Ahmed Zaki: Investment buying drops to 20%

The Egyptian real estate market experienced a significant shift in demand dynamics in 2026. The wave of speculation that had dominated sales in previous years has come to an end, as buyers are now focusing more on genuine housing needs and prioritizing reputable developers with strong track records of delivery. Despite rising execution costs, property price differentials between 2024 and 2026 have not changed dramatically, due to expectations of declining interest rates, which prompted developers to maintain or keep prices stable to boost demand. Additionally, the share of purchases made for investment purposes has decreased to 10-20% from previously 55-65%, as the market reorients toward long-term investment strategies. The top 10 development companies saw a 15% decline in units sold during the first quarter of 2026, while total sales value remained stable at around 271 billion Egyptian pounds, supported by rising real estate prices, especially in North Coast projects that are leading the market. Experts confirm that the market has become more mature, with a focus on designs that meet genuine housing needs, greater emphasis on developer credibility and delivery timelines, and a gradual resurgence in the resale market activity. The North Coast continues to thrive as a key sales destination, with expectations of sustained growth throughout the current year.

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