How to Buy Property in Egypt — Without Getting Ripped Off
Written by Ste Boylan, who bought his own apartment in Hurghada (close to El Gouna) for £38,000 in 2025 after a year of personal research.
Informational purposes only. All content in this guide is based on Ste Boylan's personal experience and is provided for general educational purposes only. It does not constitute legal, financial, or investment advice. Before making any property purchase in Egypt, you must consult a qualified, English-speaking Egyptian lawyer licensed to practise Egyptian property law. Terms & Conditions · Privacy Policy
In 2024, I was on holiday in Hurghada with my wife, Claire, and our daughter, Alice-Rose. While there, I kept seeing Facebook ads for apartments priced at £25,000. They looked amazing — but I didn't buy. It felt too good to be true.
A year later, I received another email from the same company, but this time the complex looked more legitimate. I decided to do my research properly — checking the developer, reading reviews, studying ownership laws, and speaking to other buyers.
After confirming everything looked genuine, I paid a £1,500 holding fee, and a month later flew back to Hurghada with my son, Ellis, to see it in person. Everything was above board — so I went ahead and bought the apartment for £38,000.
That experience taught me exactly what to look for, what to avoid, and how to buy safely. This guide is everything I learned — written to help you make confident, informed decisions and avoid costly mistakes.
— Ste Boylan, Boylan Holidays
Chapter 1
Real Property Prices in Hurghada, El Gouna & Sharm
The Egyptian property market is significantly undervalued compared to European alternatives, which is exactly what attracted me. Here's a realistic breakdown of what you can expect to pay:
Hurghada (Mainstream)
El Gouna (Premium Gated Community)
Sharm El Sheikh
⚠️ Always compare at least 3 developments before committing. Prices can vary by 50%+ for similar properties.
Chapter 2
7 Red Flags That Could Cost You Thousands
The Egyptian property market has attracted some unscrupulous operators over the years. Here are the seven warning signs I learned to watch for:
Chapter 3
The 10-Step Buyer's Verification Checklist
Before signing any contract or handing over any money, work through this checklist. I followed every step before my own purchase.
Chapter 4
How to Spot Fake Developments and Inflated Prices
Some "developments" in Egypt exist only on glossy brochures. Others are real but wildly overpriced for what they offer. Here's how to protect yourself:
The safest approach is always to visit in person before committing — this is where a discovery call with me can be invaluable, as I can connect you with trusted agents who will show you verified developments on the ground.
Chapter 5
Legal Process for Foreign Buyers — Explained Simply
The legal side of buying in Egypt is straightforward once you understand how it works. As a foreign national (including UK citizens post-Brexit), you are fully entitled to own property in Egypt.
Key Legal Steps:
Payment Plans:
Most Egyptian developers offer payment plans of 2–5 years with no interest, typically requiring a 20–30% deposit. This makes entry affordable even at lower budget levels. My own apartment in Hurghada (close to El Gouna) was purchased on a 2-year payment plan.
How Monthly Payments Actually Work:
In practice, your monthly instalments are typically paid through a trusted local agent who collects the payment and transfers it directly to the developer on your behalf. After each payment, the developer issues you a receipt to confirm the funds have been received — so you always have a paper trail showing your payment history. This is completely normal in Egypt and is how I handle my own payments. The key is ensuring your agent is someone you trust and that every receipt comes from the developer directly, not just the agent.
Currency Considerations:
Contracts are typically denominated in Egyptian Pounds (EGP) or US Dollars (USD). The EGP has devalued significantly in recent years, which has actually benefited UK buyers paying in GBP. Always clarify which currency your contract uses and whether it's fixed or subject to exchange fluctuations.
💡 Ste's Tip: Always use an independent Egyptian lawyer, not one recommended by the developer. Budget approximately £500–£1,000 for legal fees — it's the best money you'll spend.
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