Cairo's dynamic residential market shows growth driven by developer confidence and buyer incentives

• New Cairo is the most active district, with 108,000 homes available to purchase in 68 launched projects 
• El Sheikh Zayed and New Zayed command the highest average prices per square metre 
• Buyer-friendly financing options include average down payments of just 8.5% 
• A substantial delivery pipeline is on the horizon with 67 projects slated for completion in 2028 

Cairo | 18 May 2025: Knight Frank’s latest Cairo Residential Market Review reveals that Greater Cairo’s residential sector is experiencing significant momentum, driven by strong developer confidence and attractive buyer financing schemes. With 221,000 homes currently available for sale across 139 projects from a diverse landscape of 92 developers, the market continues to evolve amid rising demand and shifting project pipelines. 

PREMIUM PRICING AND ATTRACTIVE FINANCING OPTIONS 

El Sheikh Zayed and New Zayed command premium pricing, with average rates of around EGP 114,000 and EGP 111,000 per square metre respectively, compared to more competitive pricing in New Cairo. Meanwhile, buyer-friendly financing terms, with an average down payment of just 8.5% and instalment periods of 7.7 years, compare favourably to markets requiring high upfront investments. 

Additionally, a delivery pipeline of 67 projects slated for completion in 2028 contrasts with the limited number of projects finishing between 2025 and 2027 (18 projects per year on average), suggesting that near-term supply constraints could put upward pressure on prices. 

Faisal Durrani, Partner – Head of Research, MENA, commented: “With 34% more homes due to be delivered in 2025 than we saw in 2024, developers are clearly taking the initiative to maintain market momentum, accepting proportionally smaller down payments and offering longer payback periods. If near-term supply constraints play out as expected, this developer confidence could prove well-founded, with a healthy buy-side price tension having the potential to further support sales growth.” 

A DYNAMIC RESIDENTIAL LANDSCAPE WITH DIVERSE OFFERINGS 

The Greater Cairo market is characterised by a diverse array of residential offerings, catering to a broad spectrum of buyer needs. As the most affordable option, apartments account for approximately 66% of the total number of homes. More upscale unit types such as villas, duplexes, townhouses, penthouses and twin houses form smaller but significant segments, creating a balanced market with offerings that meet both high-end and value-driven demands. 

Beyond the diversity in unit types and developer strategies revealed by the Cairo Residential Market Review, data on buyer demand in Greater Cairo provides further insights. One notable trend is the market’s acceptance of shell-and-core finishing, accounting for 51% of available units in Q1 2025, which suggests a strategic buyer preference for properties that require lower upfront costs and have the potential for custom finishes later. 

Moreover, the demand profile reflects a wide spectrum of buyer needs that differ from simply choosing between high-end and value-driven properties. With apartments offering a broad price range and various sizes, from compact studio apartments to spacious multi-bedroom residences, the market caters to first-time buyers, families, and investors alike. 

Zeinab Adel, Partner – Head of Egypt, explained: “Once again our data has highlighted the breadth of Cairo’s residential market, with villas in El Sheikh Zayed selling for an average of EGP 236,400/sqm while apartments in New Cairo are selling for an average of EGP 102,245/sqm.  For investors and private capital looking at Cairo, understanding these multiple entry points and the future pipeline will be key.”