Budget · September 2026
What over 20M EGP buys you in Egypt
75 compounds across 19 areas start in the over 20M EGP band, at a median of 193,832 EGP/m². Down payments start around 1.5% and plans run to 12 years.
The spread is wider than the average suggests
Across the 8 areas with enough inventory to compare fairly, the median price per square metre runs from about 132,562 EGP/m² in New Zayed to 387,097 EGP/m² in Somabay — roughly 2.9×. A national average hides that entirely, which is why the area you choose moves your budget further than almost any other decision.
Both figures are medians, so half the stock in each area sits above them. Use them to rank areas against each other, not to predict what one specific unit will cost.
What the instalment actually looks like
Headline prices are not how anyone buys here — the monthly figure is. Taking the cheapest unit in this set, at The LightHouse Village in Ras El Hekma, on its longest published plan:
Interest-free, as Egyptian developer plans are. Maintenance and club fees are separate and are not included here.
Run the affordability calculator →
By area
Ranked by how many compounds offer it, then by entry price. The two rarely agree — the area with the most choice is seldom the cheapest, which is the trade every buyer ends up making.
| Area | Compounds | From | EGP/m² | Longest plan |
|---|---|---|---|---|
| Ras El Hekma | 19 | 20M | 219,663 | 10 yrs |
| New Cairo | 17 | 20.5M | 203,081 | 10 yrs |
| New Zayed | 7 | 21M | 132,562 | 10 yrs |
| 6th of October City | 6 | 21.7M | 177,924 | 10 yrs |
| 6th settlement | 4 | 20.9M | 161,101 | 8 yrs |
| New Capital City | 3 | 30M | 147,778 | 10 yrs |
| El Sheikh Zayed | 3 | 23.8M | 220,593 | 8 yrs |
| Somabay | 3 | 20.9M | 387,097 | 8 yrs |
| Mostakbal City | 2 | 24.4M | 169,664 | 12 yrs |
| Sidi Heneish | 2 | 21.8M | 191,115 | 7.5 yrs |
| North Investors | 1 | 25M | 422,222 | 5 yrs |
| El Lotus | 1 | 24.8M | 156,585 | 9 yrs |
| South Investors | 1 | 30M | 161,776 | 7 yrs |
| El Gouna | 1 | 27.9M | 250,348 | 6 yrs |
| Golden Square | 1 | 48.9M | 238,991 | 10 yrs |
| October Gardens | 1 | 20.5M | 115,232 | 11.5 yrs |
| New Heliopolis | 1 | 29.2M | 171,666 | 10 yrs |
| Alam Al Roum | 1 | 31.3M | 206,636 | 8 yrs |
| Al Dabaa | 1 | 20.3M | 190,345 | 7 yrs |
Developers active here
What to check before you commit
Confirm the plan in writing. Published down payments are often introductory and attached to specific units or phases. Get the schedule, the instalment amount and the frequency on the contract, not the brochure.
Ask what is separate. Maintenance, club membership and parking are usually charged on top and are not in any price on this page.
Check the delivery date contractually. A date in a listing is a plan; a date in a contract is an obligation. On off-plan stock this is the single most consequential line in the agreement.
Visit at the hour you would actually live it. Drive the commute at rush hour and walk the compound on a weekday evening. Both tell you more than any specification sheet.
Where to start
Frequently asked
What can you buy for over 20M EGP in Egypt?
75 compounds across 19 areas have entry prices in this band, at a median of 193,832 EGP/m². Most commonly: Villas (51), Townhouses (28), Twinhouses (24), Apartments (15), Administrative (14).
Is that the total price or the down payment?
The total unit price. The cash you need up front is the down payment, which starts at about 1.5% in this band — a fraction of the figure above.
What would the monthly instalment be?
With plans to 12 years and no interest, the instalment is roughly the price minus the down payment, divided by the months. Our affordability calculator does the arithmetic for your exact numbers.
What costs are not included in the price?
Maintenance is the big one — usually an annual charge based on unit size, payable whether you live there or not. Club membership, parking and storage are frequently separate line items, and registration and legal fees sit on top. Ask for a full schedule of everything payable outside the unit price before you sign.
Are developer prices negotiable in Egypt?
The headline price per metre usually moves very little. What does move is the structure — a larger down payment is often traded for a discount, and cash purchases carry published discounts at some developers. Negotiate the plan before you negotiate the price; there is generally more room there.
How does reserving a unit work?
Typically a reservation deposit holds a specific unit for a short window while the contract is prepared, followed by the down payment on signing. Terms differ by developer — confirm in writing whether the reservation is refundable, and what happens to it if you do not proceed.
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