Property prices in Egypt are hard to compare because the price you hear is rarely for the same thing. Size, finishing, delivery date and the payment plan all move the number, and each seller quotes a different mix of them. Once you compare the same measure, price per square meter at the same finishing and the money due in the first months, most of the confusion goes away.
All figures below are for homes still for sale on WiserChat on 20 October 2026.
One area, one kind of home, a wide range
Take three-bedroom apartments in Fifth Settlement, the most common family home in New Cairo. WiserChat lists 1,657 of them for sale across 67 projects.
| Price | Price per square meter | |
|---|---|---|
| Cheaper end (1 in 10 costs less) | EGP 10.0M | EGP 68,000 |
| Typical | EGP 13.2M | EGP 85,000 |
| Upper end (1 in 10 costs more) | EGP 18.7M | EGP 119,000 |
The typical one is 156 square meters. So "a three-bedroom in Fifth Settlement" can mean almost twice the money depending on where you look, before anyone has mentioned a payment plan.
What moves the price
Size. Two apartments both called "three bedrooms" can differ by tens of square meters. Always ask for the built-up area and work out the price per meter.
Finishing. Most new apartments are sold unfinished. In the same Fifth Settlement group, a typical fully finished three-bedroom costs about EGP 97,000 per meter against about EGP 84,000 for one sold as a shell, both delivering more than two years from now. That gap is roughly what you would otherwise pay to finish it yourself, so compare like with like.
Delivery date. A home you can move into soon is priced differently from one delivering in four years. A later delivery usually comes with a longer, gentler plan, which is part of what you are paying for.
The project and the developer. Location inside the area, the compound's facilities and the developer's delivery record all carry a premium. That is a fair thing to pay for, as long as you know you are paying it.
Payment plans differ even more than prices
WiserChat holds 5,866 complete payment plans for projects with homes for sale. The typical plan asks 10% in the first three months and runs for 8 years. But 1,543 of them ask 5% or less in the first three months, and 1,086 ask 20% or more.
Some plans keep the monthly installment low by adding a larger payment every year. Two plans with the same monthly figure can cost very different amounts by the end of year two. Before you compare, ask for the full schedule and add up three things:
- What you pay in the first three months.
- What you pay in total by the time you get the keys.
- The maintenance deposit, often about 8% of the price, and when it is due.
For a worked example of how two developers' plans differ, see SODIC vs Palm Hills.
Why you hear different prices from different people
Mostly, it is not dishonesty. Prices and offers change often, and each person quotes the project, size, finishing and plan they happen to be selling. A cash discount, a launch price or an older price list can all be quoted as "the price". Without the same measure side by side, two honest numbers look like a contradiction.
How to compare, step by step
- Fix the home: area, bedrooms, roughly how many square meters, and finishing.
- Compare price per square meter for that same home across projects.
- Compare the money due in the first three months and by delivery, not the monthly installment alone.
- Check the delivery date against when you actually need to move.
- Only then compare facilities and the developer's record.
How WiserChat helps
Wiser, the consultant inside WiserChat, does this comparison for you across more than 700 projects. Tell it "a three-bedroom in Fifth Settlement, about 12 million, up to 10% down" and it puts matching projects side by side with their prices and plans, and works the sums with a calculator. It is free for buyers. Ask Wiser about your own budget, area and down payment.