Egypt Abolishes Foreign Ownership Cap — Unlimited Properties Now Available to International Buyers
Published: 2 July 2026 | Source: Al-Ahram Weekly, Egyptian Government Gazette | Category: Market News
Egypt Abolishes Foreign Ownership Cap — Unlimited Properties Now Available to International Buyers
Decision 3562/2023 removes the two-unit limit for non-Egyptian buyers. Combined with a new national Real Estate Export Platform and mortgage access for foreigners, Egypt is signalling its most open stance on international property investment in decades.
The Headline Change
For nearly three decades, Egypt’s Law No. 230 of 1996 restricted foreign nationals to owning a maximum of two residential properties, each capped at 4,000 square metres. That limit is now history.
Under Decision 3562/2023, published in the Egyptian Government Gazette and confirmed by Prime Minister Mustafa Madbouli in a recent policy statement, the cap on the number of units has been completely abolished. Foreign nationals may now purchase an unlimited number of properties across Egypt, subject to two conditions:
- All purchases must be paid in foreign currency (USD, EUR, GBP) transferred from abroad into an Egyptian bank
- The 4,000 sqm per-property area limit and the 5-year minimum holding period remain in effect
Prime Minister Madbouli described the policy as “not negative but rather a state-backed economic measure” designed to diversify income and attract foreign direct investment into the real estate sector.
Real Estate Export Platform — Egypt Goes Global
In a parallel move, the Ministry of Housing and the Ministry of Information Technology are jointly developing Egypt’s first National Real Estate Export Platform — a digital marketplace designed to market Egyptian properties directly to international buyers.
The platform, reviewed at ministerial level on 26 June 2026, aims to:
- Centralise verified property listings for foreign buyers
- Streamline the purchase process with digital documentation
- Connect international investors with licensed Egyptian developers
- Position Egyptian real estate as an export commodity alongside tourism and agriculture
Osama Saadeddin, Executive Director of the Real Estate Development Chamber, made a striking comparison: “Property exports could generate returns for the Egyptian economy higher than oil and gas.” He urged developers to target selling at least 30% of each project to foreign buyers to improve market liquidity.
Mortgage Financing for Foreigners — Already Available
What many international buyers don’t realise is that Egyptian mortgage companies have been lending to foreigners for over a decade. Mohamed Samir, a mortgage finance expert, confirmed the following terms are standard:
| Feature | Details |
|---|---|
| Financing Ratio | Up to 70% of unit value |
| Maximum Term | Up to 7 years |
| Requirement | Proof of income in foreign currency from abroad |
| Availability | Active since 2015+ across multiple finance companies |
Samir noted that integrating mortgage financing with the new property export programme would “boost sales and USD inflows significantly.”
What This Means for Hurghada & Red Sea Investors
For buyers targeting Egypt’s Red Sea coast — Hurghada, Sahl Hasheesh, El Gouna, Makadi Bay, and Soma Bay — these changes are unambiguously positive:
Key Impacts
- Portfolio diversification: Investors can now build a Red Sea property portfolio — a beachfront apartment in Sahl Hasheesh, a rental studio in Hurghada city, and a resort unit in Makadi Bay — without corporate structures.
- Rental income strategy: Multiple units = multiple income streams. Short-term rental yields of 8–12% across the Red Sea coast become scalable.
- Simplified process: No need for Egyptian LLC workarounds to exceed the old 2-unit limit. Direct personal ownership, full freehold.
- Developer targets: With developers now incentivised to sell 30%+ to foreigners, expect more international-facing sales teams, multilingual contracts, and flexible payment plans.
The Broader Context — Egypt’s $35–40 Billion Gulf Investment Wave
The ownership liberalisation comes alongside a surge of Gulf investment into Egyptian real estate. According to Ahram Online, Gulf-linked property investments reached an estimated $35–40 billion in Q1 2026, with investors increasingly preferring strategic partnerships with Egyptian developers over direct acquisitions.
Major developments include:
- Ras El-Hekma: $35 billion masterplan (ADQ/Abu Dhabi) — Egypt’s largest foreign investment in history
- Mada City, New Cairo: $4 billion mixed-use project (Majid Al Futtaim partnership)
- Accor/Novotel, New Cairo: $306 million branded residences + hotel (announced 1 July 2026)
- Mountain View Creekview: 20 billion in bookings within days of launch
Meanwhile, Egypt’s stock exchange (EGX) saw $8.8 billion in foreign portfolio inflows during June 2026 alone — one of the strongest months since the 2022 economic reforms. The macro picture supports sustained real estate demand.
Updated Comparison: Egypt vs. Competing Markets
| Feature | 🇪🇬 Egypt (Red Sea) | 🇹🇷 Turkey | 🇪🇸 Spain | 🇦🇪 Dubai |
|---|---|---|---|---|
| Max Properties | Unlimited ✅ | Unlimited | Unlimited | Unlimited |
| Entry Price | From €30,000 | €60,000+ | €120,000+ | €70,000+ |
| Rental Yields | 8–12% | 5–7% | 3–5% | 5–8% |
| 0% Installments | Up to 10 yrs | Up to 2 yrs | ❌ | Up to 5 yrs |
| Residency | $50K+ (1yr) | $200K+ | €500K (Golden) | $204K+ |
What Should Investors Do Now?
The removal of the ownership cap, combined with Egypt’s stabilising currency, record tourism numbers (19 million visitors in 2025), and expanding airport capacity, creates a window of opportunity before prices adjust upward to reflect increased demand.
At MAMO Property, we’ve been guiding international buyers through the Egyptian property process for over 16 years. Our portfolio includes 400+ verified properties across Hurghada, Sahl Hasheesh, El Gouna, Makadi Bay, and Soma Bay — all eligible for foreign freehold ownership.
Ready to explore your options?
Browse our portfolio or speak directly with a Red Sea property specialist.
mamoproperty.com | No buyer commission | Legally verified listings
Sources: Al-Ahram Weekly (2 July 2026), Egyptian Government Gazette Decision 3562/2023, SIS.gov.eg (26 June 2026), Ahram Online (June 2026), Shore Africa (1 July 2026), Middle East Observer (1 July 2026). All data verified against official sources at time of publication.
Tags: Egypt property law, foreign ownership Egypt, Hurghada investment, Red Sea real estate, Decision 3562/2023, real estate export platform, MAMO Property
📚 Further Reading:
- our comprehensive Red Sea location comparison guide
- our complete El Gouna buyer’s guide
- our detailed Sahl Hasheesh area guide
- our Makadi Bay investment guide
- our rental yield comparison and ROI calculator
- our complete guide to foreign property ownership in Egypt
- our residency-by-investment guide
- our installment plans and payment options guide
- LA Casa Resort by Sama Development
- Veranda Sahl Hasheesh project page
- CALA compound details
- our analysis of Egyptian Pound trends and foreign reserves
- our Egypt tourism 2026 impact analysis
- our Egypt economy outlook for property investors
Co-founder of MAMO Property, real estate specialist in Hurghada with 16+ years experience in Egyptian property market.
