Foreign Ownership of Property in Egypt: What the Law Says in 2026

Short answer: Yes, a foreigner can buy property in Egypt. Ownership of built property and land by non-Egyptians is regulated mainly by Law No. 230 of 1996, and the rules that apply depend on the type of property, where it is and what it is for. In 2026 a change to the limit on the number of properties a foreigner may own was announced, but it is not yet confirmed, so check your own case with a lawyer before you sign. Status checked 17 October 2026.

This guide is written by MAMO Property, a real estate agency in Hurghada since 2009 (GOEIC real estate broker registry No. 200001681). We are not a law firm and this is not legal advice: it explains the main points so you know which questions to ask.

Can foreign nationals buy property in Egypt?

Yes. Egyptian law allows foreign nationals to buy property, but ownership by non-Egyptians is regulated, and every purchase goes through the approvals and registration steps the law requires. What you can buy depends on three things:

• The type of property: an apartment or villa, vacant land, or agricultural or desert land. Different rules can apply to each.
• The location: for example whether the project is in a tourist area, a new city or a restricted zone.
• The purpose: private residence for you and your family, or property needed for a licensed business activity.

Law 230: the general rules for owning property in Egypt

Law No. 230 of 1996 is the general law that regulates the ownership of built real estate and vacant land by non-Egyptians. It sets conditions for foreign owners and allows exceptions through an official approval process. Because these conditions are the subject of the change announced in 2026, we do not summarise the exact limits here. Ask your lawyer to confirm the conditions that apply to you on the day you buy.

Hurghada and the Red Sea: tourist-area rules

Hurghada and the Red Sea coast are among the areas most popular with foreign buyers, and foreign buyers regularly buy apartments and villas there. Special rules can apply to tourist areas and new urban communities, so check with your lawyer which rules apply to the exact plot and project you are considering.

MAMO focuses on south Hurghada, including the Intercontinental district, Soma Bay, Makadi Bay and Magawish, and also offers selected projects elsewhere, such as El Gouna.

Has Egypt abolished the cap? What foreign investors should know

You may have read that Egypt has removed the limit on the number of properties a foreigner can own. As of 17 October 2026, this change is announced, not yet confirmed.

• Announced: reports in 2026 said that the limit on the number of units foreigners may own had been lifted.
• Not yet confirmed: until the change is confirmed, treat the existing limit as current law.
• Decision 3562/2023: this Prime Minister decision, often quoted in articles about the cap, concerns citizenship (granting Egyptian nationality), not the foreign ownership cap.

Our view: until your lawyer confirms the current position, plan as if the limit still applies. If you already own property in Egypt or plan to buy several units, ask about this before you pay a deposit.

Where foreigners face limits: land and special areas

Agricultural land, desert land, land in Sinai and property classified as an antiquity are governed by separate rules with their own conditions for non-Egyptians. If you are considering anything other than a residential unit in a developed project, ask your lawyer before you go further.

Property purchase: paying from abroad

Ask your lawyer and your bank how the purchase price must be transferred and which bank certificate you should keep with your sale contract. When you buy a developer project through MAMO, you always pay the developer directly; see currency, payments and installments for online buyers.

Sale contract, transfer of ownership and property registration

A typical purchase moves from reservation to a preliminary sale contract with the developer or seller, then to notarisation or registration of the transfer of ownership. Registration at the Real Estate Registry (al-Shahr al-Aqari) is what records your ownership rights. Ask your lawyer which document proves ownership at each stage and when final registration is possible for your unit. Our verification checklist lists the documents to request before you buy, and remote property closing explains the steps when you are abroad.

Residency permit through property ownership

Owning property in Egypt can support an application for a residency permit. The conditions, value thresholds and documents are set by the Passports, Emigration and Nationality Administration and can change, so check the current requirements before you apply. Read our Egypt residency by property guide.

Buy property in Egypt with MAMO Property

• 0% buyer commission on developer projects and 2.5% on resale.
• 24+ official developer partners, including Orascom and Orbit.
• Document review: our partner, El-Bedihy Law Firm, reviews project and resale documents.
• Remote purchase: MAMO sends you the contract for signing, and you pay the developer directly. See buy property in Egypt remotely.
• After purchase: furnishing is a separate service; rental management carries a 25% management fee, and rental income is paid monthly to your account in that account’s currency, minus transfer fees. Rental yields are typically 7–12%, not guaranteed.

Browse property for sale in Hurghada or read how foreigners buy property in Egypt.

Legal advice before you purchase a property

• Which ownership rules apply to this project and plot?
• Do I already own property in Egypt, and does that affect a new purchase?
• Which document proves my property ownership at reservation, contract, handover and registration?
• How must I transfer the purchase price, and which bank certificate do I need?
• Which taxes and fees apply? See our guides to property taxes for foreigners, the annual property tax and property resale tax.
• How is the property inherited, and do I need a will that covers Egyptian real estate?

For independent legal advice, see our page on finding a real estate lawyer in Hurghada.

Frequently asked questions

Can a foreigner own property in Egypt?

Yes. Foreigners can buy property in Egypt. Ownership by non-Egyptians is regulated mainly by Law No. 230 of 1996, and the conditions depend on the type, location and purpose of the property, so confirm your case with a lawyer.

How many properties can a foreigner own in Egypt?

Egyptian law has limited the number of properties a non-Egyptian may own. In 2026 a change to this limit was announced, but it is not yet confirmed. If you already own property in Egypt or plan to buy several units, ask your lawyer which rules apply before you pay a deposit.

Can I own property in Hurghada as a foreigner?

Yes. Foreign buyers regularly buy apartments and villas in Hurghada. Confirm the legal status of the specific project with your lawyer before you sign.

Does buying property in Egypt give me residency?

It can support a residency application. The conditions, value thresholds and documents are set by the Passports, Emigration and Nationality Administration, so check the current requirements before you apply.

Do I need a lawyer to buy property in Egypt?

We recommend independent legal advice for every purchase. MAMO’s partner El-Bedihy Law Firm reviews project and resale documents.

Talk to MAMO Property

Tell us where you want to buy in Egypt and how you plan to use the property, and we will send a shortlist and walk you through the documents.

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