For sellersMoney and payments
How to price your property in Egypt: comparables, price per metre and the mistakes that cost you
Feinh Editorial TeamChecked on · 5 min read
The short answer
Price your home from what similar homes have actually sold for, not from other asking prices. Compare homes in the same compound or district with a similar size, floor, view and finishing, then check the developer's current cash price, since resale homes compete with new units on long payment plans. Get valuations from local agents, and use an FRA-registered valuer when you need a formal figure. An overpriced home sells later and usually for less.
Key numbers
- Up to 30%How far resale prices can run below developers' current prices
- 3.1% to 5.4%Yearly resale price rise in New Cairo and 6th of October (JLL, Q1 2026)
- 30 daysHow often every Feinh listing, price included, is re-checked
In this guide (7)
Asking price and selling price are two different numbers
The asking price is what you put on the listing. The selling price is what a buyer actually pays, after viewing, comparing and negotiating. In Egypt the gap between the two can be wide, because most published prices are asking prices and very few sale prices are made public.
That's the main trap when pricing a home: you compare your home with other asking prices, some of which have sat unsold for months. A good price starts from what similar homes have really sold for, and works up or down from there.
What decides your home's price
Buyers compare your home with the alternatives they can see. These are the things that move the price most:
| Factor | Why it matters |
|---|---|
| Location, down to the street or compound | Prices can double between two districts of the same city. A home inside a gated compound usually prices well above one outside it. |
| Size | Buyers compare price per square metre, so check that the area you advertise matches your contract. |
| Floor and view | A garden, a high floor with a view or an open aspect commands more than a low floor facing a wall. |
| Finishing | A fully finished home sells for more than a semi-finished one, because the buyer avoids the cost and the months of finishing work. Luxury finishing costs rose from about EGP 6,000 to EGP 12,000 per square metre in the three years to mid-2025. |
| Ready or off-plan | A ready home can be lived in or rented now. An off-plan unit carries delivery risk, and buyers price that in. |
| Papers | A home with a registered title or a clean, complete chain of contracts is easier to sell and to finance. |
| Payment terms | If you need cash in full, expect a lower price than a seller who accepts instalments. |
Price ranges in Feinh's launch areas
The table shows average asking prices for apartments on Aqarmap, read on 23 October 2026. Treat them as a starting point, not a valuation: they're averages of listings, not of sales, the pages don't show when they were last updated, and averages hide big differences between streets and compounds.
| Area | Average asking price per sqm (EGP) | Examples within the area (EGP per sqm) |
|---|---|---|
| New Cairo (Fifth Settlement) | 58,250 | Compounds 70,050; Golden Square 63,050; Narges 34,350 |
| Mostakbal City | 67,100 | |
| Madinaty | 58,050 | Villas 108,900 |
| El Shorouk | 29,800 | Compounds 47,850 |
| 6th of October | 45,250 | Compounds 63,800; Hadayek October 40,700 |
| Sheikh Zayed | 62,000 | Compounds 59,900; El Bostan Street 47,950 |
| New Zayed | 83,150 | |
| Zamalek | 67,250 | Few listings, so this figure is unreliable |
| Maadi | 27,300 | Degla 36,250; New Maadi 25,950 |
| Nasr City | 25,000 | Makram Ebeid 30,250; Zahraa Nasr City 18,050 |
| Heliopolis | 49,450 | Most streets 30,000 to 36,000; compounds 75,050 |
| El Mokattam | 19,550 | Compounds 47,850 |
| New Administrative Capital | 50,250 | R3 41,150; R5 68,400 |
You'll also find much higher year-on-year price changes quoted on some property sites. Market research firms report far smaller rises on resale homes: JLL measured resale prices up 5.4% a year in 6th of October and 3.1% in New Cairo in the first quarter of 2026. If your price assumes a jump like the ones on listing sites, you're probably above the market.
Resale homes compete with developers
When you sell a home in a compound, your buyer can often buy a new unit from the developer instead, with a small down payment and a plan over 7 to 10 years. That's your real competition.
- Resale prices can run up to 30% below the developer's current prices for comparable units, because resale buyers usually pay much more upfront and few can get a mortgage.
- Developers now often offer "dual pricing": a discount for paying fast, or the full list price spread over a long plan. Compare your price with the developer's cash price, not the instalment price.
- On Aqar Exit, a platform for selling off-plan contracts, sellers who want a quick exit are often willing to accept 25% to 35% below current market prices, according to the platform's own data.
Your advantage is time. A ready home can be moved into or rented now, while a new unit may be years from handover. Make that advantage visible in your listing.
How to set your price, step by step
- Collect comparables. Find 5 to 10 homes like yours: same compound or district, similar size, floor and finishing. Note their price per square metre.
- Separate asking from selling. Ask agents who work your area what similar homes actually sold for in the last six months. The difference tells you how much room buyers expect to negotiate.
- Adjust for your home. Add for a better floor, view, finishing or a ready title. Take off for anything a buyer would need to fix or pay for.
- Check the developer's current price if you're in a compound still selling, and compare with its cash price.
- Get a professional opinion. Ask up to three local agents for a free valuation on Feinh. For a formal valuation, for a mortgage or a dispute, use a valuer registered with the Financial Regulatory Authority (FRA); lenders require one.
- Decide your floor. Know the lowest price you'll accept before the first offer arrives, so you can negotiate calmly.
Why overpricing costs you
An overpriced home doesn't just sell later. It usually sells for less.
- Fewer viewings. Buyers filter by price. Priced too high, your home appears next to better homes and loses the comparison.
- It goes stale. Serious buyers notice a home that has been on the market for months and assume something is wrong with it.
- Every cut is visible. On Feinh, each change to the asking price is recorded on the listing, so buyers can see how the price has moved. A realistic first price is better than three reductions.
Keep the price honest, and let us check it
Every home on Feinh is checked with its owner or developer before it goes live, including the price, and checked again at least every 30 days. See how we check. When you're ready, read our guides on selling step by step and the taxes and fees when you sell, so the price you agree is the price you planned for.
Questions people ask
How do I know how much my apartment is worth in Egypt?
Find 5 to 10 similar homes in the same compound or district, compare their price per square metre, and ask local agents what similar homes actually sold for recently. Adjust for floor, view, finishing and papers. For a formal figure, use a valuer registered with the Financial Regulatory Authority.
What is the price per square metre in New Cairo?
On Aqarmap in October 2026, apartments in New Cairo's Fifth Settlement averaged an asking price of about EGP 58,250 per square metre, with compounds around EGP 70,050 and districts such as Narges around EGP 34,350. These are asking prices, so actual sale prices can be lower.
Is it better to price high and negotiate down?
Usually not. Buyers filter by price, so an overpriced home gets fewer viewings, goes stale and ends up selling for less after several cuts. On Feinh every price change is shown on the listing. Start realistic and leave modest room to negotiate.
Why are resale apartments cheaper than developer prices?
Resale buyers usually pay much more upfront and few can get a mortgage, while developers offer small down payments and plans of 7 to 10 years. Resale prices can run up to 30% below the developer's current price for a comparable unit.
Who can do an official property valuation in Egypt?
Valuers and valuation firms registered with the Financial Regulatory Authority. Banks and mortgage finance companies require a valuation from one of them, and it is the strongest evidence of value in a negotiation or a dispute.
Your next step
Compare local agents and ask up to three for a free valuation.
Sources and review
- Aqarmap price guide, Cairo neighbourhoods (average asking prices) (checked 23-10-2026)
- EnterpriseAM: Cairo's rental market running double-digit increase while sales stall (JLL data) (checked 23-10-2026)
- EnterpriseAM: revenues for Egypt's top developers are growing but the market is shrinking (checked 23-10-2026)
- EnterpriseAM: is Egypt's real estate market entering a correction? (checked 23-10-2026)
- Khalf El Hadath: Aqar Exit on discounts for fast exits (Arabic) (checked 23-10-2026)
- Ahram Gate: FRA register of real estate valuers (Arabic) (checked 23-10-2026)
Written by the Feinh Editorial Team and checked against these sources on 23-10-2026.
This guide is general information, not legal, tax or financial advice. Rules and fees change, so confirm the figures for your case with a lawyer or the relevant authority before you sign or pay. Spotted something out of date? Tell us.
