Example figures: an off-plan apartment in New Cairo costs EGP 6,000,000. The plan asks 10% down, then the rest in equal quarterly installments over 8 years. How much is each quarterly installment (in EGP)?
EGP Down payment = 6,000,000 x 10% = EGP 600,000. Balance = 5,400,000. Number of quarters = 8 x 4 = 32. Installment = 5,400,000 / 32 = EGP 168,750.
Example figures: a unit in Sheikh Zayed costs EGP 4,800,000 with 5% down and the rest in equal monthly installments over 10 years. What is the monthly installment (in EGP)?
EGP Down payment = 4,800,000 x 5% = EGP 240,000. Balance = 4,560,000. Months = 10 x 12 = 120. Installment = 4,560,000 / 120 = EGP 38,000. Developer plans usually carry no visible interest, but the price already includes the cost of waiting.
Example figures: a compound apartment is listed at EGP 7,500,000 and the contract adds a maintenance deposit of 8% of the unit price. What is the total the buyer will pay (in EGP)?
EGP Maintenance deposit = 7,500,000 x 8% = EGP 600,000. Total = 7,500,000 + 600,000 = EGP 8,100,000. Always quote the deposit to your client upfront, because it is due on top of the price.
Example figures: on a EGP 9,000,000 unit, the plan has a 5% installment due on delivery, and the maintenance deposit of 10% of the price is also due on delivery. How much cash must the buyer prepare for the delivery date (in EGP)?
EGP Delivery installment = 9,000,000 x 5% = EGP 450,000. Maintenance deposit = 9,000,000 x 10% = EGP 900,000. Total at delivery = 450,000 + 900,000 = EGP 1,350,000, on top of the regular installment due that quarter if any.
Example figures: a 2 bedroom apartment in New Cairo costs EGP 7,200,000 and rents for EGP 52,000 a month. What is the gross rental yield (in %)?
% Annual rent = 52,000 x 12 = EGP 624,000. Gross yield = 624,000 / 7,200,000 x 100 = 8.67%. For reference, Global Property Guide put the average gross yield of 2 bedroom apartments in New Cairo at 8.71% in Q4 2026.
Global Property Guide, Egypt gross rental yields (Q4 2026) (2026-10) Example figures: the same New Cairo apartment (EGP 7,200,000, rent EGP 624,000 a year) has yearly costs of EGP 90,000 for vacancy, management and repairs. What is the net rental yield (in %)?
% Net rent = 624,000 - 90,000 = EGP 534,000. Net yield = 534,000 / 7,200,000 x 100 = 7.42%. Global Property Guide notes net yields usually sit 1.5 to 2 points below gross ones.
Global Property Guide, Egypt gross rental yields (Q4 2026) (2026-10) Example figures: a North Coast chalet bought for EGP 14,000,000 is rented 10 weeks each summer at EGP 60,000 a week. The manager keeps 15% of the rent. What is the net yield (in %)?
% Season rent = 10 x 60,000 = EGP 600,000. Manager fee = 600,000 x 15% = 90,000. Net = 510,000. Net yield = 510,000 / 14,000,000 x 100 = 3.64%. North Coast demand is seasonal, so buyers there usually count on capital growth more than rent.
Example figures: an investor has paid EGP 1,200,000 so far on an off-plan unit (down payment plus installments). He resells it with an over (premium) of EGP 780,000. What is his return on the cash he put in, before taxes and transfer fees (in %)?
% In an Egyptian resale with installments, the buyer pays him back what he paid plus the over, so his profit is the over. ROI = 780,000 / 1,200,000 x 100 = 65%. The leverage of a small down payment is what makes this number high, and it works the other way if prices fall.
Property Finder Egypt, resale listing showing paid amount, over price and remaining installments (2026-08) Example figures: a resale listing shows paid amount EGP 3,100,000, over EGP 1,400,000 and remaining installments EGP 4,200,000. How much cash does the new buyer hand to the owner (in EGP)?
EGP Cash to the owner = paid amount + over = 3,100,000 + 1,400,000 = EGP 4,500,000. The EGP 4,200,000 left continues as installments to the developer, so the total cost of the unit for the buyer is EGP 8,700,000.
Property Finder Egypt, resale listing showing paid amount, over price and remaining installments (2026-08) Example figures: your client sells his apartment in Heliopolis for EGP 8,400,000. How much real estate disposal tax is due (in EGP)?
EGP The disposal tax is 2.5% of the gross sale value with no deductions: 8,400,000 x 2.5% = EGP 210,000. The seller pays it, within 30 days of the sale.
PwC Tax Summaries, Egypt, Individual, Other taxes (2026-08) Example figures: the same seller (sale price EGP 8,400,000) pays the 2.5% disposal tax and a 2% broker commission. What does he keep (in EGP)?
EGP Tax = 8,400,000 x 2.5% = 210,000. Commission = 8,400,000 x 2% = 168,000 (example rate, it is agreed in your written brokerage contract). Net = 8,400,000 - 210,000 - 168,000 = EGP 8,022,000.
PwC Tax Summaries, Egypt, Individual, Other taxes (2026-08) Example figures: an investor converted dollars at an example rate of EGP 31 per USD and bought a flat for EGP 4,650,000. He sells it for EGP 7,000,000 and converts back at an example rate of EGP 50 per USD. What is his result in dollar terms (in %, negative if a loss)?
% Cost = 4,650,000 / 31 = USD 150,000. Proceeds = 7,000,000 / 50 = USD 140,000. Result = (140,000 - 150,000) / 150,000 x 100 = -6.67%. The flat gained about 50% in EGP, but the devaluation more than wiped it out for a dollar investor. The Central Bank of Egypt moved to a flexible exchange rate in March 2024.
Egyptian Streets, Egypt devalues currency, introduces flexible exchange rate (2024-03) Example figures: the same investor paid USD 150,000. At an example rate of EGP 50 per USD, what EGP sale price does he need just to get his dollars back, before costs (in EGP)?
EGP Break-even price = USD 150,000 x 50 = EGP 7,500,000. Add the 2.5% disposal tax and commission on top if he wants to break even after costs. Always show foreign clients both the EGP and the USD view.
Example figures: you close a EGP 5,500,000 resale and your brokerage contract sets a 2% commission. What is the commission (in EGP)?
EGP Commission = 5,500,000 x 2% = EGP 110,000. The rate is not fixed by law in Egypt, so it must appear in the written brokerage contract the law requires.
Example figures: your agency earns a 2.5% commission on a EGP 9,600,000 villa sale, and your contract gives you 40% of what the agency earns. How much do you take home before tax (in EGP)?
EGP Agency commission = 9,600,000 x 2.5% = EGP 240,000. Your share = 240,000 x 40% = EGP 96,000. The agency and broker split is a private employment term, not set by law.
Your EGP 110,000 commission is due and the client wants to pay as much as possible in cash. What is the minimum amount that must be paid by non-cash means (in EGP)?
EGP Law 120 of 1982, as amended, bans cash payments of commission above EGP 10,000. So at least 110,000 - 10,000 = EGP 100,000 must go by bank transfer, cheque or another non-cash method. In practice, ask for the full amount by transfer.
Andersen Egypt, English translation of Law No. 120 of 1982 (as amended) (2026-09) Example figures: a 165 sqm apartment in a West Cairo compound is priced at EGP 9,900,000. What is the price per square metre (in EGP)?
EGP Price per sqm = 9,900,000 / 165 = EGP 60,000. Check whether the area quoted is net or gross (with shared areas), because developers often sell on gross area.
Example figures: an apartment costs EGP 6,300,000 and brings EGP 450,000 net rent a year. Ignoring price and rent changes, after how many years does the rent repay the price?
years Payback = price / net annual rent = 6,300,000 / 450,000 = 14 years. It is the inverse of the net yield (450,000 / 6,300,000 = 7.14%). Rents in EGP tend to move with inflation, so the real payback is often shorter in EGP terms.
An old rent flat in an area classified as prime pays EGP 35 a month. Under Law 164 of 2025, what is the monthly rent in the second year of the transition, after the first 15% yearly increase (in EGP)?
EGP Twenty times the old rent = 35 x 20 = EGP 700, below the EGP 1,000 floor for prime areas, so the rent becomes EGP 1,000. After one year it rises 15%: 1,000 x 1.15 = EGP 1,150.
Egyptian Streets, President El-Sisi ratifies amendments ending old rent arrangements (2025-08) Example figures: your client owns a second home (not his main residence) with an official annual rental value of EGP 150,000. How much annual real estate tax does he owe (in EGP)?
EGP Residential units get a 30% maintenance deduction: 150,000 x 70% = EGP 105,000 net. Tax = 10% x 105,000 = EGP 10,500. The main home exemption does not apply to a second home.
Real Estate Tax Authority, Real estate tax (2026-10) - Dubai areas
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