Egypt's property market slowed in 2026, but prices did not fall. They are rising more slowly than in 2025. The biggest developers are taking in more money from fewer buyers, interest rates have barely moved all year, and payment plans keep getting longer. For a buyer, that means time to compare carefully and little reason to expect a crash.
The news and figures below were checked on 21 October 2026.
Prices are still going up, more slowly
The Association of Real Estate Developers (arD) says home prices rose 20% to 30% in 2025, and expected 8% to 12% in 2026.
The figures so far come in at or below that. JLL puts the rise in sale prices in east and west Cairo at up to 7% in 2026, as reported by Masrawy in September. On resale homes JLL measured less still: 3.1% in New Cairo and 5.4% in 6th of October over the year to the first quarter. Rents in the same two areas rose 10% and 11.2% (Enterprise).
The North Coast is the exception. Asking prices on new launches there rose about 24% in a year, according to an Enterprise analysis of more than a dozen projects.
A few developers did cut. In April the chairman of El-Attal Holding told Masrawy that units once priced at EGP 16 million had been repriced to 13 million. That is one developer, not the market.
The biggest developers sold fewer homes
The ten biggest developers sold about EGP 670 billion of property in the first half of 2026, 2.9% more than a year earlier, according to The Board Consulting (Daily News Egypt). The number of homes they sold fell about 5%, to around 39,000. In the first quarter alone it was down about 15% (Daily News Egypt).
The report puts the higher sales down to higher prices, with fewer buyers underneath. It describes buyers as more careful and paying closer attention to whether a developer delivers on time.
The top five in the first half were Talaat Moustafa (EGP 219 billion), Palm Hills (94 billion), Mountain View (63.7 billion), Emaar Misr (60.9 billion) and Hyde Park (52.9 billion).
Interest rates are high and on hold
The Central Bank of Egypt cut rates by one point in February and has held them since. On 24 September it kept the overnight deposit rate at 19% (Arab Finance). Its next meeting is on 29 October.
Urban inflation was 13.9% in September, down from 14.5% in August, according to CAPMAS (Daily News Egypt).
Two things follow for a buyer. The deposit rate is above inflation, so cash in the bank is earning while you look. And a payment plan is a fixed amount in pounds, so while prices around you rise, each later installment costs you a little less in real terms than the one before. Neither one tells you to buy or to wait. Weigh both.
Plans got longer and homes got smaller
Knight Frank estimates North Coast payment plans have grown from about 4.5 years in 2023 to about 7.8 years now (Enterprise). Developers there are putting 30% to 40% of new homes into studios and one-bedroom units, which lowers the price of getting in.
WiserChat's figures for the whole of Egypt on 21 October 2026:
- 5,870 payment plans across 711 projects with homes for sale. The typical plan runs 8 years.
- 57% of plans run 8 years or more, and 26% run 10 years or more.
- 2,268 one-bedroom apartments for sale in 200 projects. The typical one is 78 square meters for EGP 5.8 million. The typical three-bedroom is 161 square meters for EGP 11.4 million.
A longer plan makes each installment smaller. It does not make the home cheaper. Before you sign, add up what you pay in the first three months and by delivery, and check the maintenance deposit. How to compare payment plans in Egypt walks through it.
Most homes for sale are years from delivery
Of the 33,265 homes for sale on WiserChat with a delivery date, 885 are ready now and 3,797 deliver within a year. That is about one in seven. More than half, 18,805, deliver more than three years from now.
If you need to move in soon, your real choice is much smaller than the market looks. Start from the delivery date, then compare.
What this means if you're buying now
- Don't wait for a crash. None of the reports above shows prices falling across the market. They are rising more slowly.
- Take your time. A slower market is a better moment to compare several projects than to decide in a day.
- Compare the same thing. A one-bedroom against a three-bedroom, finished against unfinished, ready against delivering in 2030 are all different prices. Why property prices in Egypt are hard to compare explains how.
- Check the developer's delivery record. It matters more when you are paying over eight years.
- Add up the whole plan, not just the monthly installment.
Ask Wiser about your case
Wiser, the consultant inside WiserChat, covers more than 700 projects with their prices and payment plans, and does the sums for you. Tell it your budget, the area you want, your down payment and when you need to move in, and it puts the projects that fit side by side. It is free for buyers. Ask Wiser about your own case.