, it is essential that the property is properly registered at the Real Estate Registration Authority (Maslahet Al-Shahr Al-Aqari — مصلحة الشهر العقاري) to secure your legal ownership rights. An unregistered contract, even if notarized, does not give you full legal protection under Egyptian law.
If I buy a property in Egypt, does that automatically give me residency? I’ve seen this advertised by developers and I’m not sure if it’s legally accurate
This is a very important question, and I’m glad you asked before making a decision. Property ownership does not automatically grant residency — but it can qualify you for a renewable residency permit under Egyptian investment and residency regulations, subject to specific conditions
- The property must be purchased for a value of no less than USD $100,000 (or equivalent in foreign currency)
- The purchase price must be paid in foreign currency transferred through official banking channels
- The residency is granted for 1 to 3 years and is renewable, not permanent
- It does not lead to Egyptian citizenship
What some developers advertise is technically possible, but it is not automatic — it requires a formal application to the relevant authorities. Please do not rely solely on a developer’s promise. Legal verification is essential before you invest.
What are the legal steps to register a property under a foreigner’s name in Egypt — and are there any extra fees or taxes that apply specifically to non-Egyptians?
Registering property as a foreigner follows the same general process as for Egyptian nationals, with a few additional steps. Here is a simplified overview:
- Step 1 — Sales Contract (العقد الابتدائي)
- Sign a preliminary sale contract with the seller, reviewed by a qualified lawyer.
- Step 2 — Tax Clearance
- Obtain a tax clearance certificate confirming no outstanding taxes on the property.
- Step 3 — Notarization
- The contract must be authenticated at the Notary Public Office (الشهر العقاري).
- Step 4 — Final Registration
- Submit all documents to the Real Estate Registration Authority to complete title transfer in your name.
- Step 5 — Additional Requirements for Foreigners
- You will need to provide a valid passport, proof of legal entry/residency, and in some cases proof that the purchase price was paid in foreign currency through an Egyptian bank.
- Regarding fees: Foreigners are subject to the same registration fees and real estate taxes as Egyptians — there is no extra tax specifically targeting foreign buyers. However, if you are purchasing with the intention of applying for residency, the payment must be made in foreign currency, which is a condition that does not apply to Egyptian buyers.