Africa’s own credit rating agency is targeting March 2027 for its first rating

1

WHAT WE’RE TRACKING TODAY

Remittances hit a record USD 38.2 bn in the first nine months of 2026

Good morning, friends. Africa has spent a decade arguing that the three agencies pricing its debt get it wrong. Now it’s building its own measure of what its debt is worth, and Egypt has had a hand in designing it from the start.

Meet the African Credit Rating Agency (AfCRA), which launched in Mauritius in October and wants its first sovereign ratings out by the end of March 2027. It is already in talks with 15 governments, and Egypt’s central bank has been in the room since 2019. The harder question (whether a rater paid by the governments it grades can shift borrowing costs) is one we put to a former BNP Paribas senior economist below in our top story.

Then the Fed, written by one of you: Yassin Amr is 16, follows the Fed closely, and shows that a US rate hike lands on the EGP long before it touches anything we owe Washington — just USD 5.8 bn of our USD 163.9 bn external debt stock. The real exposure lies in floating-rate World Bank and IMF loans and in the currency itself. Read his full piece below, which ends on the two meetings that will test the argument: the Fed on 9 December and the CBE on 17 December.


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A clean handover

The National Bank of Egypt (NBE) expects to close its acquisition of Banque Misr’s UAE branches by the end of November or mid-December, NBE CEO Mohamed El Etreby said in an interview with CNBC Arabia. The transaction now has near-final approval from the UAE central bank, with only commercial registry procedures left before final sign-off. NBE has finished due diligence and valued the branches at a 1.02x book, under terms that leave Banque Misr liable for any obligations that surface within a year of closing, he added.

The acquisition is part of NBE’s push for a direct presence in the UAE, where it already runs a representative office and holds a Category 3 license at the Dubai International Financial Centre, and has separately applied to open branches of its own, El Etreby said.

REMEMBER- The UAE central bank gave NBE a preliminary nod to take over the branches in September, weeks after the US Treasury’s FinCEN proposed cutting them off from correspondent banking with US institutions. FinCEN alleges the branches processed about USD 1.8 bn between January 2024 and June 2026 for 103 companies that may be linked to Iranian shadow-banking networks. Fitch expects the proposal to have limited impact on Banque Misr’s credit rating, since the branches account for less than 5% of its assets and net income. It added that the sale to NBE would lower the risk, though it’s unclear whether the deal would lift the restrictions.

Home is where FX is

Egyptians working abroad sent home USD 13 bn in July-September, up 20.4% y-o-y, according to a Central Bank of Egypt statement, taking the total for the first nine months of 2026 to a record USD 38.2 bn. The period turned out far better than Onafriq (a cross-border payments platform) had predicted in June, when it warned that Gulf-based migrant workers were running down their savings and that remittance volumes could collapse by 3Q if the war dragged on. That steady flow is buying Egypt time to fix the weaknesses that remittances keep covering for.

The money keeps coming because Egyptians abroad still trust the banking system with it, the payoff of the monetary reforms that followed the March 2024 float and closed the gap with the parallel market. That trust has held even through the EGP’s swings since the war broke out in February, including a then-record low of 53.53 to the USD in March. And it’s turned remittances into one of the economy’s most reliable sources of FX: they jumped 29.6% to USD 47.3 bn in FY 2025/26, by far the biggest offset to a merchandise trade deficit that widened to USD 64.8 bn, according to the balance of payments.

But the same balance of payments shows how much remittances are making up for. Non-oil exports grew just 7.8% to USD 37.3 bn in the last fiscal year, while the current account deficit still widened to USD 22.5 bn. The government has started to push on exports, raising export rebates by an average of 35% and covering up to half the freight bill to new markets. By our read, the flows give the government room to go further with the fiscal, structural, and legislative reforms that let the economy make and export more, leaving it better placed to absorb the next shock.


What should we teach our kids in the age of AI? And on the policy-level, where do we start? On this episode of Making It, Sherif Kamel, dean of AUC’s Onsi Sawiris School of Business, discusses how AI shows up in the classroom.

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PSA-

WEATHER- Cairo is in for a gentle autumn day today, with a high of 24°C and a low of 13°C, the high back up a degree from yesterday while the night slips one cooler, according to our favorite weather app.

It’s a touch warmer in Alexandria too, with a high of 24°C and a low of 17°C.

The big story abroad

China’s trade surplus broke the USD 1 tn mark for the second straight year. The country’s surplus hit USD 1.04 tn over the first 10 months of the year, keeping it on track to top last year’s all-time high of USD 1.2 tn. October exports rose 35.2% from a year earlier, with chips and cars powering this year’s gains, even as Beijing faces growing calls to bring its trade into better balance.

Slovakia calls Germany’s Ukraine-for-budget ultimatum a “textbook case of blackmail.” Slovakia, the Czech Republic, Hungary, and Bulgaria are resisting Berlin’s push to make new Ukraine aid a condition for signing off on the EU’s next long-term budget. Slovakia has threatened to use its veto. Kyiv faces a EUR 70 bn funding gap next year, and Brussels has pledged to cover about EUR 45 bn of it, with a new round of joint EU debt emerging as the leading option.

AI’s power hunger has firms hunting for used turbines and retired jet engines. Wait times for expensive new gas turbines now run into the next decade, pushing utilities, developers, and companies rushing to supply electricity to AI data centers to scour global markets for used units, bring idle machines back into service, and repurpose decommissioned jet engines, Reuters reported yesterday. Appetite for power-intensive data centers keeps climbing even as concerns about AI’s dangers grow and the recent sell-off of related shares, which leaves turbines and other key power equipment in short supply.

*** It’s Hardhat day — your weekly briefing of all things infrastructure in Egypt: EnterpriseAM’s industry vertical focuses each Wednesday on infrastructure, covering everything from energy, water, transportation, and urban development, as well as social infrastructure such as health and education.

In today’s issue: We look at how the central bank’s rate hike is squeezing real estate developers offering decade-long payment plans.

Decades of trust, a new chapter of growth.

ROBINSON and Somabay extend their longstanding partnership, announcing a second club resort with approximately 250 rooms, planned to open in 2029, alongside a major refurbishment of the existing ROBINSON SOMA BAY.

2

Finance

Africa’s own credit rating agency plans its first rating by March 2027, and our central bank has long backed it

Africa’s own credit rating agency wants its first sovereign ratings out by the end of March 2027, and it’s already in talks with 15 African governments, interim CEO Sifiso Falala tells Reuters. The African Credit Rating Agency (AfCRA) launched in Mauritius last month with Central Bank of Egypt (CBE) Governor Hassan Abdalla in the room, and its staff will start by researching countries including Togo, Kenya, Seychelles, Burundi, and Mauritius. Cheaper capital will take longer: African Union Commission Chairperson Mahmoud Ali Youssouf said it will need broader financing reforms, and a former BNP Paribas senior economist tells us he thinks better data and a transparent methodology could earn AfCRA a place in the market once it proves its independence.

How it will work

AfCRA plans to issue solicited ratings, which means governments pay for the assessment and give the agency access to officials and financial data. It’ll also rate African multilateral lenders such as the Cairo-headquartered African Export-Import Bank (Afreximbank), plus private financial institutions, and Falala said it will rely less on data from the IMF and other international financial institutions.

A rate for the unrated: AfCRA is also going after the issuers nobody covers. Some 22 African countries have no rating from any of the big three, and more than 90% of the continent’s municipalities and corporates are unrated, according to an African Peer Review Mechanism (APRM) research note (pdf). Covering them would help AfCRA build a footprint in local-currency debt.

Who’s behind it: AfCRA is privately owned by Plus 94 Research, a South African research firm that Falala co-founded, and governments are barred from holding stakes. The agency plans to raise USD 15 mn through a share sale that would give African investors a two-thirds stake, and it has also completed the purchase of 51% of Sovereign Africa Ratings, a South African ratings firm that Falala founded and still runs.

The genesis of AfCRA

African leaders have long argued that S&P, Moody’s, and Fitch overstate lending risks on the continent and downgrade countries too quickly in times of stress, a charge the agencies reject, saying they apply the same methodologies everywhere. The political push started with an African Union Assembly resolution in January 2017 and gained urgency during the pandemic, when international agencies downgraded countries or put them on review, including Ivory Coast, Ethiopia, and Senegal for taking part in the G20’s debt-relief initiative, according to the APRM note.

The USD 74.5 bn price tag: A 2023 United Nations Development Programme (UNDP) report (pdf) puts a number on that grievance. It estimates that rating methodologies that fail to capture local conditions, such as data limitations and large informal markets, cost African countries some USD 74.5 bn in excess interest and forgone financing across domestic-currency bonds and Eurobonds. The report says that’s nearly 12% more than all net official development assistance to Africa in 2020. That said, Reuters’ own 2024 investigation into Africa’s debt crisis found no evidence of systemic bias in the three firms’ sovereign ratings. Whatever the cause, the bill keeps growing: Africa’s debt has risen to about USD 1.9 tn, Falala said, and the African Union estimates the continent’s external debt-service bill climbed to USD 163 bn in 2024 from USD 61 bn in 2010.

Afreximbank has already walked away. The bank ended its rating relationship with Fitch Ratings in January, saying the agency’s assessment “no longer reflects a good understanding of the Bank’s Establishment Agreement, its mission, and its mandate.” Days later, Fitch cut the bank to junk and withdrew its ratings.

Credibility comes first

AfCRA “is new and untested,” Mohamed Abdelmeguid, a former BNP Paribas senior economist, tells EnterpriseAM. It still has to show operational independence, a track record of predicting credit recovery and distress, and a willingness to make politically sensitive calls when issuers push back, he says. Until it does, assessments by Moody’s, S&P, and Fitch “will continue to dominate,” and “we shouldn’t expect risk premia to be influenced by AfCRA ratings at this stage.” Showing deeper local knowledge alongside a transparent, comprehensive methodology would help build its reputation, he adds.

Still, he sees two openings. The first is coverage: AfCRA could rate governments the big three don’t cover, easing their access to markets with potential spillover benefits for borrowing costs, as long as the assessment is credible and transparent. The second is better data: detailed public figures, including off-balance-sheet liabilities and quasi-sovereign debt “can be difficult to come by” for issuers in Africa and MENA, he says. Reliable, current numbers, along with a breakdown of a country’s liquid external assets, would give investors a clearer view of how much it can actually repay.

What’s in it for Egypt

Egypt has been involved from early on. The CBE has been a member of the APRM’s ad hoc committee on credit ratings since it was set up in 2019 and has proposed a model for AfCRA at the committee’s meetings and at UN Economic Commission for Africa events. In October 2024, the CBE hosted the committee’s ninth meeting in Cairo, which set out to draft a roadmap for establishing the agency. In remarks delivered on his behalf there, Abdalla said African countries can strengthen their creditworthiness by “committing to transparency and building up the capacities for data collection and timely submission to international credit agencies.”

Abdalla pressed the continental case again at the Alamein Africa Forum last month, where he proposed directing 10% of African banking liquidity and 5% of international reserves into investments on the continent. He argued that African capital often leaves for developed markets only to return as expensive foreign credit. The CBE has also signed at least 15 MoUs with African central banks covering training and governance.

A rating alone won’t erase Egypt’s risk premium, though. “There will always be a MENA risk premium that reflects long-standing geopolitical risks,” Abdelmeguid says. He says that explains why Egypt was rated below Argentina in 2014-2016, even though Argentina ran into repayment difficulties a few years later and Egypt didn’t. That, he argues, makes the premium “a perception issue that may not necessarily be linked to the rating.”

An Egypt rating that differed from the big three’s would trigger “a market debate in the first instance, not a repricing of Egypt credit risk,” he says, since investors would need AfCRA to make a convincing case first. Banks and non-bank lenders may also keep their own lists of approved rating providers, and he thinks it’s too early for AfCRA to make those lists, especially at institutions outside the region. And since Egypt’s ratings are several notches below investment grade, a one-notch disagreement in either direction would likely leave it in high yield, he says.

Then there’s the regulatory gate. Before AfCRA’s ratings can count in Egypt, the regulator has to recognize it as an accredited rating agency in its guidelines and in banking law and set rules for recognition, Tamer Fattouh, a financial institutions risk and country risk expert, tells EnterpriseAM. Only then can the discussion turn to implementation and validation, he says.

What’s next: German think tank SWP argues that whether AfCRA lowers borrowing costs will depend on its credibility with international investors. By our read, its first test is whether it will make calls the governments paying for its ratings don’t like, which is the same test the big three face on their solicited ratings. Its clearest early value is in what the big three leave uncovered: 22 unrated sovereigns, a largely unrated local-currency market, plus the better data that comes with rating them.

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3

Economy

What the Fed’s first hike in three years means for Egypt’s debt

The US Federal Reserve raised interest rates on 16 September for the first time since July 2023, lifting its target range by 25 bps to 3.75-4.00%, even as the US economy keeps growing.

Much of the inflation pressure comes from energy, driven by the war on Iran, which began on 28 February and shut the Strait of Hormuz to most shipping, pushing Brent as high as about USD 126 a barrel on 30 April and helping lift US consumer prices 3.7% y-o-y by September. Long-term borrowing costs have climbed too, with the 30-year Treasury yield hitting 5.73% in October (a 24-year high) during a global bond selloff that the Fed’s own minutes tie partly to the heavy borrowing behind the AI buildout. And while the Fed held rates on 28 October, two policymakers pushed for another hike, and markets are pricing in a high chance of one at its 9 December meeting.

Egypt owes the US relatively little: about USD 5.8 bn at the end of December 2025, out of USD 163.9 bn in total external debt, according to the Central Bank of Egypt’s (CBE) latest External Position report (pdf).

So the Fed’s tightening reaches Egypt’s debt by other routes. The effect comes through floating-rate loans from multilateral lenders and, more importantly, through pressure on the EGP. Multilateral institutions hold USD 45.5 bn of that debt, led by the World Bank’s main lending arm (USD 12.5 bn) and the IMF (USD 12.4 bn), while Arab countries hold USD 38.9 bn, mainly Saudi Arabia (USD 15.2 bn), the UAE (USD 10.7 bn), and Kuwait (USD 6.3 bn). Together they account for about half the total debt.

The Arab debt is largely shielded. Roughly half of it is deposits held at the CBE — which Gulf governments have repeatedly rolled over or put to other uses — and much of the Gulf lending has historically been on fixed terms that US rate moves don’t touch. Multilateral debt is the exposed part, because much of it floats with global rates, US rates included.

The World Bank prices its USD loans off SOFR, the US overnight rate that moves with Fed policy, while the IMF’s charges are built on the SDR interest rate, a weighted average of short-term rates on five currencies (the USD, EUR, CNY, JPY, and GBP) in which the USD carries about 43% of the weight. So a higher Fed rate feeds into what Egypt pays to its two biggest multilateral creditors, which hold about 55% of its multilateral debt between them. That includes USD 13.1 bn of SDR-denominated debt.

The bigger risk is the currency, since a weaker EGP raises the local cost of every USD Egypt owes. Higher US yields make EGP-denominated debt less attractive to foreign investors running the carry trade, and that money has already shown how fast it can leave: foreign holdings of EGP government securities fell to USD 27.1 bn in March from a USD 38.1 bn peak in January as the war took hold.

The pressure returned in October, when the EGP lost 7.3% against the USD, and the CBE responded before the month was out, raising rates by 100 bps, which lifted the overnight deposit rate to 20% and ended an 825-bp easing cycle that began in April 2025. The CBE called the move preemptive, citing tighter global financial conditions, risk-off sentiment, and imported inflation, though the hike also widens the extra yield foreign investors earn by holding EGP debt instead of US debt.

Still, there’s a case that Egypt is better placed than the currency moves suggest. Urban inflation slowed to 12.7% in October from 13.9% in September, and the CBE revised its inflation forecast down at its September meeting. It also said output remains below potential, which keeps demand-side price pressures limited in the short term.

That helps on prices, but it leaves the debt risk largely untouched. Slower inflation does little to protect Egypt from a weaker EGP, which is where the debt risk lies, and the disinflation looks less secure than it did in September. When the CBE hiked rates in October, it pushed back the date for hitting its 7% (±2 pp) target to 4Q 2027 from 2H 2027.

That leaves Egypt’s exposure to the Fed running through its currency first and its multilateral interest bill second, with US creditors a distant third. The next tests come eight days apart: the Fed meets on 9 December and the CBE on 17 December.

This article was contributed by Yassin Amr, a 16-year-old macroeconomics and financial markets enthusiast and an avid reader of EnterpriseAM.

4

A MESSAGE FROM HALEON

Better everyday health starts with confident self-care

As Panadol marks 70 years, Haleon is launching Panadol Baby & Infant in Egypt, opening a new chapter for the brand. For Asif Alavi, general manager of Haleon North Africa, the milestone is about helping families make informed health decisions with confidence.

Panadol has been part of family healthcare for generations, with parents who grew up with the brand now choosing it for their own children. “Panadol’s 70-year global legacy reflects decades of consistent quality, science, and a continued focus on the evolving health needs of people around the world,” Alavi says. The launch of Panadol Baby & Infant builds on this heritage while responding to the needs of babies and infants.

For parents, the practical question is more immediate: what is right for their child? “When a baby is unwell, parents want a solution designed for their child’s age and weight, with clear instructions they can follow,” Alavi explains. Panadol Baby & Infant is designed to meet that need, bringing the familiarity of the Panadol name to the youngest members of Egyptian families.

That launch is part of Haleon’s longer-term commitment to Egypt and its communities. Guided by its purpose of delivering better everyday health with humanity, the company works with pharmacists and healthcare professionals to raise awareness of responsible self-care, helping people understand what they can manage themselves and when professional medical care is needed.

Responsible self-care can also strengthen health systems. Global Self-Care Federation research (pdf) estimates that self-care saves health systems USD 144 bn a year globally and frees around 2.2 bn hours of physicians’ time. By enabling people to safely manage minor, common conditions, it can help preserve healthcare resources for patients who need clinical attention most.

5

Also on our Radar

Banque du Caire arranges EGP 3.2 bn syndicated loan for Tameer’s UBL project

Banque du Caire (BdC) is arranging a EGP 3.2 bn syndicated loan for Tameer’s Urban Business Lane (UBL) in New Cairo’s Fifth Settlement, with three other banks on board. The medium-term facility covers part of the project’s investment costs and goes to UBL North and UBL South, two Tameer subsidiaries.

Banque du Caire is putting up EGP 1.33 bn, c. 42% of the total, and is the initial mandated lead arranger, facility agent, security agent, and account bank. Al Baraka Bank Egypt is in for EGP 590 mn (c. 18%). Abu Dhabi Commercial Bank Egypt and the Industrial Development Bank split the remainder, roughly EGP 1.28 bn by our math.

About the project: UBL spans c. 55k sqm, with 10 administrative buildings and a commercial zone. It sits within UrbanWalk, a planned mixed-use development that adds hospitality, residential, and leisure components. In 2024, Tameer secured a EGP 956 mn loan from BdC for UBL’s construction.

Enza’s next instalment

Egyptian-founded enza raised USD 6 mn in a Seed+ round led by Africa-focused 4DX Ventures, with British International Investment (BII), the UK’s development finance institution, joining as a new investor and existing backers Algebra Ventures and Quona Capital both adding to their stakes, according to a press release. The Abu Dhabi-based payments company, which serves banks and fintechs in 12 African countries, will use the fresh funds to expand into new markets, secure local operating licenses, and accelerate product development. It last raised USD 6.8 mn in March 2025 in a round co-led by Algebra and Quona.

PRE checks into hospitality

PRE Group signed a strategic partnership with Hilton to develop six hotels and four branded residential projects across Ain Sokhna, the North Coast, and New Cairo with a total investment of about EGP 14 bn, the group said in a statement (pdf). The projects sit inside PRE’s Telal Ain Sokhna, Jebal Ain Sokhna, Telal El Alamein, and Ivoire East destinations. This portfolio adds up to 2k hotel rooms and branded residences and is the first slice of a wider plan including eight international hotel brands across eight hotels, adding nearly 10k rooms and serviced units, starting with three hotels in Ain Sokhna.

Scale for a cashlight market

Damen Electronic Payments, Smart Group’s electronic payments arm, acquired payments company Wakty, according to a statement. The transaction folds Wakty’s more than 15k service points into a Damen network that serves over 110k merchants across all 27 governorates. With the Central Bank of Egypt (CBE) pushing away from paper money, cashless transactions grew 45% y-o-y by the end of 2025, Ehab Nasr, the CBE’s deputy assistant governor, told EnterpriseAM in February. The companies signed the agreement on the sidelines of Cairo ICT 2026 without disclosing terms.

One last round

The Financial Regulatory Authority (FRA) cleared Korra Energi to go back to shareholders for the 4.02 mn shares left unsold in its rights issue. The FRA has no objection to a second-round subscription invitation on the same terms, the regulator said in a letter (pdf) to Korra’s board dated 9 November. Shareholders took up 99.8% of the EGP 405 mn increase that lifts paid-in capital to EGP 855 mn from EGP 450 mn, leaving 0.2% worth c. EGP 824k at EGP 0.20 a share plus half a piaster in issuance costs. Subscription runs 15-17 November through QNB Al Ahli branches, and if it doesn’t clear this time either, Korra closes the increase at whatever gets taken up.

6

PLANET FINANCE

Berkshire called its own stock cheap every quarter of 2026, buying back USD 14.4 bn

Warren Buffett’s Berkshire Hathaway has called its own stock cheap every quarter of this year, even as 3Q earnings fell c. 28%. The NYSE-listed conglomerate bought back none of its shares last year, but that changed when Greg Abel took the helm as CEO from Buffett in January. Berkshire repurchased about USD 14.4 bn of its own stock over 9M 2026, with the amounts climbing every quarter, from USD 235 mn in 1Q to USD 4.5 bn in 2Q and USD 9.6 bn in 3Q, according to its quarterly SEC filing.

That’s Berkshire’s own rule: The conglomerate only buys back shares when its CEO (after consulting the chairman) judges the price to be below intrinsic value, conservatively determined, according to the filing. Its share count was still falling through 28 October, the filing’s cover date, a sign the buying continued after the quarter closed. The buying also accelerated through 3Q, with more than half of the quarter’s purchases coming in September at an average of around USD 758k per Class A share, or roughly 1.4x book value by our math.

The USD 9.6 bn was a record for quarterly buybacks, the Financial Times reports. Investors read it as a vote of confidence: Abel is “showing confidence in Berkshire and the prospect of its businesses,” J Stern & Co CIO Christopher Rossbach told the salmon-colored paper. Check Capital’s Chris Ballard told the publication the stock had looked deeply undervalued in recent months.

Over the same quarter, Berkshire was a small net seller of listed equities, Bloomberg reports. Its own stock came first, then a whole company (the USD 6.8 bn Taylor Morrison takeover), and listed equities came last. That’s a sharp turn from 2Q, when heavy stock buying left Berkshire a net buyer of about USD 11 bn of listed equities.

The market is backing the call. Berkshire’s Class A shares closed at a record of around USD 869k last week, The Wall Street Journal reports. The Financial Times says the stock is up 15% this year, against the S&P 500’s 8% total return. Glenview Trust’s Bill Stone told the London daily that investors are treating Berkshire as a flight to safety as tech stocks slide, and he described Abel to the Journal as “more interested in being a better operator than Warren Buffett ever was.”

Ins. weighed on the quarter, while the rest of the group grew. Operating earnings slipped 5.8% to USD 12.7 bn as pre-tax underwriting income fell to USD 1.68 bn from USD 3.16 bn, the filing shows, with its US car ins. arm Geico’s claims costs rising. Ballard told the Associated Press the slowdown was expected as Geico steps up advertising to draw new customers after years of cuts. Elsewhere, railroad earnings rose 19.3%, energy 8.3%, and manufacturing, service, and retail 11.8% — gains the Journal reports some shareholders see as early evidence of Abel’s operator-first approach.

Why it matters: Berkshire is the market’s most-watched buyer of last resort, and its USD 352 bn pile has stayed put through the AI rally. A new CEO who would rather buy back his own stock than anything else on offer is the clearest read yet on what the world’s biggest value investor makes of this market.

What’s next: Berkshire’s 3Q 13F, due 16 November, will show exactly which stocks it trimmed and which it kept. With USD 352 bn still on hand, Stone told the Financial Times that Berkshire would be ready to buy if the AI trade unravels.

MARKETS THIS MORNING-

Asian markets rose earlier today, led by a 1.3% advance in South Korea’s Kospi, an approximate 1% gain in Japan’s Nikkei 225, and a climb of up to 0.8% in the MSCI Asia Pacific Index. Stronger-than-projected earnings from CoreWeave Inc. underpinned the rally and revived interest in the artificial intelligence trade, helping counter an inflation-driven pullback on Wall Street.

EGX30

52,483

+2.1% (YTD: +25.5%)

USD (CBE)

Buy 53.25

Sell 53.39

USD (CIB)

Buy 53.27

Sell 53.37

Interest rates (CBE)

20.00% deposit

21.00% lending

Tadawul

10,168

+0.6% (YTD: -3.1%)

ADX

9,556

+0.8% (YTD: -4.4%)

DFM

6,170

+1.4% (YTD: +2.0%)

S&P 500

7,521

-0.4% (YTD: +9.9%)

FTSE 100

10,752

-0.3% (YTD: +8.3%)

Euro Stoxx 50

6,328

+0.6% (YTD: +9.2%)

Brent crude

USD 91.49

-1.2%

Natural gas (Nymex)

USD 3.30

+0.2%

Gold

USD 4,041

+0.3%

BTC

USD 73,825

-1.6% (YTD: -15.7%)

S&P Egypt Sovereign Bond Index

1,149

+0.3% (YTD: +15.7%)

S&P MENA Bond & Sukuk

149.85

+0.1% (YTD: +1.3%)

VIX (Volatility Index)

19.46

-2.3% (YTD: +30.2%)

THE CLOSING BELL-

The EGX30 rose 2.1% at yesterday’s close on turnover of EGP 12.8 bn (15.2% above the 90-day average). Regional investors were the sole net sellers. The index is up 25.5% YTD.

In the green: EFG Holding (+6.8%), Raya Holding (+5.1%), and ADIB (+5.1%).

In the red: AMOC (-1.6%) and Alexandria Containers and Goods (-0.4%).

7

HARDHAT

With rates up, who carries the property market’s 10-year payment plans?

The property market runs on credit that developers extend themselves, and that credit just got more expensive after the central bank raised rates for the first time since March 2024. Buyers typically put 5-10% down and pay the rest over eight to 12 years, according to a 3Q report (pdf) by Keller Williams Egypt and Gateway Financial Services. That model booked an estimated EGP 1.35 tn in contracted sales in the first nine months of 2026, most of it has yet to be collected. With the wait now more expensive, who can afford to keep carrying a decade of installments?

The Central Bank of Egypt’s (CBE) Monetary Policy Committee raised key rates by 100 bps on 29 October, taking the overnight deposit rate to 20.0% and the overnight lending rate to 21.0%, according to the CBE statement (pdf). For developers, the hike raises the cost of the wait: installments come in over years, while the debt funding construction now costs more. A week earlier, the EGP had crossed 55 to the USD for the first time.

Plans of 10 years or more account for 51% of listings in New Cairo, 64% in Mostakbal City, and 67% in the New Capital, according to the same report. Developers have long funded construction from those installments, a setup our coverage has called a zero-interest loan to developers.

The longer the plan, the longer the wait: Stretched plans turn record sales into receivables that take years to collect, as we reported in July. Talaat Moustafa Group (TMG) alone held EGP 180.4 bn in deferred checks for sold-but-undelivered units in 1Q 2026. Hany Genena, head of research at Al Ahly Pharos, told EnterpriseAM before the decision that higher rates would hit mid-size and small developers that rely on project finance, many of them already struggling to deliver units with slow sales and overstretched installment plans.

CI Capital has put a number on the hit to listed developers. Each 100-bp hike would cut target prices for four developers by 3.5-5.2%, since higher rates raise the returns investors demand and lower fair values, according to a research note we reviewed. TMG is the most exposed at 5.2% and Palm Hills Developments the least at 3.5%, with Madinet Masr and Orascom Development Egypt in between.

The weaker EGP cuts both ways: About 34% of TMG’s 2025 revenue and 23% of ODE’s come from hotels and USD-denominated sources, CI Capital says, so each additional 5% slide against the USD would lift their target prices by about 2%. Even with a further 5% slide on top of the hike, CI Capital expects target prices to fall 1.9-4.0%. The weaker EGP will also push up construction costs and force developers to pass them on to buyers, the note says.

Fewer units are moving, even as sales value rises. The Board Consulting, which ranks developers differently from Gateway, puts its top 10’s first-half 2026 sales at about 39k units, down 3% from a year earlier, while their sales value rose 2.9% to EGP 670 bn, according to the consultancy’s 1H 2026 newsletter (pdf). CI Capital’s forecast points the same way: it expects total unit sales in Egypt to fall at a 15% compound annual rate over 2025-2027 and says its valuations already reflect a sharp slowdown.

The construction bill stretches into 2030-2031: that’s when about 42% of North Coast listings, 48% in Mostakbal City, and 44% in the New Capital are due for handover. The Keller Williams-Gateway Financial report notes that these dates don’t measure delivery track records.

The state has floated a way out: As President Abdel Fattah El Sisi ordered a nationwide audit of delayed real estate projects in August, the New Urban Communities Authority (NUCA) was looking at securitizing developers’ installment receivables through banks and financing institutions. Securitization would give developers a more flexible funding source, especially smaller ones, Waleed Abbas, deputy housing minister for NUCA affairs, told EnterpriseAM at the time. However, in July of this year, the CBE tightened controls on banks’ investment in corporate bonds and securitization, against the backdrop of the recent increase in the size of lenders’ exposure to these instruments.

Regulators have been circling pre-sales. In February, we reported on a draft developers law that would bar developers from marketing, selling, or collecting a single payment until they complete 30% of construction. On a project that costs EGP 1 bn to build, that’s EGP 300 mn upfront before the first sale. That could squeeze out smaller players without the balance sheets to build first, we flagged at the time. The latest draft centers on escrow instead: every project sold off-plan needs its own account, and payment schedules are tied to completion rates. It has yet to reach the Cabinet, we reported in September.

One developer says the screening has already started: Developers now need 70% of first-phase concrete work finished before they can license a second phase, Karim Malash, chairman and CEO of M Squared, told us in September. New committees check plot status, solvency, and actual completion rates, he said, and for developers that are genuinely stuck, he sees consolidation as the fix.


NOVEMBER

7-10 November (Sunday-Wednesday): Cairo ICT Forum, Egypt International Exhibition Center, New Cairo.

9-20 November (Monday-Friday): COP31 — UN climate conference, Antalya, Türkiye.

10 November (Tuesday): Cityscape Egypt Forum, Cairo.

12-15 November (Thursday-Sunday): Stone Africa Expo, Cairo International Convention Center, Nasr City, Cairo.

14 November (Saturday): Rolling mills’ Administrative Court challenge.

14-15 November (Saturday-Sunday): Destination Africa, Egypt International Exhibition Center, Cairo.

15 November (Sunday): Air Cairo resumes direct Cairo–Damascus flights.

16-17 November (Monday-Tuesday): World Economic Forum’s (WEF) first dedicated business meeting in Egypt + MENA, New Capital.

26-29 November (Thursday-Sunday): Cairo WoodShow, Cairo International Conference Center, Cairo.

28-30 November (Saturday-Monday): Egypt-Africa engineering industries and innovation forum (EGITEC), Egypt International Exhibition Center, Cairo.

DECEMBER

7-10 December (Monday-Thursday): Food Africa, Egypt International Exhibition Center, Cairo.

7-10 December (Monday-Thursday): interpack MEA, Egypt International Exhibition Center, Cairo.

11-12 December (Friday-Saturday): ISER International Conference, Cairo.

15 December (Tuesday): Egypt’s 48-month IMF extended fund facility expires.

17 December (Thursday): Monetary Policy Committee’s eighth meeting of 2026.

17-19 December (Thursday-Saturday): EVs Electrify Egypt, Egypt International Exhibition Center, Cairo.

17-20 December (Thursday-Sunday): MacTech Egypt, Egypt International Exhibition Center, Cairo.

17-20 December (Thursday-Sunday): Airtech Cairo, Egypt International Exhibition Center, Cairo.

17-20 December (Thursday-Sunday): Handling Expo, Egypt International Exhibition Center, Cairo.

EVENTS WITH NO SET DATE

Mid-November: Egypt–Saudi Arabia’s 3 GW electricity interconnection officially launches.

November: The IMF’s eighth and final review of Egypt’s EFF programme is expected, unlocking around USD 2.3 bn.

2H 2026: Operations at Deli Glass Co’s new USD 70 mn glassware factory kick off.

2026: The Egyptian-American Economic Forum.

2027

9-12 January (Saturday-Tuesday): Afro Plast, Egypt International Exhibition Center, Cairo.

13-14 January (Wednesday-Thursday): Denimsandjeans Egypt, InterContinental Citystars, Cairo.

18-22 January (Monday-Friday): World Economic Forum Annual Meeting, Davos.

20 January-7 February: Egypt to host the African Games.

1-3 February (Monday-Wednesday): Agri Expo, Cairo International Convention Center.

30 March-1 April (Tuesday-Thursday): EGYPES — Egypt Energy Show, Egypt International Exhibition Center, Cairo.

12-18 April (Monday-Sunday): IMF and World Bank Spring Meetings, Washington, DC.

April 2027: Tenth of Ramadan dry port and logistics hub to begin operations.

8-9 June (Tuesday-Wednesday): AI Everything MEA Egypt, Egypt International Exhibition Center, Cairo.

6-8 May (Thursday-Saturday): Glass + Aluminum and WinDoorEx Middle East, Egypt International Exhibition Center, Cairo.

10-12 June (Thursday-Saturday): The Design Show Egypt, Cairo International Conference Center, Cairo.

14-16 June (Monday-Wednesday): Big 5 Construct Egypt, Egypt International Exhibition Center, Cairo.

29 September - 2 October (Wednesday-Saturday): Cityscape Egypt Exhibition, Cairo.

EVENTS WITH NO SET DATE

2027: Egypt to host EBRD’s annual meetings.

2027: Egypt-EU Summit 2027.

End of 2027: Trial operations at the Dabaa nuclear power plant expected to take place.

September 2028: First unit of the Dabaa nuclear power plant begins operations.

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