Can Foreigners Buy Property in Egypt?

What the law allows

Under Law No. 230 of 1996, a foreign individual may generally own up to two residential properties anywhere in Egypt, each no larger than 4,000 square meters, for personal and family use. The property must not be classified as an antiquity. Non-residential property (offices, commercial, industrial) is typically acquired through an Egyptian company rather than by an individual. Note that rules in this area have been evolving, with recent reforms aimed at encouraging investment, so always confirm the current position.

Key conditions and restrictions

• A maximum of two residential units, each up to 4,000 m², for the owner and immediate family.
• The property must be residential and not classified as an antiquity.
• A resale restriction typically applies for five years from registration, unless a special exception is granted.
• If you buy vacant land, you usually must begin construction within five years.
• Agricultural land is not open to foreign ownership.

Restricted areas

Some areas are off-limits or require special approvals regardless of the standard rules. The Sinai Peninsula is the clearest example: foreigners are generally limited to long-term usufruct (use) rights rather than outright ownership. Border zones, certain coastal and strategic areas, Red Sea islands and military zones also carry restrictions and need government clearance. Always verify an area’s status before committing.

Extra steps for foreign buyers

Foreign purchases are usually subject to a government approval and security review that commonly takes around two months, so a signed contract is not the end of the process. Payments from abroad generally need to be made in foreign currency through a state-owned Egyptian bank, and you should keep the transfer proof for registration. Owning property does not by itself grant residency, though it may support some visa pathways.

Frequently asked questions

How many properties can a foreigner own in Egypt?

Under Law 230 of 1996, a foreign individual may generally own up to two residential properties, each up to 4,000 square meters, for personal and family use. Rules have been evolving, so confirm the current limits.

Can foreigners buy property in Sinai or on the Red Sea coast?

In Sinai, foreigners are generally limited to long-term usufruct rights rather than outright ownership. Many Red Sea and coastal areas are open, but some require special approvals, so always check the specific location with a lawyer.

Do foreigners get residency by buying property in Egypt?

Owning property does not automatically grant residency, although a qualifying investment may support certain long-term or renewable residence permits. Check the current residency rules separately.

Can a foreigner sell an Egyptian property immediately?

Usually no. A resale restriction commonly applies for five years from the date of registration, unless a special exception is granted by the authorities.