{"id":688809,"date":"2026-03-18T00:00:00","date_gmt":"2026-03-18T00:00:00","guid":{"rendered":"https:\/\/enterpriseam.com\/egypt\/?post_type=hardhat&p=688809"},"modified":"2026-03-18T03:59:34","modified_gmt":"2026-03-18T03:59:34","slug":"while-prices-plummet-in-dubai-egyptian-real-estate-prices-seen-rising-as-much-as-20-amid-war","status":"publish","type":"hardhat","link":"https:\/\/enterpriseam.com\/egypt\/hardhats\/while-prices-plummet-in-dubai-egyptian-real-estate-prices-seen-rising-as-much-as-20-amid-war\/","title":{"rendered":"While prices plummet in Dubai, Egyptian real estate prices seen rising as much as 20% amid war"},"content":{"rendered":"

While the global business press forecast double-digit real estate price <\/strong>falls in Dubai, industry insiders in Egypt<\/strong> see prices going the other way<\/strong>, with the local business press awash with news of an incoming 20% rise in prices. Whether these price rises will materialize or not, developers are already halting sales until they can work out a fair pricing structure and the impact of the war becomes clearer, industry insiders tell EnterpriseAM.<\/p>\n

\n

The price is right?<\/p>\n

Predictions of an incoming 20% rise \u201ccannot be considered exaggerated by any means<\/strong>,\u201d but may instead be a \u201crealistic and cautious estimate under current circumstances,\u201d The Land Developers CEO and Eltayebi Real Estate Development Managing Director Omar El Tayebi tells us.<\/p>\n

And a pre-existing slowdown in sales could limit developers\u2019 ability to raise prices<\/strong> without triggering further stagnation<\/strong>, which may lead many developers to choose to absorb part of the cost increases to maintain sales momentum, New Cairo Developers Association Chairman Mohamed El Bostany tells us. <\/p>\n

While increases are expected, determining the appropriate rise requires careful analysis<\/strong> to avoid negatively impacting the market<\/strong>, Real Estate Development Chamber Chairman Tarek Shoukry tells us. Developers will be cautious before deciding to increase prices due to the current \u201cgap between prices and purchasing power,\u201d which has been weighing on the market, Tatweer Misr CEO Ahmed Shalaby explained to us.<\/p>\n

But some in the industry think real estate prices rising by a fifth may be an<\/strong> overestimation<\/strong>, with Shalaby arguing that \u201cappropriate increases at this time should be limited and calculated, potentially ranging between 3% and 5%,\u201d which should be seen as part of \u201cnatural annual increases linked to inflation, which typically range between 10% and 15%.\u201d El Sayyad Group CEO Khaled El Sayyad similarly said that \u201ctalk of a 20% increase may be exaggerated at this time,\u201d and argued that while construction costs, exchange rates, and financing are applying pressure, increases should be tied to actual cost developments rather than understood as a fixed, market-wide percentage. <\/p>\n

\n

What\u2019s driving prices?<\/p>\n

While the impacts of the war are still mostly unknown, price increases provide a \u201csafety <\/strong>margin\u201d for developers<\/strong> in case of \u201csudden and unexpected fluctuations in global supply chains,\u201d El Tayebi adds. With developers already committed to delivering units, this measure is meant to help \u201censure that construction operations do not halt and that final delivery dates are met.\u201d<\/p>\n

Project costs will feel the heat from the conflict in several ways<\/strong>, with spikes in the cost of steel and aluminum \u2014 driven by recent fuel price hikes adding to production and transport costs \u2014 pushing developers\u2019 expenses higher, to the point where some aluminum manufacturers have suspended their own pricing, Shoukry tells us. Shalaby pointed to energy prices, and not the exchange rate, as the \u201creal challenge\u201d due to the knock-on impact of \u201cincreased costs for transporting raw materials, labor, and execution, in addition to its impact on the general cost of living.\u201d El Sayyad also highlighted higher financing costs as an additional burden.<\/p>\n

\n

But forecasts can be wrong<\/p>\n

It\u2019s still too early to determine the scale of potential increases in property prices<\/strong>, Shoukry explained. The global rise in energy prices has disrupted confidence in future pricing, and developers should wait for a clearer reading of the market environment before announcing new rates, he added. While increases are expected, determining the appropriate percentage requires careful analysis to avoid negatively impacting the market, he explained. <\/p>\n

If the war persists, companies that sold units at deep markdowns before the war to attract <\/strong>liquidity during construction may face severe financial pressure<\/strong>, Fathallah Fawzy, head of the Egyptian Businessmen Association\u2019s Real Estate Investment Division, warned in comments to EnterpriseAM. The longer the war goes on, the more costs and, in turn, property prices are expected to increase, he added.<\/p>\n

While rising costs will weigh on the entire sector, larger companies are likely to fare the <\/strong>turbulence better<\/strong>, and not face the risk of land withdrawal that smaller developers will. Developers\u2019 ability to adhere to construction timelines and delivery schedules will largely depend on their financial strength and liquidity position, Shoukry similarly tells us.<\/p>\n

But a quick end to the war is expected to result in a \u201ca strong and accelerated V-shaped <\/strong>recovery<\/strong>,\u201d as those who had deferred buying houses on account of the wartime uncertainty would immediately turn to the marker, according to El Tayebi. This uptick in interest will \u201cinevitably lead to massive capital inflows, especially from Gulf and foreign investors who realize that real estate in Egypt is still valued below its true worth\u201d compared to other nearby markets, he added.<\/p>\n

\u201cShould stability return quickly, the market is likely to return to its normal trajectory, <\/strong>especially since the genuine demand for real estate in Egypt remains strong<\/strong>,\u201d Imkan Misr CEO Ahmed Aref said, pointing to the market\u2019s fundamentals.<\/p>\n

\n

We\u2019ve been in this situation before<\/p>\n

The country\u2019s real estate market has \u201cabsorbed similar and even larger increases in the <\/strong>past\u201d<\/strong> because home buyers kept up demand in the belief that real estate remains a safe-haven asset and that \u201cdelaying a purchase decision today may mean bearing a much higher cost in the near future,\u201d El Tayebi says.<\/p>\n

Despite rising house prices, the EGP falling against the greenback could push some to<\/strong> return to real estate <\/strong>as home buyers look to the sector as a store of value during inflationary cycles, as they had done in previous economic squeezes, El Bostany says. \u201cPrevious experience indicates that real estate remains one of the most important savings and investment tools for Egyptians, especially during times of economic uncertainty,\u201d Aref tells us.<\/p>\n","protected":false},"excerpt":{"rendered":"

Whether these price rises will materialize or not, developers are already halting sales<\/p>\n","protected":false},"featured_media":688810,"menu_order":0,"template":"","categories":[7235],"tags":[72,7116,12585,6984,83,3224],"class_list":["post-688809","hardhat","type-hardhat","status-publish","has-post-thumbnail","hentry","category-hardhat","tag-enterpriseam","tag-hardhat","tag-imkan","tag-middle-east-politics","tag-real-estate","tag-tatweer-misr","wpautop","entry"],"acf":{"mongo_id":"7010f5df-7bcd-43a7-b3ee-5029e2c1df0e","order":"14","is_powered_by":false,"story_type":"2","photo_url":"https:\/\/ent.news\/2025\/4\/379.jpg","photo_position":"above","homepage_title":"","full_issue_title":"Iran war sparks forecasts that real estate prices could rise 20%","related_issue":[688784],"teaser":"Whether these price rises will materialize or not, developers are already halting sales"},"yoast_head":"\nWhile prices plummet in Dubai, Egyptian real estate prices seen rising as much as 20% amid war - 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