What a foreign buyer can actually get in Sharm El Sheikh, how it differs from mainland Egypt, and what to check before you pay.
The short answer
Not as an owner. Sharm El Sheikh is covered by Presidential Decree 128 of 2022, which lets only Egyptians and companies fully owned by Egyptians own land and buildings in Sharm, Dahab and the Gulf of Aqaba coast. Foreign buyers can get a long-term right to use a property, called usufruct, for a fixed number of years.
Mainland Egypt is different: there, foreigners can own up to two homes of up to 4,000 m² each, and normally cannot sell them within 5 years.
What to check before you pay
- Exactly what your contract gives you: a right of use for how many years, whether you can sell it or pass it on, and what happens at the end of the term.
- That the seller's own title is registered at the Real Estate Publicity Department (Shahr El Aqary). A registered contract, often called the "green contract", is the strongest proof of title. Be careful with unregistered preliminary contracts.
- That the broker is licensed. Property brokers in Egypt need a government licence.
- For off-plan projects, the developer's permits and what happens to your money if the handover is late.
What it costs
We found no reliable public price index for Sharm, so compare several listings and get every price in writing. On top of the price, budget for an independent lawyer, any agent commission and official registration fees. In Egypt, the 2.5% tax on a property sale is legally paid by the seller.
Renting it out
Since 2025, homes let to holidaymakers for short stays need a Holiday Home licence from the Ministry of Tourism, renewed every year. Check this before you count on rental income.
Where people look
- Naama Bay: walkable to restaurants, dive centres and the beach. Sharm's busiest bay.
- Sharks Bay: about 4 km from the airport by road.
- Nabq Bay: resort compounds on Sharm's quieter northern coast.
- Hadaba: homes on the cliffs above the sea.
Take independent advice
Use an Egyptian lawyer who is not connected to the seller, the developer or the agent, and ask them to explain the contract to you in English before you sign.
Questions about homes in Sharm? Message us on WhatsApp, or browse the homes listed on our site.
