Buying Property in Sharm El Sheikh as a Foreigner (2026)
Can foreigners buy property in Egypt? What are the costs, the pitfalls, and the best areas for investment? A clear breakdown.
The short answer: yes. Foreigners can buy property in Egypt, including in Sharm El Sheikh. There are some constraints — you can own up to two properties with a combined area of no more than 4,000m². You cannot sell within 5 years of purchase (with exceptions).
What it costs. Property prices in Sharm range widely:
- Studios from around $35,000–$60,000
- 1-bed apartments from $50,000–$120,000
- 2-bed sea-view apartments $100,000–$250,000
- 3-bed villas with private pool $200,000–$600,000+
On top: transfer tax (~2.5%), legal fees (~1%), registration (~0.5%), agent commission (usually paid by seller).
Rental yields. Well-managed furnished apartments in tourist areas can yield 7–12% annually gross, before management fees. Beachfront and pool-access properties command the best rates on Airbnb and Booking.com.
Best areas for investment.
- Naama Bay — walking distance to restaurants, highest short-let demand
- Sharks Bay — family-friendly, close to airport, rising development
- Nabq Bay — higher-end, newer builds, long calm beaches
- Hadaba — elevated, sea views, better value per sqm
What to avoid.
- Off-plan developments without proper permits
- Properties without a clear Tabou (title deed)
- Buying through unregistered agents
- Informal "green contracts" — always insist on registration
Why use a local partner. The paperwork is in Arabic, the registry system has quirks, and sellers will quote different prices depending on your accent. A reputable local manager saves you money and time.
We can walk you through the whole process — from first viewing to registered deed. Contact us for a free property-sourcing consultation.