# Egypt 🇪🇬 — Property Due-Diligence Playbook

ISO2: `eg`. Status: PARTIALLY RESTRICTED for foreign buyers + currency-volatile (EGP managed-float post-IMF EFF Mar 2024). Researched 2026-04 / 2026-05.

## Country profile

- **Population**: ~110 million (2024 CAPMAS estimate, source `https://www.capmas.gov.eg/`); largest Arab-world country by population, 95%+ concentrated along Nile Valley + Delta + coastal strips
- **Currency**: EGP (Egyptian Pound) — **managed float** since 6 March 2024 (IMF EFF approval USD 8 bn). Trajectory: EGP ~15.7/USD (2021) → EGP ~30/USD (early Mar 2024) → EGP ~50/USD (post-float Mar 2024) → EGP ~50–51/USD (2026-05-01) → all-time low ~54.9/USD (Mar 2026, Trading Economics intraday) → EGP ~49/USD (2026-07-02, CBE official 49.08 buy / 49.18 sell) → EGP ~51.4/USD (2026-09-23, CBE average market rate 51.3749 buy / 51.4749 sell) (CBE rates, source `https://www.cbe.org.eg/en/economic-research/statistics/exchange-rates`)
- **Languages**: Arabic (official, MSA + Egyptian colloquial); English widely used in business, tourism, and gated-community sales offices; French in older elite circles
- **Legal system**: Hybrid — civil law (Napoleonic-influenced via 1949 Civil Code) + Sharia for personal status (family, inheritance). Property/contract law is civil-code; **inheritance for Muslims is mandatory Sharia shares** (foreigners may opt for home-country law via prior declaration but Sharia applies by default to any Egyptian-titled real estate of a Muslim decedent)
- **Cadastre / registry**: **Real Estate Publicity Authority (REPA — مصلحة الشهر العقاري والتوثيق)** under Ministry of Justice — `https://sherpa.gov.eg/` ❌ DEPRECATED — link dead (verified 2026-06-13); verify with moj.gov.eg (REPA under the Ministry of Justice — co-cited) and `https://moj.gov.eg/`. Two parallel registration systems still in transition:
  - **Sijil al-shakhsi** (personal/deed-recording, السجل الشخصي) — older, name-based, ~95%+ of Egyptian properties historically
  - **Sijil al-‘ayni** (real/property-based, السجل العيني, "Torrens-like" parcel-based) — modernization since 1964, very low coverage (~5–10% nationally; mostly New Cairo, NAC, North Coast new developments)
  - **Practical implication**: most older properties have only a notarized contract chain (`عقد ابتدائي + عقد نهائي`) NOT a state-guaranteed title. Title insurance and chain-of-deed verification are critical
- **Major reforms 2023–2024**:
  - **Citizenship by Investment — Law 140/2019** (number per GAFI's citizenship application form; some secondary sources cite 190/2019) (foundational CBI statute, GAFI-administered) + **Prime Ministerial Decree 876/2023 (2 March 2023)** implementing thresholds + **Law 26/1975 Articles 6+11 amendments (April 2023)** (nationality-law constitutional basis); **September 2023 Cabinet reversal restored the real-estate threshold to USD 500,000** (from the USD 300k March 2023 cut) (2026-05-27 verified, source [Library of Congress 2023-05-07](https://www.loc.gov/item/global-legal-monitor/2023-05-07/egypt-house-of-representatives-approves-new-amendments-to-citizenship-law/) + SIS.gov.eg + africanews.com). Note **Law 160/2023** is a SEPARATE statute amending Investment Law 72/2017 — governs investment incentives (Golden License, tax refunds, free zones), NOT CBI thresholds.
  - **EGP free-float March 2024** + IMF Extended Fund Facility (USD 8 bn) — collapsed parallel-market premium overnight
  - **Real Estate Transaction Tax (RETT) — Law 30/2023** (15 June 2023, amends Income Tax Law 91/2005) — 2.5% on official tax-authority-assessed value OR actual sale price (whichever **higher**); raised first-home exemption EGP 2M → EGP 3M for properties under 200 m² (2026-05-27 verified, source PwC Egypt Law 30/2023 PDF + Wafeq + Lexology). NB: **Law 175/2023** is the personal-income-tax amendment (raised PIT exemption to EGP 45,000/year, cancelled 2.5% PIT bracket); NOT a property-CGT statute.
  - **Real Estate Tax (Law 196/2008) — 2024–2026 amendments** raised the **primary-residence (owner-occupied) exemption to EGP 100,000/year of net annual rental value OR EGP 8M property value** (from the EGP 24,000/year general floor). Per Daily News Egypt 2026-02-15: only ~2M of 55M Egyptian properties now liable (2026-05-27 verified, source Wafeq + Daily News Egypt + Nawy blog).
- **Foreign-buyer regime**: PARTIALLY RESTRICTED — see `## Foreign buyer eligibility` below

---

## Foreign buyer eligibility

**The single most consequential section of this playbook for non-Egyptian buyers.** Egypt is partially restricted under **Law 230/1996** (تنظيم تملك غير المصريين للعقارات المبنية والأراضي الفضاء) and several overlapping security/zone decrees. Misreading these limits voids title.

### Law 230/1996 — core limits

(Primary source: Ministry of Justice consolidated text `https://moj.gov.eg/`; secondary commentary GAFI `https://www.gafi.gov.eg/english/StartaBusiness/Laws-and-Regulations/Pages/default.aspx`)

| Limit | Threshold | Notes |
|---|---|---|
| **Max properties per foreigner** | **2** | Counted across all of Egypt (one or both may be jointly with spouse) |
| **Max area per property** | **4,000 m²** | Combined plot + building footprint |
| **Holding period before resale** | **5 years** minimum | Waivable only by **Prime Ministerial Decree** under Law 230/1996 (per the special-resolution mechanism — opaque + slow in practice; 2026-05-27 verified, source Al Tamimi & Co + Youssry Saleh) |
| **Vacant residential land — construction obligation** | Foreigner must **start construction within 5 years from REPA registration** (Law 230/1996) | Failure to start construction triggers further restrictions |
| **Use restriction** | Residence by buyer / family | NOT pure speculation; commercial use needs separate licensing |
| **Forbidden zones** | See list below | Title void if violated |

### Forbidden / restricted zones for foreign ownership

- **Sinai Peninsula (entire)** — North Sinai + South Sinai governorates (incl. Sharm El Sheikh, Dahab, Nuweiba, Taba). Special security regime under **Sinai Decree 2018** (Presidential Decree 444/2018 designating border/strategic areas). Foreigners can hold **usufruct (حق انتفاع) up to 50 years renewable** in designated tourist zones (e.g., parts of Sharm El Sheikh) but NOT freehold. (Source: Presidential Decree 444/2018 + amendments)
- **Border governorates without security clearance** — Matrouh (parts), Red Sea (parts), New Valley, Aswan border belts: case-by-case Ministry of Defense + Interior security review
- **Within 5 km of Suez Canal** — restricted under canal-zone strategic regulations
- **Designated military / strategic zones** — case-by-case; gazetted by Presidential Decree (recent expansions 2017–2023 for "national projects" lands)
- **Agricultural land (الأراضي الزراعية)** — **Egyptian nationals only** under Law 15/1963 (still in force despite reform proposals). Foreigners cannot own farmland in any quantity, irrespective of Law 230/1996 quotas
- **Antiquities buffer zones** — UNESCO/SCA-designated heritage perimeters (Giza Plateau, Luxor West Bank, etc.) have separate restrictions

### Law 140/2019 (CBI foundational; GAFI form — some secondary sources cite 190/2019) — Residency / Citizenship by Investment (RBI / CBI)

Foundational statute: **Law No. 140 of 2019** regulating the process of applying for Egyptian citizenship, per GAFI's own citizenship application form (primary); some secondary guides cite it as Law No. 190 of 2019 — verify the number in the Official Gazette. Implementing thresholds: **Prime Ministerial Decree 876/2023 (2 Mar 2023)** initially cut the real-estate threshold from USD 500k → USD 300k; **Cabinet decision 14 Sept 2023 restored it to USD 500,000**. Constitutional basis: **April 2023 House of Representatives amendments to Articles 6 + 11 of Law 26/1975 (Nationality Law)** (2026-05-27 verified, source Library of Congress + SIS.gov.eg + africanews.com + BPROL).

| Path | Threshold | Outcome | Holding | Notes |
|---|---|---|---|---|
| **Non-refundable government donation** | USD 250,000 | **Citizenship** per GAFI form (US State Dept 2025 ICS: permanent residency — unreconciled) | n/a | Forfeited to state |
| **Real estate** | **USD 500,000** in real estate owned by the State or public legal persons per GAFI form (Sept 2023 restoration per LoC/SIS; US State Dept 2025 ICS still gives USD 300,000 — unreconciled) | **Citizenship** per GAFI form (US State Dept 2025 ICS: permanent residency — unreconciled) | Hold property ≥3 yrs typical | Must be FROM the foreigner's USD inflow via Form 4 (see Currency section) (2026-05-27 verified) |
| **Business investment** | USD 350,000 **+** USD 100,000 per US State Dept 2025 ICS (Decree 876/2023) / GAFI form: USD 400,000 at min 40% of project capital — unreconciled | **Citizenship** per GAFI form (US State Dept 2025 ICS: permanent residency — unreconciled) | Project execution | GAFI-approved sectors; total ~USD 450k |
| **Bank deposit (CBI variant)** | USD 500,000 3-yr per US State Dept 2025 ICS (Decree 876/2023) / GAFI form: **USD 1,000,000 refundable after 3 yrs** or **USD 750,000 refundable after 5 yrs** (in EGP, no interest) — unreconciled | **Citizenship** per GAFI form (US State Dept 2025 ICS: permanent residency — unreconciled) | 3-year lock (ICS 500k / GAFI 1M) or 5-year lock (GAFI 750k); refunded in EGP without interest per GAFI form | NOT non-refundable / forfeited (the USD 250k donation tier is the non-refundable option) (2026-05-27 verified) |
| **State fee** | **USD 10,000** on top of all routes | — | — | Application/processing fee |

NB: **Law 160/2023 is a separate statute** (amends Investment Law 72/2017) governing investment incentives (Golden License, tax refunds, free zones, Special Incentives extended to Oct 2026) — it does NOT govern CBI thresholds.

**Verification path before relying on any of these tiers**:
1. GAFI English investor portal `https://www.gafi.gov.eg/english/Pages/default.aspx`
2. The thresholds **changed substantially in 2023–2024** — confirm current USD figures AND the immigration outcome in writing with the Citizenship Applications Assessment Unit before transferring funds — GAFI's citizenship application form frames every Decree-3099/2019 route as citizenship, while the US State Dept 2025 Investment Climate Statement frames the Decree-876/2023 routes as permanent residency (unreconciled)
3. Use a **GAFI-licensed agent** (not a developer's in-house lawyer) for the citizenship file

**est. fees on top of investment threshold**: ~USD 10,000–25,000 in legal + government fees, varies by path (verify with GAFI; published fee schedules are not always current online)

### Sinai usufruct workaround (when freehold is forbidden)

In Sinai tourist zones (e.g., parts of Sharm El Sheikh, Dahab, El Gouna-style Sinai-side projects), foreigners commonly hold:
- **حق انتفاع (usufruct)** — up to 50 years, renewable
- Title remains with the Egyptian state / Tourism Development Authority (TDA)
- Bank financing extremely limited; resale market thinner than freehold

Buyers of "Sinai apartments" should verify: is this freehold (likely VOID for foreigner) or usufruct (legal but not equivalent to ownership)? Many sales offices conflate the two.

### Critical caveat — title diligence even when eligible

Even when a foreign buyer is fully within Law 230/1996 quotas + outside forbidden zones, the **sijil al-shakhsi vs sijil al-‘ayni** problem (above) means many "title deeds" presented at signing are actually a chain of notarized sale contracts (`عقد ابتدائي`) NOT a state-guaranteed Torrens-style title. **Demand a REPA real-property registration (`شهر بالسجل العيني`) where available**, especially in NAC, New Cairo, North Coast new developments where it now is.

---

## Section: `--price`

### Primary sources (Egypt-specific)

- **CAPMAS housing & construction statistics** (`https://www.capmas.gov.eg/`) — population, housing stock by governorate, urban vs rural; building permits issued (annual). NOT transaction-price-level.
- **Central Bank of Egypt (CBE) Real Estate Indicators** — `https://www.cbe.org.eg/en/economic-research/statistics` — aggregate mortgage origination + indicative residential trends
- **REPA / Sherpa (real-estate publicity)** — `https://sherpa.gov.eg/` ❌ DEPRECATED — link dead (verified 2026-06-13); verify with moj.gov.eg (REPA under the Ministry of Justice — co-cited) — the registered transaction price is what the buyer + seller declared for tax purposes. **Egypt does NOT publish a public transaction-price database** comparable to UK Land Registry or FR DVF. Declared prices are also widely understood to be **understated** (to reduce stamp duty + CGT) — sometimes by 30–50% vs actual cash price (mainly an Egyptian-domestic dynamic; foreign-buyer USD-cash deals are often more transparent because Form 4 forces declaration of inflow)
- **Egyptian Federation for Construction & Building Contractors (EFCBC)** + **Egyptian Builders Association** — supply-side cost data, occasional asking-price surveys

### Listing platforms (asking prices, not transaction)

| Platform | Coverage | Notes |
|---|---|---|
| **Property Finder Egypt** (`https://www.propertyfinder.eg/`) | National; strong NAC, New Cairo, North Coast, Red Sea | Largest aggregator; English + Arabic; developer-direct + agency listings |
| **Aqarmap** (`https://aqarmap.com.eg/`) | National | Crowd-sourced asking prices + community-level price index per neighborhood |
| **OLX Egypt** (`https://www.olx.com.eg/`) | National; broad incl. resale | Variable quality; many duplicates; useful for asking-price baseline |
| **Bayut Egypt** (`https://www.bayut.eg/`) | NAC, Cairo, North Coast | Newer entrant; sister of Property Finder group |
| **Realtair / Nawy / Cooing / Mountain View / Tatweer Misr direct** | Developer-direct off-plan | Off-plan installment culture (see Quirks); developer financing 5–10 yrs typical |

### Price benchmarks — asking-side (2026, EGP + USD)

These are **listing-side asking prices** sampled from Property Finder + Aqarmap during the 2026-04 research window, NOT REPA-declared transaction prices. Treat as MEDIUM-confidence, cross-check on visit.

| Market | Asking EGP/m² (est. mid-range) | USD/m² @ EGP 50/USD | Notes |
|---|---:|---:|---|
| **NAC (New Administrative Capital) — finished apartments** | ~50,000–110,000 EGP/m² | ~USD 1,000–2,200/m² | Wide dispersion by district + developer; off-plan often 30–50% lower nominal |
| **NAC — off-plan installment** | ~35,000–80,000 EGP/m² | ~USD 700–1,600/m² | Headline "low" price masks 7–10 yr installment + delivery risk |
| **New Cairo (5th Settlement, El Rehab, Madinaty)** | ~60,000–140,000 EGP/m² | ~USD 1,200–2,800/m² | Most established foreign-buyer suburb; mature resale market |
| **Sheikh Zayed / 6th October** | ~50,000–120,000 EGP/m² | ~USD 1,000–2,400/m² | West-Cairo expansion; Mountain View, Sodic, Palm Hills concentrations |
| **North Coast (Sahel) — beachfront prime (Sidi Heneish to Marina)** | ~80,000–250,000 EGP/m² | ~USD 1,600–5,000/m² | Highly seasonal; resale liquidity weak Oct–Apr |
| **North Coast — secondary (further west)** | ~40,000–90,000 EGP/m² | ~USD 800–1,800/m² | Hacienda, Telal, Jefaira |
| **Hurghada (Red Sea, mainland — foreign freehold OK)** | ~25,000–60,000 EGP/m² | ~USD 500–1,200/m² | Strong Russian + Eastern-European + GCC buyer base |
| **El Gouna (private township, mainland Red Sea)** | ~60,000–180,000 EGP/m² | ~USD 1,200–3,600/m² | Premium private development; freehold OK |
| **Sharm El Sheikh (Sinai — usufruct only for foreigners)** | ~30,000–90,000 EGP/m² | ~USD 600–1,800/m² | Title is usufruct, NOT freehold for foreigners — see Foreign buyer section |
| **Cairo central (Zamalek, Maadi, Garden City — historic)** | ~70,000–200,000 EGP/m² | ~USD 1,400–4,000/m² | Mostly resale; older buildings; unique pricing |
| **Alexandria (corniche / Sidi Gaber / Smouha)** | ~30,000–80,000 EGP/m² | ~USD 600–1,600/m² | Established secondary city; less foreign-buyer flow |

(Source: Property Finder + Aqarmap listing scrape window 2026-04 — asking prices, **NOT** transaction-verified — rates/figures may have changed since.)

### Compute

1. Listing price/m² = listing EGP / built-up m². **Clarify "built-up" (مسطح) vs "net usable" (صافي)** — Egyptian listings often advertise built-up incl. shared walls + lobby allocation, sometimes ~15–25% larger than net usable
2. Convert to USD at **CBE official rate** (`https://www.cbe.org.eg/en/economic-research/statistics/exchange-rates`) — not at parallel/black-market rate (parallel market collapsed post-Mar 2024 float, but premium can re-emerge during EGP stress)
3. Compare against the asking-side band table above for the relevant market
4. **Trap — dual pricing**: sellers in foreign-buyer markets (North Coast, El Gouna, Sharm) often quote in **USD or EUR with EGP listed only for show**. The USD price is what they actually expect. Confirm currency of payment IN WRITING before signing
5. **Trap — off-plan installment price ≠ cash price**: a "USD 100k" off-plan unit on a 7-year installment is often available at ~USD 70–80k cash. Always ask for the cash equivalent
6. **Trap — declared vs actual price**: REPA-declared price (for stamp duty + CGT) is often 30–50% below actual cash price in EGP-domestic resale; for foreign USD-cash buyers via Form 4, declaration is closer to actual

### Confidence

MEDIUM — asking-price listings are abundant, but **transaction-verified price data is not publicly available in Egypt**. REPA records exist but are not a queryable public DB. Foreign buyers should commission a local broker for 3–5 sold-comparable estimates.

---

## Section: `--traffic`

### Primary sources

- **General Authority for Roads, Bridges and Land Transport (GARBLT)** — `https://garblt.gov.eg/` ❌ DEPRECATED — dead on 2026-09-18; verify with the authority named in this row — national highway network operator; publishes annual traffic flow summaries for tolled highways (Cairo–Alexandria Desert Road, Cairo–Suez, Cairo–Sokhna, regional ring roads)
- **Ministry of Transport** — `https://mot.gov.eg/` — sectoral statistics
- **CAPMAS Transport & Communications Yearbook** — `https://www.capmas.gov.eg/` — annual: vehicle registrations by governorate, road km by class, accident statistics
- **Cairo Traffic Control Center / Cairo Governorate** — operational, NOT public-data

### Key term

**No standardized AADT-equivalent published per-segment** comparable to FR TMJA, DE DTV, UK AADT. Egyptian traffic data is mostly published as **annual aggregate flows on tolled corridors**, plus **vehicle-registration density per governorate** (a poor proxy).

### Coarse fallback

OSM `highway` class (Egypt OSM coverage is good in Cairo, Alexandria, Red Sea coast; thinner in Upper Egypt + Western Desert):
- `motorway` = highway (طريق سريع) — Cairo Ring Road, Cairo–Alexandria Desert Road, Cairo–Sokhna
- `trunk` = main inter-city (طريق رئيسي)
- `primary` = governorate main road
- `secondary` = governorate secondary
- `tertiary` = local arterial
- `residential` = neighborhood

### Verdict bands (estimated, calibrated to qualitative noise impact)

- 🟢 < 1,000 v/d (rural Western Desert / Upper Egypt secondary)
- 🟡 1,000–10,000 v/d (governorate secondary, urban side street)
- 🟠 10,000–50,000 v/d (urban arterial, busy primary)
- 🔴 > 50,000 v/d (Cairo Ring Road segments, major Cairo arterials, Alexandria Corniche)

### Cairo-specific notes

- Cairo Ring Road (الطريق الدائري) — among the world's most heavily trafficked urban ring roads; segments est. 100,000+ v/d
- Mehwar / Autostrade / Salah Salem / Corniche El Nil — major arterials; consistently noisy
- **Air pollution** is often the bigger issue than noise — Cairo PM2.5 frequently exceeds WHO guidelines by 5–10× (source: WHO Global Air Quality Database)

### Confidence

LOW — per-segment traffic counts comparable to EU/UK datasets are **not publicly available** for Egypt. Use OSM road class + governorate vehicle density as coarse proxy; for high-stakes purchases, a site visit during peak hours (Cairo: Sun–Thu 7–10am, 4–7pm) is the only reliable signal.

---

## Section: `--tax`

### Annual property tax — Real Estate Tax (الضريبة العقارية)

**Law 196/2008** as amended (most recently 2020) — administered by the **Real Estate Tax Authority** under Ministry of Finance + Egyptian Tax Authority (`https://eta.gov.eg/`).

**Formula (residential)**:
```
Annual tax = 10% × (annual rental value − maintenance allowance − exemption threshold)
```

| Item | Value 2025 |
|---|---|
| **Rate** | **10%** of annual rental value (after deductions) |
| **Maintenance allowance (residential)** | **30%** of annual rental value |
| **Maintenance allowance (commercial)** | **32%** of annual rental value |
| **Annual exemption threshold (general / non-primary)** | **EGP 24,000/year** of rental value (raised from EGP 6,000 in earlier reform; verify current threshold with ETA) |
| **Primary-residence exemption (2024–2026 amendments)** | **EGP 100,000/year of net annual rental value** OR **EGP 8,000,000 property value** — narrows tax base; only ~2M of 55M Egyptian properties liable post-amendment (2026-05-27 verified, source Daily News Egypt 2026-02-15 + Wafeq + Nawy blog) |
| **Re-valuation cycle** | Every **5 years** by joint committee of MoF + Ministry of Housing |

**Rental value** = the committee's assessed annual rentable value, NOT actual rent received. Assessment incl. location, finish, age, services. Heavily under-assessed historically; some 2024 update efforts.

### Example calculation (residential, primary, NAC apartment)

A finished 150 m² apartment in NAC, committee-assessed rental value ~EGP 60,000/year:
- Less 30% maintenance allowance: 60,000 − 18,000 = 42,000
- Less EGP 24,000 exemption: 42,000 − 24,000 = 18,000
- × 10% = **EGP 1,800/year (~USD 36/year @ EGP 50/USD)**

Even for a high-end Zamalek apartment with assessed annual rental EGP 200,000:
- Less 30%: 140,000
- Less 24,000: 116,000
- × 10% = **EGP 11,600/year (~USD 232/year)**

**→ Annual real estate tax in Egypt is very low for residential**, comparable in absolute USD to Italian IMU on a small holiday flat. The bigger fiscal drag is at transaction (below).

### Transaction taxes (one-time at purchase)

| Item | Rate | Notes |
|---|---|---|
| **Stamp duty / registration (rasm tasgil)** | **2.5% of declared price** typical residential; **3% in some categories incl. some foreigner-buyer cases** | Verify current rate with REPA + ETA per transaction; rates have been adjusted in recent years |
| **Notary fees** | Included in registration; nominal | Notarization at REPA office |
| **Lawyer fees** | **~1–3%** of price typical (negotiable, often 1.5%) | Foreign buyer should always retain independent counsel — NOT the developer's lawyer |
| **REPA registration filing** | nominal flat fee | Per-document |
| **Real estate brokerage** | 2.5–5% typical | Often paid by both sides; negotiable |

**Total foreigner-buyer transaction cost**: est. **5–10% of price** depending on whether one or both sides commission independently + lawyer rate.

### Real Estate Transaction Tax (RETT — ضريبة التصرفات العقارية) on sale — colloquially "CGT" but technically a transaction tax on gross value

Statute: **Law 30/2023** (15 June 2023, amends Income Tax Law 91/2005, real-estate disposal provisions) — NOT Law 175/2023 (which amends personal income tax brackets) (2026-05-27 verified, source PwC Egypt Law 30/2023 PDF + Wafeq).

| Item | Rate |
|---|---|
| **RETT on sale of built real estate (residential)** | **2.5%** of **official tax-authority-assessed value OR actual sale price (whichever HIGHER)** — NOT net gain |
| **Withholding** | At REPA registration of resale |
| **First-home exemption** | EGP **3,000,000** property value for properties under **200 m²** (raised from EGP 2M by Law 30/2023) |

**This is unusual internationally** — taxing gross sale value (not net gain) means even a loss-making sale is taxed. A USD 200k sale = USD 5k RETT regardless of original purchase price. Plan for this in any IRR model.

### Future risk

- Real estate tax revaluation cycle continues; assessed rental values being raised in some governorates 2024–2026
- Fiscal pressure post-IMF EFF → broader real-estate tax base expansion likely
- Stamp duty rate adjustments have happened multiple times — verify at transaction

### Confidence

MEDIUM-HIGH for the legal framework (Law 196/2008 + Law 30/2023 are public, ETA portal documents rates). MEDIUM for exact threshold values — Egyptian tax thresholds have been adjusted multiple times since 2020 and the most current figure should always be reconfirmed with ETA at transaction time.

---

## Section: `--rental`

### Long-term residential

Egypt's residential rental market is dual-tier:

| Tier | Regulation | Notes |
|---|---|---|
| **Old Rent Law (الإيجار القديم) — pre-1996 contracts** | Frozen rents under Law 49/1977 + Law 136/1981 | Notoriously low (some EGP 50–500/month for Cairo apartments). **Constitutional Court ruled key provisions unconstitutional in 2024**; reform legislation in pipeline. **Avoid buying any property with old-rent tenants in place** — ejection is legally + politically fraught |
| **New Rent Law (الإيجار الجديد) — post-1996 contracts** | Free-market under Law 4/1996 | Standard fixed-term lease; most foreign-buyer relevant tier |

### Income tax on rental (foreigner / non-resident)

- **Non-resident landlords** taxed under Egyptian Income Tax Law 91/2005 + amendments
- Rental income from Egyptian real estate is **Egypt-sourced** → taxable in Egypt regardless of landlord residency
- Rate: **graduated PIT brackets** (currently 0–27.5% across bands) OR **special property income regime** at flat 10–15% in some configurations — verify with ETA + a local tax advisor
- Maintenance/expense allowance: 50% of gross rental typically deductible
- Reportable annually; foreign-resident filer often through tax representative

### Short-term rentals (Airbnb / Booking)

**Status**: legal but undergoverned. No national STR registration regime equivalent to FR meublé classé / IT CIR / EU Reg 2024/1028 (which doesn't apply to Egypt).

- **Hotel licensing** required if operated as professional accommodation (Tourism Police + Ministry of Tourism)
- Most informal Airbnb in Cairo / North Coast / Red Sea operates **without** tourism license — regulatory grey zone
- **Compound HOA rules** in NAC, El Gouna, North Coast gated communities frequently **ban** short-let entirely or limit to ≥30-day rentals — **read the HOA bylaws BEFORE buying for STR**
- **Hurghada + El Gouna + North Coast**: high seasonality — peak Jun–Sep + Christmas/NY; very weak Oct–May
- **Sharm El Sheikh + Hurghada**: large Russian + Eastern European + GCC tourist base; STR demand robust but pricing competitive vs hotels

### Strategic notes

- **HOA / compound bylaws** are the binding constraint, not national law. NAC + Mountain View + Sodic + Mountain View Hyde Park type compounds often forbid short-let
- **Hurghada older buildings (non-compound)**: easier STR
- **El Gouna (Orascom)**: own STR licensing scheme via Orascom Tourism — operator-managed
- **Currency**: STR receipts often in USD/EUR (foreign tourists) — must convert via CBE-authorized bank to be repatriable; cash USD outside the banking system is **not Form 4-traceable** and creates exit-friction later

### Confidence

MEDIUM — Egyptian STR landscape is fragmented + undergoverned at national level; HOA bylaws + governorate tourism authorities are the binding rules. Verify at parcel level before underwriting any rental yield.

---

## Section: `--work=<profession>`

### Job platforms

| Platform | Coverage |
|---|---|
| **WUZZUF** (`https://wuzzuf.net/`) | Largest Egyptian job board; English + Arabic; corporate + tech |
| **Bayt** (`https://www.bayt.com/en/egypt/`) | MENA-wide; strong in Egypt for mid-senior |
| **LinkedIn Egypt** | Standard; very active in IT, finance, NGO, oil & gas |
| **Forasna** (`https://forasna.com/`) | Blue-collar + entry-level Arabic-first |
| **AmCham Egypt jobs** | US-affiliated employers; senior |

### Foreign-resident employment regimes

- **Work permit (تصريح عمل)** — required for any foreigner to be employed by an Egyptian entity. Issued by **Ministry of Manpower** (`https://www.manpower.gov.eg/`); typically tied to specific employer + job title + 1-year renewable
- **Residency tied to work permit** — separate residency permit from Ministry of Interior (passport stamp); usually 1 year
- **Investor / property residency** — the PM Decree 3099/2019 investor tiers (above; citizenship vs permanent-residency outcome unreconciled between GAFI and the US State Dept 2025 ICS) provide an alternative path NOT tied to employment
- **Self-employment** as a non-resident is structurally hard — Egyptian commercial registration usually requires Egyptian partnership or specific GAFI investor license
- **Remote work for foreign employer / digital nomad** — no specific Egyptian visa, but tourist visa stays + extensions are widely used in practice (legal grey zone for income — technically Egypt-sourced if performed on Egyptian soil)

### Salaried benchmarks (Egyptian market, 2025)

- **Minimum wage (private sector)**: EGP 6,000/month (raised 2024; source: Ministry of Manpower)
- **Median Cairo white-collar**: ~EGP 12,000–25,000/month
- **Senior tech / finance Cairo**: ~EGP 40,000–120,000/month
- **Foreign-employer expat package (oil & gas, NGO, embassy)**: USD-denominated, often USD 5,000–20,000/month + housing + schooling
- **Note**: EGP devaluation 2022–2024 has cratered real local salaries in USD terms — a 2021 EGP 30k/month salary (~USD 1,900) is now ~USD 600 at 2026 rates without raises

### Catchment heuristics

- **Cairo metro area**: ~22M population; full salaried market
- **Alexandria**: ~5M; strong commerce + petrochemical
- **NAC (New Administrative Capital)**: government employees + corporate HQ relocations underway 2024–2026; population still small (~500k–1M est.)
- **North Coast (Sahel)**: seasonal workforce only; no real year-round employment market
- **Hurghada / Sharm El Sheikh**: tourism-dependent; collapses outside peak; English-speaking expats common in dive + tourism
- **Upper Egypt (Luxor, Aswan, Asyut)**: very thin formal labor markets

### Confidence

MEDIUM — wage benchmarks shift rapidly with EGP volatility; verify current USD-equivalent at transaction.

---

## Section: `--risks`

### Primary national sources

| Source | URL | What it gives |
|---|---|---|
| **National Authority for Remote Sensing & Space Sciences (NARSS)** | `https://www.narss.sci.eg/` | National hazard mapping, flood + landslide layers (some restricted) |
| **Egyptian Meteorological Authority (EMA)** | `http://ema.gov.eg/` | Weather, sandstorm warnings |
| **National Research Institute of Astronomy and Geophysics (NRIAG)** | `https://www.nriag.sci.eg/` | Seismic monitoring; Egyptian National Seismic Network |
| **CAPMAS environment statistics** | `https://www.capmas.gov.eg/` | Air quality, water quality aggregates |
| **WHO Global Air Quality** (external) | `https://www.who.int/data/gho/data/themes/air-pollution` | Cairo PM2.5 benchmarks |
| **Climate Central Coastal Risk Screening Tool** (external) | `https://coastal.climatecentral.org/` | Sea-level rise + coastal flood projections (Alexandria + Delta critical) |
| **IPCC AR6 Interactive Atlas** (external) | `https://interactive-atlas.ipcc.ch/` | Regional climate projections |

### Flood risk

- **Nile Valley + Delta**: Aswan High Dam (1970) eliminated annual Nile flooding. Modern flood risk = flash floods on wadis + urban drainage failure
- **Cairo flash floods**: rare but devastating when they occur (1994, 2014, 2020); urban drainage systems undersized; depressed neighborhoods (e.g., parts of Maadi, eastern Cairo) most affected
- **Red Sea coast (Hurghada, El Gouna, Marsa Alam)**: wadi flash floods from Eastern Desert during rare heavy rain events (Oct–Mar); developments in wadi outlets are exposed
- **North Coast (Sahel)**: winter storms + occasional flooding of low-lying compounds
- **Alexandria + Delta**: **sea-level rise + subsidence** is the major long-horizon risk — Alexandria is among the world's most SLR-vulnerable major cities (IPCC AR6); 30–50 cm SLR by 2050 + Delta subsidence ~4 mm/yr (varies) → meaningful exposure for coastal Alexandria + Rosetta + Damietta corridor

### Seismicity

- **Moderate overall** — Egypt sits on the African Plate, with active zones along:
  - **Gulf of Suez + northern Red Sea rifting** — moderate (M 5–6 events historic; 1969 Shedwan M 6.6)
  - **Aqaba Gulf** — Sinai eastern edge (1995 Nuweiba M 7.2)
  - **Cairo–Suez region** — 1992 Cairo earthquake M 5.8, ~545 deaths from building collapse (poor construction quality, NOT high seismicity per se)
  - **Mediterranean offshore (Hellenic Arc)** — distal source for tsunami risk on Alexandria coast (1303 historical event)
- **Building quality matters more than seismic intensity** — informal/illegal construction (esp. Cairo informal districts) is extremely vulnerable
- For New Cairo + NAC + planned developments built post-2010 to modern Egyptian code → 🟢 acceptable
- For older Cairo informal areas → 🔴 not safe; avoid

### Climate risks (rising)

- **Heat extremes**: Cairo summer days >40°C are increasing; >45°C events possible. Urban heat island effect strong
- **Drought + water stress**: Egypt is **already extremely water-stressed** (~600 m³/capita/year, well below 1,000 m³ scarcity threshold); GERD (Grand Ethiopian Renaissance Dam) upstream tensions; long-term irrigation pressure on Delta
- **Sandstorms (khamaseen)**: Mar–May; visibility + air quality + agricultural impact
- **Air pollution**: Cairo PM2.5 chronically high (WHO data: annual mean often 5–10× WHO guideline of 5 µg/m³); cardiovascular + respiratory health implications

### Build-era hazards

| Era | Hazards |
|---|---|
| **Pre-1952 (royal era)** | Beautiful but often unmaintained; wood-frame elements; lead pipes; weak foundations |
| **1952–1973 (Nasser/early Sadat)** | Often well-built reinforced concrete; aging utilities |
| **1973–2000 (Open Door + boom)** | Highly variable — mix of luxury (Maadi, Zamalek extensions) and informal/illegal construction (vast Cairo expansion) |
| **2000–2010** | Compound boom (New Cairo, 6th October); generally better-engineered; some off-plan delivery failures |
| **2010–2020** | Modern compound era; mostly to current code |
| **2020+** | NAC mega-projects + post-2020 reform code; mixed quality, off-plan delivery risk remains |

**Informal/illegal construction (المباني المخالفة)**: a vast share of Greater Cairo's building stock is informal (no permits, structural risk). Government **legalization (تقنين)** programs since 2019 (Law 17/2019 + Law 1/2020) — buyers should **insist on legalization certificate** for any older urban property

### Asbestos + lead

- Asbestos in pre-1990 cement panels + insulation likely; removal ad-hoc, no specific national disposal regime comparable to EU
- Lead pipes in pre-1980 Cairo + Alexandria buildings common; replace at renovation

### Mandatory diagnostics at sale

| Document | Required because | Notes |
|---|---|---|
| **REPA-issued title extract (شهادة شهر)** | Verify ownership chain | Free / nominal at REPA |
| **Building permit + occupancy certificate (شهادة صلاحية)** | Confirms legal building | Often missing for informal stock |
| **Legalization certificate (شهادة تقنين)** if pre-2019 informal | Confirms legalized status | Critical for older Cairo |
| **HOA bylaws + dues clearance** if compound | Confirms no arrears + STR rules | At signing |
| **Utility clearances** (electricity, water, gas) | No outstanding bills | At signing |
| **Real estate tax clearance (مخالصة عوائد)** | No outstanding annual tax | At signing |
| **For foreigner — Form 4 / proof of USD inflow** | Future repatriation eligibility | At purchase fund transfer (see Currency / Quirks) |
| **Survey (مساحة)** for plot/villa | Verify boundaries | Per case |

### Climate change projections (IPCC AR6 + Egyptian National Communication)

- **+1.5–3.0°C** by 2050 vs 1981–2010 baseline (depending on SSP); **+2.5–5.0°C** by 2100
- **Sea-level rise**: 30–50 cm by 2050 (RCP4.5); up to 80–100+ cm by 2100 (RCP8.5) — devastating for Alexandria + Delta if combined with subsidence
- **Heat days** (>40°C) in Cairo: from a few/year baseline to potentially 30–60/year by 2050
- **Water scarcity**: deepening; Nile flow uncertainty (GERD + climate)
- **Storms**: intensity of winter Mediterranean storms increasing

---

## Section: `--mains`

### National framework

- **Holding Company for Water and Wastewater (HCWW — الشركة القابضة لمياه الشرب والصرف الصحي)** — `https://www.hcww.com.eg/` — national umbrella for ~26 governorate water + wastewater subsidiaries
- **Ministry of Housing, Utilities and Urban Communities** — `https://mhuc.gov.eg/` — national policy + NAC, North Coast urban development zones
- **Egyptian Water Regulatory Agency (EWRA)** — sector regulator

### Major operators (by area)

| Area | Operator | Notes |
|---|---|---|
| **Greater Cairo** | Cairo Water + Cairo Wastewater (subsidiaries of HCWW) | Mostly mains-connected; coverage gaps in informal districts |
| **Alexandria** | Alexandria Water + Alexandria Sanitary Drainage | Mostly mains; older infra |
| **Giza, Qalyubia, other Greater Cairo governorates** | Governorate water + wastewater companies under HCWW | Variable; informal areas under-served |
| **NAC (New Administrative Capital)** | NAC utilities (mostly via main developers + ACUD) | Designed-in mains; modern |
| **North Coast compounds (El Alamein, Marina, Hacienda, Telal, Jefaira)** | Compound-internal + governorate connection | Confirm STP (sewage treatment plant) ownership: developer vs HOA vs governorate |
| **Hurghada, Red Sea** | Red Sea Water + Sanitation | Coverage along urban coast; gaps in newer outlying developments |
| **Sharm El Sheikh, Sinai** | South Sinai Water | Resort-area coverage; limited inland |

### Verification

1. Listing language:
   - "متصل بالصرف الصحي" / "صرف صحي عمومي" = connected to mains drains
   - "خزان أرضي" / "بيارة" / "تنك" = septic tank / cesspit
   - "محطة معالجة خاصة بالكمبوند" = compound-internal STP (verify ownership + capacity)
2. **Compound bylaws** + **HOA fee statements** typically itemize water + sewer fees if compound-managed
3. For non-compound: call governorate water company; ask for connection certificate
4. **Trap**: many North Coast + Red Sea compounds operate **private STPs** that are well-functioning OR notoriously failing — ask current residents, not the developer

### Costs

| Scenario | Cost (EGP, 2026 est.) |
|---|---:|
| Mains water connection where available | EGP 5,000–25,000 |
| Mains sewer connection | EGP 10,000–50,000 |
| Septic tank (بيارة) installation/replacement | EGP 30,000–100,000 |
| Compound monthly water+sewer fee | EGP 200–2,000+ depending on consumption + tier |
| Annual water+sewer (mains, residential) | EGP 1,000–5,000 typical |

(EGP figures highly inflation-sensitive; cross-check at quote.)

### Confidence

MEDIUM — HCWW + governorate operators are the authoritative source per parcel; pre-purchase verification is straightforward inside official compounds + urban Cairo, harder in informal + outlying areas.

---

## Cost benchmarks (EG 2026)

| Work | Cost (EGP) | USD est. @ EGP 50/USD |
|---|---:|---:|
| Lawyer (independent, full purchase) | 1.5–3% of price | — |
| Real estate brokerage | 2.5–5% (often split) | — |
| Stamp duty / registration | 2.5–3% of declared price | — |
| Notary / REPA filing fees | nominal | — |
| **Total foreigner-buyer transaction cost** | **~5–10% of price** | — |
| **Annual real estate tax (residential)** | EGP 0–15,000 typical | USD 0–300 typical |
| Building inspection (independent) | EGP 5,000–25,000 | USD 100–500 |
| Survey (for plot / villa) | EGP 5,000–20,000 | USD 100–400 |
| Legalization certificate (if needed) | EGP 10,000–100,000+ depending on case | USD 200–2,000+ |
| Renovation — basic apartment refresh (100 m²) | EGP 200,000–600,000 | USD 4,000–12,000 |
| Renovation — full villa rebuild (300 m²) | EGP 2,000,000–6,000,000+ | USD 40,000–120,000+ |
| HOA monthly dues (NAC, North Coast compound) | EGP 1,500–10,000+ | USD 30–200+ |
| **CGT on sale** | 2.5% of GROSS sale price | — |

## Active fiscal incentives (2025–2026)

- **NAC (New Administrative Capital)** — `https://acud.eg` — government-backed mega-project; tax incentives for early investors; planned capital relocation; **delivery + occupancy risk** still material
- **Suez Canal Economic Zone (SCZone)** — `https://sczone.eg/` — special economic zone with industrial/commercial tax benefits (NOT residential foreign-buyer focused)
- **Red Sea Riviera (Galala, Sokhna, Ras Banas, Marsa Alam expansions)** — government tourism+real-estate development zones; foreign buyer freehold OK on mainland (NOT Sinai-side)
- **Golden License** under **Investment Law 72/2017 as amended by Law 160/2023** — single-window approval for large investment projects (typically corporate, not individual residential CBI) (2026-05-27 verified)
- **Mortgage Finance Initiative (CBE)** — subsidized mortgage rates for low/middle income Egyptians; **NOT available to non-residents/foreigners** in most configurations (verify with CBE)

## Common listing platforms

| Platform | Best for |
|---|---|
| **Property Finder Egypt** (`https://www.propertyfinder.eg/`) | Largest aggregator; English-friendly |
| **Aqarmap** (`https://aqarmap.com.eg/`) | Neighborhood-level price index |
| **OLX Egypt** (`https://www.olx.com.eg/`) | Broad incl. resale |
| **Bayut Egypt** (`https://www.bayut.eg/`) | Compound + new developments |
| **Nawy** (`https://www.nawy.com/`) | New-launch developer-direct + tech-forward UI |
| **Realtair, Cooing** | Off-plan installment |
| **Mountain View, Sodic, Palm Hills, Tatweer Misr, Mountain View, ORA, Misr Italia** (developer direct) | Off-plan + new compounds |
| **Orascom Development** | El Gouna direct |

## Caveats unique to EG (HEAVY — read all)

- **EGP devaluation risk on USD-cash foreign buyer**: EGP depreciated ~70%+ against USD between 2021 and 2024. Buying with USD and selling in EGP exposes the seller to potentially severe FX loss. Holding period + Form 4 paper trail are essential for USD repatriation
- **Form 4 (نموذج 4) — capital flow tracking**: USD inflows for property purchase MUST be transferred via a CBE-authorized bank, with the bank issuing a **Form 4** documenting the inflow. Without Form 4, **future USD repatriation of sale proceeds is structurally blocked** (or severely restricted). This is the #1 procedural risk for foreign buyers — get the Form 4 at purchase or accept that exit liquidity may be EGP-only
- **Off-plan completion delay risk**: Egyptian off-plan delivery is **routinely 1–4 years late**, sometimes more. Major developers (Mountain View, Sodic, Palm Hills, Talaat Mostafa) are more reliable; smaller developers have failed. Use developer-financed installment plans cautiously
- **Dual pricing (USD vs EGP)**: foreign-buyer markets quote in USD/EUR with EGP for show. Confirm contract currency in writing
- **Sinai-zone deed issues**: foreigners cannot freehold in Sinai (incl. Sharm El Sheikh, Dahab). What looks like "freehold" is usually 50-year usufruct from TDA. Many sales offices misrepresent this — verify with REPA + TDA
- **Sijil al-shakhsi vs sijil al-‘ayni**: most older properties have only a notarized contract chain, NOT a state-guaranteed real-property title. Demand REPA registration in sijil al-‘ayni where available
- **Old rent law (إيجار قديم)**: do NOT buy property with pre-1996 tenants in place. Constitutional Court 2024 ruling means reform is coming but ejection remains legally + politically fraught. Verify tenant status pre-1996 vs post-1996
- **Informal/illegal construction (مباني مخالفة)**: large share of Cairo stock is unpermitted. Insist on legalization certificate (تقنين) under Law 17/2019 / Law 1/2020 for any older urban property
- **Real estate tax revaluation cycle**: assessed rental values being raised in some governorates 2024–2026 — annual bills may rise
- **CGT on GROSS sale price (2.5%) — not net gain**: even loss-making sales are taxed; model accordingly
- **HOA bylaws are the binding STR rule**, not national law. Many compounds ban Airbnb
- **GERD (Ethiopian dam) + water stress** is a long-horizon macro risk for Delta agricultural value + cooling water; less direct for urban residential
- **Inheritance — Sharia mandatory shares for Muslims** on Egyptian-titled real estate; non-Muslim foreign buyers can typically opt for home-country law via prior declaration but should consult an Egyptian estates lawyer at purchase
- **Anti-money-laundering**: source-of-funds documentation required for transactions >EGP 500k typical; foreign buyers should pre-prepare bank statements + source-of-wealth letter
- **Sandstorm + air quality**: not a deal-breaker but a livability factor — Cairo PM2.5 chronically high

## Reddit / forum sources

- **r/Egypt** — large Egyptian-resident sub; mixed real-estate threads
- **r/Cairo** — Cairo-focused; expat + local
- **r/expats**, **r/IWantOut** Egypt threads
- **InterNations Egypt** + **Cairo Scholars (CS)** mailing lists — long-running expat networks; often best informal source on neighborhood + landlord dynamics
- **Property Finder blog**, **Nawy blog**, **Aqarmap insights** — vendor blogs; useful for market sentiment but vendor-biased
- **Daily News Egypt + Mada Masr + Enterprise** (paid newsletter) — for regulation news
- Facebook: large Arabic-language groups for each compound (NAC, Mountain View Hyde Park, etc.) — best HOA + developer-delivery intelligence

## Verification authorities

| Authority | When to call |
|---|---|
| **REPA / Sherpa (Real Estate Publicity Authority)** | Title verification, registration, deed chain |
| **Ministry of Justice notary office (الشهر العقاري)** | Notarization of sale contract |
| **Egyptian Tax Authority (ETA)** | Real estate tax bill, CGT, stamp duty |
| **Real Estate Tax Authority** (under MoF) | Annual rental value assessment, dispute |
| **Central Bank of Egypt (CBE)** | Form 4 issuance, USD repatriation rules, FX rates |
| **GAFI (Investment Authority)** | Reception office of the Citizenship Applications Assessment Unit (PM Decree 3099/2019 investor routes); Golden License under Investment Law 72/2017 as amended by Law 160/2023 |
| **Ministry of Housing (MoHUE)** | NAC, North Coast, urban development zones |
| **Tourism Development Authority (TDA)** | Sinai usufruct, Red Sea tourist-zone titles |
| **Local governorate building department (إدارة هندسية)** | Permit + occupancy + legalization status |
| **HCWW + governorate water company** | Mains water + sewer connection |
| **Compound HOA / management company** | STR rules, dues, bylaws |
| **Independent licensed lawyer (محامي عقاري)** | Always — never use developer's lawyer |
| **CAPMAS** | Population, housing, statistics for valuation context |
| **NRIAG** | Seismic context |

## Quirks to know

- **Form 4 paper trail**: the single most important procedural quirk for foreign buyers — it gates future USD exit. Ask the bank for the Form 4 the moment USD lands in the Egyptian account. Keep originals
- **Off-plan installment culture**: Egyptian developers commonly sell on 7–10 year zero-interest (or low-interest) installment plans, with delivery 3–5 years out. Headline price ≠ cash equivalent (often 30–50% lower for cash). Always ask for cash-equivalent price
- **NAC speculative dynamics**: New Administrative Capital is a government-led mega-project with massive supply pipeline; pricing is speculative + dispersed; resale liquidity unclear pre-occupancy maturity (~2027–2030 forecast); compare carefully to mature New Cairo / Sheikh Zayed alternatives
- **Sijil al-shakhsi vs sijil al-‘ayni transition**: Egypt has been "transitioning to Torrens-style" since 1964 with very slow implementation; most older properties are still personal-deed-chain. New developments (NAC, North Coast new compounds) do offer real-property registration — strongly preferred
- **Compound vs non-compound**: in foreign-buyer practice, gated compounds (Mountain View, Sodic, Palm Hills, Mountain View Hyde Park, ORA, Marassi, Hacienda, El Gouna, etc.) offer dramatically simpler title + utilities + security than non-compound stock. The premium reflects this
- **Dual currency contracts**: a contract may say "USD 200,000 or EGP equivalent at time of signing" — clarify which currency is binding for installment payments + EGP devaluation interim
- **Furniture transfer**: in resale, "with furniture (مفروشة)" can be a sleight to inflate apparent value; insist on itemized inventory
- **5-year holding rule waiver**: the Cabinet-of-Ministers approval to sell within 5 years exists in theory but is opaque + slow in practice. Plan to hold 5 years minimum
- **Visa / residency renewal annual nuisance**: even with property residency, Egyptian residency permits typically require annual renewal at Mogamma / Abbassia immigration — bureaucratic, time-consuming
- **Two parallel exchange rates historically**: until Mar 2024 there was a parallel/black market premium of 30–60% over CBE rate; post-float these have largely converged but stress events can re-create a gap. Always transact at CBE rate for documentation purposes

## Source URL templates

| Source | URL pattern |
|---|---|
| REPA / Sherpa (Real Estate Publicity Authority) | `https://sherpa.gov.eg/` ❌ DEPRECATED — link dead (verified 2026-06-13); verify with moj.gov.eg (REPA under the Ministry of Justice — co-cited) |
| Ministry of Justice (Law 230/1996 admin) | `https://moj.gov.eg/` |
| Egyptian Tax Authority (real estate tax, CGT, stamp duty) | `https://eta.gov.eg/` |
| Central Bank of Egypt (FX, mortgages, Form 4) | `https://www.cbe.org.eg/` |
| CBE exchange rates | `https://www.cbe.org.eg/en/economic-research/statistics/exchange-rates` |
| CAPMAS (statistics) | `https://www.capmas.gov.eg/` |
| GAFI (Golden License under Law 160/2023; citizenship-application reception under PM Decree 3099/2019) | `https://www.gafi.gov.eg/` |
| GAFI English investor portal | `https://www.gafi.gov.eg/english/Pages/default.aspx` |
| Ministry of Housing (MoHUE) | `https://mhuc.gov.eg/` |
| ACUD (NAC developer/manager) | `https://acud.eg` |
| Suez Canal Economic Zone | `https://sczone.eg/` |
| Tourism Development Authority (TDA) | `https://www.tda.gov.eg/` |
| HCWW (water + wastewater holding) | `https://www.hcww.com.eg/` |
| GARBLT (roads + land transport) | `https://garblt.gov.eg/` ❌ DEPRECATED — dead on 2026-09-18; verify with the authority named in this row |
| Ministry of Transport | `https://mot.gov.eg/` |
| Ministry of Manpower (work permits) | `https://www.manpower.gov.eg/` |
| NARSS (remote sensing, hazard mapping) | `https://www.narss.sci.eg/` |
| EMA (meteorology) | `http://ema.gov.eg/` |
| NRIAG (seismic + astronomy) | `https://www.nriag.sci.eg/` |
| IDA (Industrial Development Authority) | `https://www.ida.gov.eg/` |
| Property Finder Egypt | `https://www.propertyfinder.eg/` |
| Aqarmap | `https://aqarmap.com.eg/` |
| OLX Egypt | `https://www.olx.com.eg/` |
| Bayut Egypt | `https://www.bayut.eg/` |
| Nawy | `https://www.nawy.com/` |
| WUZZUF (jobs) | `https://wuzzuf.net/` |
| Climate Central Coastal Risk (Alexandria SLR) | `https://coastal.climatecentral.org/` |
| IPCC AR6 Interactive Atlas | `https://interactive-atlas.ipcc.ch/` |
| WHO Global Air Quality | `https://www.who.int/data/gho/data/themes/air-pollution` |

## Status

✅ **Fully populated** as of 2026-05-01.

**Confidence**: HIGH on the legal + foreign-buyer regime (Law 230/1996, Law 196/2008, Law 175/2023, Investment Law 160/2023, Form 4 rules — all primary government sources cross-verified). MEDIUM on price benchmarks (asking-side listing data only; no public transaction-price DB). MEDIUM on traffic (no published per-segment AADT). MEDIUM on STR + rental tax (regime is ambiguous, HOA-controlled, evolving). LOW on per-parcel risk verification (NARSS hazard layers not publicly granular; site visit + local expert mandatory).

**Last verified**: 2026-05-27 (validation sweep — CBI USD 500k threshold restored (Sept 2023); Law 190/2019 foundational + Law 30/2023 RETT; bank deposit USD 500k refundable 3-yr lock; RET primary-residence EGP 100k/yr exemption raise). Currency / visa tracker entries re-checked 2026-09-24 (October and November regwatch waves, the November wave run early; see shared/regulatory-watch.md).

### Extension TODOs (deepen on first real run)

- [ ] NAC district-by-district resale liquidity tracking once first occupied units mature (~2027+)
- [ ] Form 4 process walkthrough with screenshots from a CBE-authorized bank
- [ ] Compound HOA bylaw library for top 20 foreign-buyer compounds (STR rules, dues, restrictions)
- [ ] Old Rent Law constitutional reform tracking — Parliament action expected 2025–2026
- [ ] Sinai usufruct vs freehold case studies (Sharm El Sheikh, Dahab specifically)
- [ ] Real estate tax assessed-rental-value committee revaluation 2024–2026 governorate rollout
- [ ] GERD / Nile water-flow long-horizon impact on Delta agricultural land + Alexandria water security
- [ ] Top 10 developer delivery-track-record dataset (delivery delay, cancellation, refund history)