Property type · September 2026
Villas for sale in Egypt — prices by area
137 compounds across 25 Egyptian areas list new-build villas, starting from about 1.7M EGP at a median of 129,490 EGP/m², with payment plans running to 15 years.
The spread is wider than the average suggests
Across the 12 areas with enough inventory to compare fairly, the median price per square metre runs from about 88,889 EGP/m² in El Sheikh Zayed to 218,096 EGP/m² in Somabay — roughly 2.5×. 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 Mini Egypt in Ain Sokhna, on its longest published plan:
Interest-free, as Egyptian developer plans are. Maintenance and club fees are separate and are not included here.
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 | 27 | 6.9M | 197,158 | 15 yrs |
| New Cairo | 21 | 2.8M | 118,286 | 12 yrs |
| New Zayed | 17 | 5.4M | 123,286 | 11 yrs |
| 6th settlement | 10 | 3.6M | 135,180 | 14 yrs |
| Mostakbal City | 9 | 3.7M | 102,703 | 12 yrs |
| 6th of October City | 8 | 5.4M | 122,329 | 10 yrs |
| Somabay | 7 | 11.9M | 218,096 | 8 yrs |
| Ain Sokhna | 6 | 1.7M | 104,181 | 10 yrs |
| New Capital City | 5 | 6.9M | 102,512 | 11.5 yrs |
| El Sheikh Zayed | 3 | 7.7M | 88,889 | 12 yrs |
| Sidi Heneish | 3 | 19.8M | 167,944 | 8 yrs |
| Al Dabaa | 3 | 13.1M | 190,345 | 10 yrs |
| New Heliopolis | 2 | 7.8M | 137,792 | 15 yrs |
| Makadi | 2 | 7.8M | 146,318 | 8 yrs |
| October Gardens | 2 | 7.7M | 113,766 | 11.5 yrs |
| El Shorouk | 2 | 6.4M | 96,814 | 10 yrs |
| Northern Expansion | 2 | 14.2M | 87,353 | 10 yrs |
| Ghazala Bay | 1 | 11.9M | 182,759 | 10 yrs |
| Alexandria | 1 | 10.9M | 121,444 | 10 yrs |
| Sidi Abdel Rahman | 1 | 11.2M | 129,490 | 8 yrs |
| South Investors | 1 | 30M | 161,776 | 7 yrs |
| New Sphinx | 1 | 14.2M | 91,036 | 10 yrs |
| Al Alamein | 1 | 7.1M | 94,380 | 8 yrs |
| Alam Al Roum | 1 | 31.3M | 206,636 | 8 yrs |
| North Investors | 1 | 14.5M | 106,436 | 8 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
How much is a villa in Egypt?
New-build villas start from about 1.7M EGP, at a median of roughly 129,490 EGP/m² across 137 compounds in 25 areas.
Where are the cheapest villas in Egypt?
The table above ranks every area by entry price. Cheaper areas are generally further from established services — compare the price per m² alongside the entry price before deciding.
Can you buy villas on instalments in Egypt?
Yes — developer plans here run up to 15 years and are interest-free. The instalment, not the headline price, is what most buyers actually compare.
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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