Property type · September 2026
Duplexes for sale in Egypt — prices by area
123 compounds across 25 Egyptian areas list new-build duplexes, starting from about 2.3M EGP at a median of 82,027 EGP/m², with payment plans running to 15 years.
The spread is wider than the average suggests
Across the 12 areas with enough inventory to compare fairly, the median price per square metre runs from about 52,672 EGP/m² in New Capital City to 186,873 EGP/m² in Ras El Hekma — roughly 3.5×. A national average hides that entirely, which is why the area you choose moves your budget further than almost any other decision.
Both figures are medians, so half the stock in each area sits above them. Use them to rank areas against each other, not to predict what one specific unit will cost.
What the instalment actually looks like
Headline prices are not how anyone buys here — the monthly figure is. Taking the cheapest unit in this set, at Chapters Residence R8 in New Capital City, on its longest published plan:
Interest-free, as Egyptian developer plans are. Maintenance and club fees are separate and are not included here.
By area
Ranked by how many compounds offer it, then by entry price. The two rarely agree — the area with the most choice is seldom the cheapest, which is the trade every buyer ends up making.
| Area | Compounds | From | EGP/m² | Longest plan |
|---|---|---|---|---|
| New Capital City | 24 | 2.3M | 52,672 | 15 yrs |
| New Cairo | 19 | 3.3M | 81,614 | 12 yrs |
| 6th settlement | 14 | 3.5M | 67,570 | 12 yrs |
| Mostakbal City | 11 | 3.7M | 88,041 | 12 yrs |
| El Sheikh Zayed | 8 | 2.6M | 84,377 | 12 yrs |
| New Zayed | 8 | 6.1M | 125,813 | 15 yrs |
| 6th of October City | 5 | 2.3M | 107,632 | 12 yrs |
| Northern Expansion | 4 | 5.5M | 85,539 | 10 yrs |
| October Gardens | 4 | 8.1M | 108,200 | 9 yrs |
| Sidi Abdel Rahman | 3 | 7.6M | 124,321 | 10 yrs |
| Ras El Hekma | 3 | 10M | 186,873 | 10 yrs |
| Ain Sokhna | 3 | 6.2M | 100,947 | 9 yrs |
| El Lotus | 2 | 4.4M | 78,158 | 10 yrs |
| North Investors | 2 | 14.5M | 109,070 | 8 yrs |
| Somabay | 2 | 14.9M | 187,918 | 8 yrs |
| El Shorouk | 2 | 6.4M | 76,752 | 7.8 yrs |
| Alexandria | 1 | 8.6M | 71,268 | 9 yrs |
| New Heliopolis | 1 | 7.8M | 103,919 | 15 yrs |
| South New Cairo | 1 | 14.2M | 124,425 | 7 yrs |
| El Choueifat | 1 | 10.3M | 154,569 | 8 yrs |
| Hurghada | 1 | 13.4M | 178,016 | 8 yrs |
| Sidi Heneish | 1 | 5.8M | 127,430 | 10 yrs |
| El Gouna | 1 | 27.9M | 250,348 | 6 yrs |
| Golden Square | 1 | 48.9M | 238,991 | 10 yrs |
| Al Dabaa | 1 | 16.8M | 193,678 | 8 yrs |
Developers active here
What to check before you commit
Confirm the plan in writing. Published down payments are often introductory and attached to specific units or phases. Get the schedule, the instalment amount and the frequency on the contract, not the brochure.
Ask what is separate. Maintenance, club membership and parking are usually charged on top and are not in any price on this page.
Check the delivery date contractually. A date in a listing is a plan; a date in a contract is an obligation. On off-plan stock this is the single most consequential line in the agreement.
Visit at the hour you would actually live it. Drive the commute at rush hour and walk the compound on a weekday evening. Both tell you more than any specification sheet.
Where to start
Frequently asked
How much is a duplex in Egypt?
New-build duplexes start from about 2.3M EGP, at a median of roughly 82,027 EGP/m² across 123 compounds in 25 areas.
Where are the cheapest duplexes in Egypt?
The table above ranks every area by entry price. Cheaper areas are generally further from established services — compare the price per m² alongside the entry price before deciding.
Can you buy duplexes on instalments in Egypt?
Yes — developer plans here run up to 15 years and are interest-free. The instalment, not the headline price, is what most buyers actually compare.
What costs are not included in the price?
Maintenance is the big one — usually an annual charge based on unit size, payable whether you live there or not. Club membership, parking and storage are frequently separate line items, and registration and legal fees sit on top. Ask for a full schedule of everything payable outside the unit price before you sign.
Are developer prices negotiable in Egypt?
The headline price per metre usually moves very little. What does move is the structure — a larger down payment is often traded for a discount, and cash purchases carry published discounts at some developers. Negotiate the plan before you negotiate the price; there is generally more room there.
How does reserving a unit work?
Typically a reservation deposit holds a specific unit for a short window while the contract is prepared, followed by the down payment on signing. Terms differ by developer — confirm in writing whether the reservation is refundable, and what happens to it if you do not proceed.
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