Living in Egypt: The Complete Expat Guide for 2026

Egypt occupies a unique position among expat destinations: an ancient civilisation with a rapidly urbanising modern economy, one of the lowest costs of living in the region, a warm climate, and a history that no other country on earth can match. For UK nationals considering an affordable, culturally rich base — particularly retirees, property investors, and those working for international organisations — Egypt warrants serious consideration alongside its more prominently marketed neighbours.

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Cairo, Alexandria, and Hurghada: Your Options

Cairo is the Arab world's most populous city — sprawling, loud, chaotic, and endlessly fascinating. The expat community concentrates in neighbourhoods such as Maadi (traditionally the expat quarter, with embassies, international schools, and a leafy suburban character), Zamalek (an island in the Nile with a more compact, walkable feel and a strong café and arts scene), and the newer developments of New Cairo and Sheikh Zayed City on the desert outskirts. New Cairo in particular has seen significant development of gated communities with high international standards.

Alexandria is Egypt's second city and Mediterranean port — more relaxed and European in character than Cairo, with a distinct cosmopolitan history (the city of Cleopatra, Alexandria Qaitbey, and the Bibliotheca Alexandrina). It attracts expats who prefer a slower pace and access to the sea without the crowds of Red Sea resort towns.

Hurghada on the Red Sea coast has grown from a small village into a significant resort and expat town. It is popular with retirees, diving enthusiasts, and those who bought holiday property that became a primary residence. Infrastructure has improved considerably, though it remains less sophisticated than Cairo.

The New Administrative Capital, under construction east of Cairo, will eventually house government ministries and corporate headquarters. Some expats working in the public sector are already based there.

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Investment Residence

Egypt does not operate a fully formalised residency-by-investment programme on the model of Portugal's former Golden Visa, but it does offer renewable residence permits linked to property ownership or significant investment.

Foreign nationals who purchase property in Egypt worth a minimum of USD 100,000 (or USD 200,000 in some programmes depending on timing) may apply for a one-year renewable residence permit. More recent iterations of the programme have offered longer-term residency — including three-year and five-year permits — for higher investment thresholds. The rules have evolved over recent years; always verify current requirements with a licensed Egyptian lawyer.

Separately, those who deposit foreign currency in Egyptian banks above specified thresholds have also been able to apply for residency. Again, current conditions should be confirmed with professional advice, as the programme terms have been subject to change.

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Taxation

Egypt's personal income tax system applies progressive rates on Egyptian-source income. Tax residents (those spending more than 183 days per year in Egypt) are taxed on all Egypt-source income at rates currently ranging from 0% on income below EGP 40,000 per year up to 27.5% on income above EGP 1.2 million per year.

Foreign income: Egypt taxes residents primarily on Egyptian-source income. Foreign-source income is generally not subject to Egyptian income tax unless it is earned through an Egyptian entity. This is an important practical advantage for UK expats who maintain income streams from the UK — rental income, dividends, pension, or investment returns.

The UK and Egypt have a Double Taxation Agreement. UK nationals remaining UK tax resident (or those with ongoing UK-source income) should take advice on the interaction of both regimes.

Property: Registration fees and transfer taxes apply on Egyptian property transactions. Rental income from Egyptian properties is taxable in Egypt.

Currency controls have been a feature of the Egyptian economy in recent years; the Egyptian pound has experienced significant devaluation. Expats receiving income in sterling or dollars benefit from favourable exchange rates in practical terms, but should be aware of restrictions on currency repatriation and the evolving regulatory environment around foreign exchange.

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Cost of Living

Egypt is one of the most affordable countries in the region for those earning in hard currency.

In Cairo's Maadi or Zamalek, a well-furnished apartment suitable for a Western lifestyle can be rented for USD 500–1,200 per month (£400–£950). Domestic staff, eating at mid-range restaurants, and local transport are all extremely inexpensive. International-standard groceries and imported goods carry a premium.

A comfortable expatriate lifestyle in Cairo — with private health insurance, dining out regularly, and a vehicle — can be achieved for approximately £1,500–£2,500 per month for a couple, excluding international school fees.

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Healthcare

The Egyptian public health system is not generally recommended for expats for anything beyond minor issues. Private healthcare, however, has developed significantly and is of a reasonable standard in Cairo and Alexandria.

Recommended private facilities include:

• As-Salam International Hospital (Cairo): JCI-accredited, widely used by expats and diplomatic community
• Dar Al Fouad Hospital (6th of October City): Cardiac and specialist care, internationally trained physicians
• Cleopatra Hospital: Long-established private facility in Cairo

International private health insurance is strongly recommended. Major international insurers cover Egypt, and premiums are relatively modest given the cost of private care in the country.

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Education

Egypt has a range of international schools serving the expat community, particularly in Cairo:

• Cairo American College
• Cairo English School
• Maadi British International School
• American University in Cairo (AUC): One of the most respected universities in the Arab world, with English as the medium of instruction

AUC is particularly notable for expat families with university-age children and for those in academia.

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Security Considerations

Egypt is a country where the security situation requires ongoing awareness, though it is not uniformly dangerous. Cairo, Alexandria, and the Red Sea resorts are broadly stable and millions of tourists and residents live there without incident. The UK Foreign, Commonwealth & Development Office (FCDO) maintains updated travel advice for Egypt, including specific regions where greater caution is advised (notably the Sinai Peninsula outside the resort areas of Sharm El Sheikh). Expats should follow FCDO guidance, maintain situational awareness, and register with the British Embassy on arrival.

Petty crime exists as in any large city; high-profile attacks on Western targets are infrequent but not unknown. Gated compounds in areas such as New Cairo offer a higher level of security for families.

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Property market and investment

Egypt's property market has attracted significant domestic and regional investment, with Cairo and the Red Sea coast offering different propositions for international buyers.

Cairo: Prime areas such as the Nile-facing apartments in Zamalek and Maadi's residential streets command premium prices relative to Egyptian standards, though they are still inexpensive in sterling or dollar terms. New Cairo developments — particularly the Fifth Settlement and Shorouk City areas — offer modern gated communities with international-standard finishes. Apartment prices in New Cairo range from USD 80,000 to USD 300,000+ depending on size, finish, and development quality.

Red Sea resorts (Hurghada, El Gouna, Ain Sokhna): Holiday and second-home markets with well-developed resort infrastructure. El Gouna, a private resort town 25 km north of Hurghada, is particularly popular with European retirees and second-home buyers — it has its own hospital, airport, and a well-maintained community infrastructure. Property prices in El Gouna range from USD 60,000 for smaller apartments to USD 300,000+ for villas.

North Coast (Mediterranean): A seasonal market heavily used by Egyptians during summer months, with significant new resort development between Alexandria and Marsa Matrouh.

Foreign nationals can purchase property in Egypt in their own name; there are restrictions on certain agricultural land and border zone areas. Contracts should always be reviewed by an Egyptian-qualified lawyer. The property registration process involves multiple government steps and can take time; ensure your lawyer tracks the process through to full title registration.

Currency risk: Egyptian property is priced in pounds sterling equivalent terms very cheaply because of the EGP's devaluation, but this also means that EGP-denominated capital appreciation may be partly or wholly offset by further currency depreciation for a sterling-based investor. Rental income in EGP faces the same translation risk. Many developers in the tourist property market price in USD or EUR, which provides some insulation.

Practical life in Cairo

Transport: Cairo's road network is congested and driving standards are challenging by Western norms. Most expats use private drivers (relatively inexpensive), Uber, or Careem (the regional ride-hailing service). The Cairo Metro provides a fast and cheap alternative for certain routes but does not cover the expat residential areas comprehensively.

Internet and connectivity: Internet service in Cairo has improved significantly and is adequate for remote working. Al Maadi particularly has good connectivity; outer areas and new developments can be more variable.

Social life: Cairo's expat community, while smaller than it was before the 2011 revolution, remains active. Social networks through the British Embassy, the American University in Cairo community, multinational company social groups, and sports clubs (the Gezira Sporting Club in Zamalek is a long-standing expat institution) provide connection.

Religious and cultural considerations: Egypt is a Muslim-majority country with a significant Coptic Christian minority. Islamic holidays (Ramadan, Eid) materially change the rhythm of the city — business hours change, entertainment is curtailed, and the atmosphere transforms. Expats who engage positively with the cultural calendar tend to have a richer experience.

Frequently asked questions

Is Egypt an appropriate long-term retirement destination? For the right personality — those who enjoy a warm climate, a rich cultural environment, and a low cost of living, and who are comfortable with some infrastructure variability — Egypt can work well as a long-term retirement base. Cairo and Alexandria have sufficient infrastructure for a comfortable retired life, and the Red Sea coast offers a more resort-oriented retirement. The healthcare situation requires careful management, and a return-to-UK plan for serious illness should be in place.

How stable is the Egyptian pound? The EGP has undergone several rounds of significant devaluation since 2016. In January 2016, the rate was approximately EGP 8 to the dollar; by early 2024 it had reached approximately EGP 50 to the dollar following the latest devaluation. For expats earning in sterling or dollars, this means Egyptian living costs in hard currency terms have become very low — but any savings or assets held in EGP have lost much of their hard-currency value. Maintain savings and investments in hard currencies, not EGP.

Do I register with the British Embassy when I move to Egypt? It is sensible to make sure the FCDO can reach you in a crisis. The old "LOCATE" database was discontinued; the FCDO now uses crisis-specific "register your presence" portals that are activated for particular countries when needed, and publishes regularly updated travel advice for Egypt. Follow that travel advice, keep your contact details current, and register your presence if and when the FCDO opens a portal for Egypt.

How Global Investments Can Help

Egypt's combination of low costs, a growing real estate market, and the practical tax treatment of foreign income creates genuine opportunities for UK nationals — whether looking for an affordable retirement, a second home, or a base from which to manage global investments. However, the legal and currency environment requires professional navigation.

Global Investments can advise on UK tax departure planning, the treatment of ongoing UK-source income during Egyptian residence, and the broader structuring of assets for those making Egypt a long-term home.

Contact us for an initial consultation.