A deal in Egypt from start to finish

A deal in Egypt has more steps than many newcomers expect, mainly because of title registration. This lesson shows both kinds of sale, then puts numbers on them.

Who does what

• You, the broker: the written brokerage contract, matching, viewings, negotiation, checking papers, your register entry.
• The lawyer: checks the title chain and drafts or reviews the sale contract. The UK government advises foreign buyers to use an independent lawyer, never one chosen by the developer or the agent.
• The developer: on off-plan sales, the reservation, the contract, the payment plan and any transfer approval.
• The Real Estate Publicity Department (Shahr El Aqary) and its notary offices: registration and notarisation, under the Ministry of Justice.
• The Tax Authority: receives the seller’s 2.5% disposal tax.

A resale sale, step by step

1. Sign a brokerage contract with the seller (and with the buyer, if you act for both).
2. Check the title. Is the unit registered (the “blue contract”), or held on a chain of primary contracts? In Egypt, registration is what transfers ownership against third parties. A gap in the chain can mean a court case.
3. Market the unit and qualify buyers. Screen the buyer’s identity and funds.
4. Agree the price and terms. If the unit is still under construction, the price is often shown as the amount already paid plus a premium (the “over”), and the buyer takes over the remaining instalments with the developer.
5. Sign the sale contract. The seller must attend in person or through a power of attorney. A power of attorney from abroad takes time, so start early.
6. Pay through the bank. Keep proof, especially for foreign buyers paying in foreign currency.
7. Register or notarise. Registration needs a survey, the Lawyers’ Syndicate ratification (1% of value, capped at EGP 25,000), a registry fee by area (reported at EGP 500 up to 100 sqm, up to EGP 2,000 above 300 sqm) and contract costs. Enterprise reported total costs often reaching EGP 30,000 to 50,000 in 2023.
8. Seller pays the disposal tax: 2.5% of the gross sale price, with no deductions, whether or not the contract is registered. Since Law 151 of 2026 came into force on 29 July 2026, PwC reports a 60-day payment window (older guides say 30 days).

An off-plan sale, step by step

1. Check the project: developer track record, land allocation (often from NUCA), approved general plan and project bank account required by Decree 2184 of 2022.
2. Reservation. The client reserves a specific unit number. Never accept a “reservation” with no unit number or a payment to a personal account.
3. Down payment. One 2026 buyer guide puts it at 5% to 15%, but it varies by launch.
4. Sign the primary contract (aqd ibtidaei) with the developer. Read the delivery date, delay clauses, finishing level, transfer fees and the maintenance deposit, which is charged on top of the price.
5. Instalments over the plan, often 7 to 10 years. Under Decree 2184, a developer has a 12-month grace period for late delivery, and after 24 months of delay the buyer may ask for a refund.
6. Handover, then the maintenance deposit is due, and registration can follow later.

The developer pays your agency’s commission. Ask when.

Worked example 1: a resale in New Cairo

A finished, registered apartment sells for EGP 8,000,000. The seller agreed a 2.5% commission in your contract (an example rate: the law sets none).

• Disposal tax: 8,000,000 x 2.5% = EGP 200,000 (seller)
• Commission: 8,000,000 x 2.5% = EGP 200,000 (seller, by bank transfer)
• Seller’s net before other costs: 8,000,000 - 200,000 - 200,000 = EGP 7,600,000
• Buyer: registration costs, plus the Lawyers’ Syndicate fee capped at EGP 25,000.

Worked example 2: an off-plan unit

A unit is priced at EGP 6,000,000, with 10% down and quarterly instalments over 8 years (example terms).

• Down payment: 6,000,000 x 10% = EGP 600,000
• Balance: 6,000,000 - 600,000 = EGP 5,400,000
• Quarters: 8 x 4 = 32
• Each instalment: 5,400,000 / 32 = EGP 168,750
• If the maintenance deposit is 8% (example only, check the contract): 6,000,000 x 8% = EGP 480,000 on top.

Always show the client the total, not only the monthly figure. Use the commission calculator to check your own share.

Fees and tax deadlines changed in 2026. Check the official source before you act.

More on off-plan in how off-plan works in Egypt. Practise with Egypt off-plan and Egypt money.