Record tourist numbers, a busier airport and a weaker pound: what they mean for anyone looking at property in Sharm.
Four things shape the Sharm property market right now.
1. More visitors
Egypt welcomed a record 19 million tourists in 2025, and arrivals rose 7% in the first four months of 2026. Sharm's airport handled just over 9 million passengers in 2025, up 32% on 2024.
2. More flights
Russian airlines have flown to Sharm again since 2021, and Jet2 starts flights to Sharm from six UK airports on 11 February 2027.
3. A weaker pound
The Egyptian pound has fallen a long way since it was floated in 2024, and in March 2026 it dropped below 52 to the US dollar for the first time. If you pay in dollars, euros or pounds sterling, the local price can move quickly, so agree the currency and the price in writing.
4. Clear rules on who can own
Presidential Decree 128 of 2022 lets only Egyptians and fully Egyptian-owned companies own land and buildings in Sharm El Sheikh. Foreign buyers get a long-term right of use (usufruct) for a fixed term, not ownership. Since 2025, short holiday lets also need a yearly Holiday Home licence from the Ministry of Tourism.
What this means for buyers
- More visitors and flights help holiday-let demand, but we found no reliable public data on Sharm property prices or rental yields. Treat any yield figure you are given as a sales claim and ask for real booking records.
- Read your contract with an independent lawyer, especially how long the right of use lasts and what happens at the end.
- Check the Holiday Home licence position before you plan to let a home to holidaymakers.
- Cairo is about 500 km away by road, roughly 6 to 7 hours, so most visitors arrive by air.
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