The level of progress in construction is the most important factor for buyers when selecting a developer, ranking ahead of the developer’s financial strength, experience, market reputation, the consultants they work with, and, lastly, advertising and marketing, according to proptech platform Aqarmap’s Egypt Real Estate Trends 2025 report.

The methodology: These insights are based on Aqarmap’s monthly index, which has tracked Egypt’s property demand since 2012. The index uses a proprietary algorithm drawing on data from the Aqarmap platform, search engines, macroeconomic indicators, financial statements, and listed developer performance metrics. It measures demand dynamics and buyer behavior — not price changes.

Investment ranked as the primary motive for buying property, followed by moving to a new area, purchasing a first home, buying for children, marriage, or a coastal home. Other reasons included downsizing, upgrading, or expanding a current living space.

What services do buyers want most? The most in-demand services in real estate projects were malls, public transport, and social or sports clubs, followed by highways, hospitals, schools, and universities. And when it comes to amenities, buyers were shown to favor green spaces, malls and shops, and social and sports clubs, over smart homes, water features, and childcare facilities.

Respondents also preferred modern and simple architectural styles the most, followed by environmentally friendly and green designs, and low-cost minimalist designs. Other preferences were spread across American-European, Andalusian-Islamic, high-tech futuristic, and traditional Egyptian styles. Fully finished units were favored over semi-finished, fully furnished, or shell-and-core units.

How do buyers finance their purchases? Buyers of properties worth more than EGP 10 mn rely primarily on monthly salaries, followed by business income, liquidating assets, and loans. For units priced between EGP 3-7 mn, the main source was long-term personal savings, followed by salaries and asset sales — the same as buyers of properties below EGP 3 mn. Across all price tiers, loans, bonuses, incentives, and family support were also common financing methods.

SHAPING DEMAND IN LOCAL MARKET-

What about demand trends in the Egyptian market? Demand for real estate has been on the decline since March 2024, weighed by the float of the EGP, which eroded purchasing power and investor confidence, according to Aqarmap’s property market index. Broader economic turbulence — especially the steep devaluation of the EGP — has made strategic planning and reliable investment forecasting increasingly difficult amid shifting buyer needs and behaviors.

The interaction between the USD, black market exchange rates, and the property sector was critical. By late 2024 and early 2025, the price per sqm in Cairo had stabilized — or even dipped slightly — compared to earlier in the year. Market reports showed sales slowed in 4Q 2024 as the EGP stabilized and speculative buying eased. Developers responded by rolling out long-term installment plans to spur demand, citing “relative price stability” after sharp 2023 increases.

The gap between official and parallel market rates widened after 2022, making Cairo prices more volatile in USD terms. The sharp increase in early 2023 reflected the EGP’s steep fall and surging demand for USD. The March 2024 float narrowed the gap significantly.

Developers extended payment terms to maintain affordability and support sales. Average repayment periods rose from 4.3 years in 2015 to over 8.5 years by 2024. Mortgage financing activity surged after 2021, peaking in 2022 as buyers turned to structured financing solutions. With only the first three quarters of 2024 recorded, mortgage volumes were on track to surpass previous highs by year-end. Aqarmap says this reflects a dual reliance on both developer-led and institutional financing to navigate Egypt’s economic headwinds.

When the ideal home was out of reach, buyers opted for lower-priced areas, more distant locations, or much smaller units. Some even chose to live with family or rent instead of buying, according to survey respondents.

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