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The country’s 10 largest real estate developers saw sales volumes drop 15% y-o-y in 1Q 2026 to c.15.5k units, according to a report (pdf) from The Board Consulting. Total sales value declined 6.5% y-o-y to EGP 271 bn, down from EGP 290 bn a year earlier. This slowdown is a continuation of a cooling trend that began in 2025. However, the drop was cushioned by higher property prices in what the report describes as a market correction phase rather than a “market bubble.”
Why it matters: The market is experiencing two distinct shifts. Domestically, local investors are pulling back, with the share of people buying property for investment dropping from 55% in 2024 to under 20% in 2025. Regionally, the country is emerging as a safe haven for Gulf liquidity. Despite rising costs linked to the Iran war, regional instability is driving funds from Qatar, Kuwait, and Saudi Arabia into Egyptian real estate for long-term safety. This incoming liquidity is heavily concentrated around top-tier developers like TMG, Emaar, and Ora.
The breakdown: Palm Hills remained the top seller despite a 35% y-o-y drop to EGP 52 bn, while TMG followed with a 36% decline to EGP 49.1 bn — together capturing 37% of the top 10’s total sales. Mountain View (down 33% to EGP 14.5 bn) and G Developments (down 23.5% to EGP 13 bn) also saw slowdowns. However, Tatweer Misr recorded the market’s strongest growth, surging to EGP 43.8 bn from EGP 3.2 bn a year earlier. Emaar Misr climbed 46% to EGP 35.6 bn, Ora grew 48.2% to EGP 12 bn, and Hyde Park posted a 17% increase to EGP 25.3 bn.
The destinations: East Cairo remained the dominant region with EGP 130 bn in sales, nearly half the top 10’s market total. The North Coast generated EGP 50 bn, followed by Ain Sokhna at EGP 40 bn and West Cairo at EGP 30 bn.
The North Coast: Despite driving the country’s real estate boom with EGP 1.2 tn in sales during 2024 and 2025 (36% of the EGP 3.2 tn national gated-community total), the North Coast’s sales fell to EGP 518 bn in 2025 from EGP 643 bn in 2024, according to a separate report (pdf). Four developers captured 65% of all North Coast sales over the 2024/2025 period. TMG dominated with a 38% market share, followed by Palm Hills (13%), G Developments (9%), and Modon (5%).
