Egypt Eases Foreign Property Ownership — Unlimited Units, Mortgages Now Available
Egypt Eases Foreign Property Ownership — Unlimited Units, Mortgages Now Available
In a landmark policy shift, Egypt has removed the cap on the number of properties foreigners can own and opened mortgage financing to international buyers. The changes, reported by Al-Ahram Weekly on 2 July 2026, represent the most significant liberalisation of foreign real estate ownership in decades.
What Changed
Under the foundational Law 230/1996, foreigners were historically limited to a maximum of two properties nationwide, each no larger than 4,000 square metres. The 2023 Decree 3562 abolished the unit cap entirely — provided the full value is paid in foreign currency from abroad.
Key provisions now in effect:
- No unit cap: Foreigners can own an unlimited number of properties if paid in foreign currency
- Mortgage financing available: Up to 70% of property value, terms up to 7 years, with proof of foreign income in USD
- Simplified registration: Notarisation of contracts allowed for properties under state-supervised authorities (NUCA) by submitting contract and proof of USD payment
- Investment pathway: Under Investment Law 72/2017, foreigners can own spaces for larger commercial, industrial, or tourism projects
The 30% Foreign Sales Target
The Chamber of Real Estate Development is advocating for foreign sales to constitute at least 30% of each project. This would provide crucial developer liquidity, reduce reliance on extended 10–15 year installment plans, and help control domestic property price inflation.
Expert Osama Saadeddin stated that “property exports could generate returns for the Egyptian economy higher than oil and gas” if obstacles are removed.
Geographic Restrictions Remain
Law 15/2012 (Sinai Development) still bans foreign ownership in most of Sinai, except for Dahab, Sharm El-Sheikh, and the Gulf of Aqaba tourism zone. The Red Sea coast — including Hurghada, Sahl Hasheesh, El Gouna, and Makadi Bay — has no such restrictions and remains fully open to foreign freehold ownership.
Why This Matters for Red Sea Investors
The removal of the unit cap is a game-changer for portfolio investors. Previously, a foreign buyer could only hold two properties in Egypt. Now, an investor can build a diversified Red Sea portfolio — a studio in Hurghada for Airbnb yield, a luxury apartment in Sahl Hasheesh for capital appreciation, and a Makadi Bay resort unit for personal use — all under the same ownership structure.
Combined with Egypt’s residency-by-investment programme (from $50,000), 0% interest installment plans, and rental yields of 8–12%, the Red Sea coast now offers one of the most accessible and rewarding property investment frameworks in the Mediterranean region.
Ready to explore your options? Contact MAMO Property on WhatsApp: +20 115 298 0998
Source: Al-Ahram Weekly, 2 July 2026
Co-founder of MAMO Property, real estate specialist in Hurghada with 16+ years experience in Egyptian property market.
