Egypt

Real Estate Residence Permit

Egypt's Real Estate Residence Permit provides renewable temporary residence to foreign nationals who purchase property or maintain a qualifying bank deposit in Egypt. Established by Ministry of Interior Decision No. 977 of 2023, the programme offers tiered permit durations based on investment value, starting at USD 50,000 — making it one of the more affordable residence-by-investment options globally. It is administered by the General Administration of Passports, Immigration, and Nationality (Abbasiya office) under the Ministry of Interior.

Two qualifying routes are available:

Property purchase route:

• USD 50,000+ → 1-year residence permit
• USD 100,000+ → 3-year residence permit
• USD 200,000+ → 5-year residence permit

Bank deposit route:

• USD 50,000 → 1-year residence permit
• USD 100,000 → 3-year residence permit

The bank deposit earns interest (approximately 5.25% at time of research) and must remain in the account for the full duration of the permit. All qualifying investments must be in fresh funds transferred from abroad through authorised Egyptian banks.

• Foreign national of any nationality owning qualifying property or maintaining a qualifying bank deposit in Egypt
• Full property value paid via bank transfer from abroad with documented SWIFT transfer records
• Security clearance from Egyptian security agencies
• No education, language, or professional qualification requirements
• Government fees payable in foreign currency through authorised banks (per Prime Minister's Decree No. 3326 of 2023)

Foreign property ownership in Egypt is governed by Law No. 230 of 1996:

• Maximum of two residential properties per foreign owner
• Each property must not exceed 4,000 square metres
• Properties must be for personal residential use
• Properties in the Sinai Peninsula are typically available as 99-year leasehold rather than freehold
• Vacant land acquired must have construction commenced within 5 years

• Valid passport (minimum 6 months validity)
• Registered title deed or notarised sales contract
• Certificate from the Real Estate Registry confirming ownership
• Proof of bank transfer from abroad through an authorised Egyptian bank (SWIFT transfer records)
• Passport copies for all family members included in application
• Personal photographs for each applicant
• Marriage certificates and birth certificates (with Arabic translations if not originally in Arabic, certified)
• Completed residency application forms
• Power of attorney (if applicable)
• For bank deposit route: bank certificate confirming deposit amount in foreign currency

1. Secure qualifying property ownership or make a qualifying bank deposit.
2. Obtain a registered title deed or notarised sales contract and a certificate from the Real Estate Registry.
3. Submit all required documents in person at the General Administration of Passports, Immigration, and Nationality (Abbasiya, Cairo).
4. Egyptian security agencies conduct clearance checks for the main applicant and each family member.

Property documentation and registration typically takes 6–10 weeks. Residency processing time varies depending on completeness of the application. Note: the residence permit is not automatically granted upon property purchase — it must be separately applied for and approved.

The permit is renewable as long as the property remains in the owner's name or the bank deposit is maintained. Renewal follows the same application framework. Extended absences from Egypt may affect renewal eligibility, determined by the Ministry of Interior on a case-by-case basis.

The residence permit does not authorise employment in Egypt. A separate work permit is required for any paid employment.

Residents present for more than 183 days in any 12-month period, or who maintain a permanent home in Egypt, are taxed on worldwide income at progressive rates from 0% (up to EGP 40,000) to 27.5% (above EGP 1,200,000). Property owners are also subject to an annual Real Estate Tax of 10% on the assessed rental value (with standard deductions; units with assessed annual value below EGP 6,000 are exempt) and a capital gains tax of 2.5% on property disposal.

This permit is temporary and renewable; it does not directly lead to permanent residency or citizenship. Holders may separately apply for permanent residency or citizenship under other Egyptian programmes, such as the Citizenship by Investment programme (minimum USD 250,000).

Links

• https://www.deloitte.com/middle-east/en/services/tax/perspectives/egypt-new-residency-permits-decree.html
• https://blogs.realestate.gov.eg/legal-guide-for-foreigners-buying-property-in-egypt/

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