2020: USD 80,000 for a 3-bedroom in New Cairo. 2026: USD 250,000. And 70% of the best deals never made it onto Property Finder.
In 2020, a 3-bedroom apartment in a well-regarded New Cairo compound sold for around USD 80,000. The same property is worth USD 200,000-250,000 today. In five years. In hard currency.
What the market data actually shows
Egyptian property prices rose roughly 39% in 2024 and another 30% in the first half of 2025 in Egyptian pounds. For investors holding EUR or USD, the combined effect of EGP devaluation makes the numbers particularly competitive on a global scale.
Gross rental yields in New Cairo: 5-11% depending on location and unit size. A well-positioned unit in the Fifth Settlement can exceed 10% gross.
Not all compounds are equal
There's a EGP 700/sqm price difference between two compounds two kilometres apart in New Cairo. That gap often reflects the developer's marketing budget — not the quality of the asset.
Meanwhile, secondary market properties from pre-2020 contracts are available 40-50% below equivalent new-build prices. These opportunities exist. They don't get listed on the public portals.
What agencies don't show you
70% of the best deals in New Cairo never appear on Property Finder or Aqarmap. They move through private networks — between established agents, motivated sellers, and connected buyers.
The deal-flow our Founding Members receive each week includes these off-market opportunities...