Can Expats Get Mortgages in Egypt?

Thinking of buying property in Egypt as a foreigner, but unsure whether a mortgage is even an option?

You’re not alone—and the good news is: yes, expats can get mortgages in Egypt.

Whether you’re a broker advising international clients, a developer trying to attract foreign investment, or an expat ready to buy your first home in Egypt, this guide will walk you through everything you need to know about mortgage eligibility, requirements, restrictions, and options available for non-Egyptians.

In a growing real estate market like Egypt’s, the interest in foreign ownership is rising, especially in areas like Cairo, the North Coast, and the New Administrative Capital. But buying property as an expat often raises questions, especially about financing.

Here’s how it all works.

Yes, Expats Can Get Mortgages in Egypt—But It Depends

Let’s get the most important point out of the way: foreigners are legally allowed to obtain mortgages in Egypt, but the conditions are more restrictive than those for Egyptian citizens.

The ability to get a mortgage depends on several key factors:

• Your nationality
• The purpose of the purchase (residential vs. commercial)
• The location and type of property
• The bank or lender’s internal policy
• Your residency status in Egypt
• Proof of income or financial stability

While mortgages are not as accessible for expats as they are in some countries, banks in Egypt are gradually opening up to international buyers, especially those who have residency or work permits.

Who Offers Mortgages to Expats in Egypt?

Several banks in Egypt offer mortgage programs to foreigners, including both local banks and international institutions operating in Egypt.

Some of the main banks that provide housing finance to expats include:

• National Bank of Egypt (NBE)
• Banque Misr
• QNB Al Ahli
• HSBC Egypt
• Credit Agricole Egypt
• CIB (Commercial International Bank)

However, not every bank offers the same conditions for foreign applicants. Some may only offer loans to expats who have Egyptian residency, while others may allow financing for those working in Egypt under contract, or with verified offshore income.

What Are the General Requirements?

While each bank will have its own process, most expats applying for a mortgage in Egypt need to prepare the following:

• A valid passport (with residence visa, if applicable)
• A valid work permit or proof of long-term residency
• Employment contract or recent payslips (usually 3–6 months)
• Bank statements for the past 6–12 months
• A down payment (generally 20–40%)
• Proof of property purchase agreement or reservation contract
• A credit check or debt-to-income assessment

In some cases, banks may also request a guarantor in Egypt or require you to open an account locally and transfer monthly payments through that account.

How Much Can Expats Borrow?

Mortgage terms vary, but in most cases, expats in Egypt can borrow:

• Up to 70–80% of the property’s value, depending on income and risk
• Loan terms ranging from 5 to 15 years
• Interest rates are typically around 15% to 20%, depending on the bank and whether the loan is fixed or floating

In practice, most expats should be prepared to make a down payment of at least 30%, particularly for new or off-plan properties.

What Types of Properties Are Eligible?

Expats are legally allowed to buy property in Egypt, but there are certain restrictions based on location and usage.

Here’s a summary of what’s allowed:

• Foreigners can buy up to two residential properties in Egypt, provided the total area doesn’t exceed 4,000 square meters
• The property cannot be resold within five years without prior approval in many cases
• Properties must not be located in military or restricted zones (e.g. certain areas of Sinai or border towns)

Most mortgage-eligible properties for expats are located in:

• New Cairo
• 6th of October
• New Administrative Capital
• Red Sea areas (Hurghada, El Gouna)
• North Coast (Alamein, Sidi Abdelrahman)

Projects listed on The Official Egyptian Real Estate Platform are an excellent place to start. These are government-registered and legally verified properties, making them safer and more appealing for foreign buyers.

Want to see an example of a verified unit?

Click here to see an example of a verified listing.

What Are the Benefits of Buying with a Mortgage?

Many expats choose to finance property through savings or offshore transfers. However, using an Egyptian mortgage has several benefits:

• Lower upfront capital requirement
• Better cash flow management
• Easier to qualify for residency permits when tied to property ownership
• Build local credit history if planning long-term stays or further investment

Also, buying with financing from a local bank adds another layer of security—the bank itself will perform legal due diligence on the property, ensuring it’s free of disputes and properly registered.

What Are the Limitations or Risks?

While the process is becoming more streamlined, there are a few limitations expats should keep in mind:

• Not all projects qualify for financing, especially off-plan projects that are not yet registered
• Mortgage approvals can take 4 to 8 weeks, sometimes longer
• Expats may face higher interest rates than Egyptian citizens
• Currency fluctuations may affect repayment if your income is not in EGP
• Some banks require you to maintain a local bank account or keep funds deposited during the loan term

That’s why it’s critical to work with a trusted broker or legal advisor who understands both real estate law and banking regulations for expats.

How Developers and Brokers Can Support Expats

If you’re a developer or broker looking to attract expat buyers, helping them understand and access financing can give you a major edge.

Here’s how you can assist:

• List your projects on realestate.gov.eg to ensure full government transparency
• Highlight which banks have pre-approved mortgages for your units
• Partner with mortgage consultants or loan officers who speak English or the buyer’s native language
• Share clear explanations of monthly payments, fees, and ownership rights
• Offer digital tours and online consultations to help expats abroad

Creating a financing-friendly ecosystem not only attracts more serious buyers but also increases your conversion rates.

Step-by-Step Mortgage Process for Expats in Egypt

1. Choose a verified property listed on a government-approved platform
2. Consult with the bank about eligibility before signing a contract
3. Submit documentation: ID, proof of income, employment letter, bank statements
4. Pay the reservation amount to hold the unit
5. The bank conducts property valuation and legal checks
6. Finalize the loan agreement and begin repayments
7. Receive ownership documents once the contract is registered

This process, though slightly longer for expats, is becoming smoother as more banks introduce structured home loan programs for foreign buyers.

Final Thoughts

So, can expats get mortgages in Egypt? Yes, they can. And with the right approach, it can be a smart way to invest in a growing market, gain legal security, and even unlock long-term residency opportunities.

The key is to work with verified properties, reputable lenders, and trusted brokers or developers who understand the legal framework and can guide you every step of the way.

For buyers, brokers, or developers looking to simplify the process, The Official Egyptian Real Estate Platform—realestate.gov.eg—remains the most secure and transparent starting point. Every listing there is vetted, approved, and aligned with Egypt’s real estate laws.

FAQs

1. Can expats get a mortgage in Egypt without residency?

It depends on the bank. Some banks require legal residency or a work permit, while others may accept verified offshore income with proper documentation.

2. How much do I need for a down payment as an expat?

Most banks require at least 30–40% down payment from non-citizens. In some cases, this could be higher depending on the project and income level.

3. Are there any legal risks for foreign ownership in Egypt?

Foreign ownership is legal but restricted in some areas. Working with verified listings on platforms like realestate.gov.eg ensures full legal compliance.

4. Can expats get financing for off-plan or under-construction units?

Yes, but only if the project is registered with the government and approved for bank financing. Many banks are more comfortable financing ready-to-move properties.

5. What currencies can I use to repay the mortgage?

Most loans must be repaid in EGP, though some banks offer USD or Euro accounts. Be sure to clarify this with your lender to avoid conversion