How to Qualify for a Mortgage in Egypt in 2025: A Comprehensive Guide

Are you thinking about qualifying for a mortgage in Egypt?

With the Egyptian real estate market continuing to grow and evolve, homeownership remains a key aspiration for many individuals and families. In 2025, qualifying for a mortgage in Egypt involves navigating a structured process shaped by government regulations, banking practices, and your financial profile. Whether you’re a first-time homebuyer or looking to invest in property, understanding the qualifications and steps required to secure a mortgage is essential.

Understanding the Mortgage Landscape in Egypt (2025 Update)

Egypt’s mortgage market has seen steady development over the past decade, bolstered by both public and private sector initiatives. The Central Bank of Egypt (CBE) has supported subsidized mortgage programs, particularly aimed at low- and middle-income citizens. Meanwhile, commercial banks and mortgage finance companies offer market-rate loans with flexible terms.

In 2025, there are two broad categories of mortgage products:

• Subsidized Mortgages: Offered under government initiatives like the Social Housing and Mortgage Finance Fund (SHMFF), with lower interest rates and long-term repayment plans.

• Conventional Mortgages: Provided by commercial banks with varied interest rates, based on your credit score and financial profile.

Eligibility Requirements for Mortgages in Egypt

To qualify for a mortgage in Egypt in 2025, you’ll need to meet a set of financial and personal requirements. Here’s a detailed breakdown:

Age and Citizenship

• Age: Applicants must typically be between 21 and 65 years old (or retirement age).

• Citizenship/Residency: Mortgages are available to Egyptian citizens, and in some cases to foreign residents or Egyptians living abroad (expats), depending on the lender.

Income and Employment

• A stable income is crucial. Lenders require proof of employment or steady income for at least 6–12 months.

• Your monthly installment should not exceed 40% of your net monthly income (35% for subsidized mortgages).

• Acceptable income sources include:

  • Salaries (with proof from employer)

  • Freelance/independent income (supported by tax returns and bank statements)

  • Business owner earnings (with financial statements)

Credit History

• In 2025, Egypt’s banking system relies heavily on iScore, the country’s official credit bureau.

• A good iScore (typically above 650) increases your chances of approval and better interest rates.

• Outstanding debts, credit card usage, and previous loan performance are factored into your credit score.

Documentation Needed

Gathering the right documentation is a vital part of the mortgage approval process. Commonly required documents include:

• National ID (or valid passport for foreigners)

• Proof of income:

  • Salary certificate or recent payslips

  • Tax returns (for freelancers or business owners)

  • Bank statements (3–6 months)

• Proof of residence (utility bill or lease)

• Property documents (preliminary contract, copy of title deed)

• Credit report from iScore

• Marriage certificate (if applicable)

Note: Documentation may vary slightly between banks, especially if you are applying for a subsidized mortgage.

Down Payment and Financing Limits

In Egypt, the required down payment depends on the property’s value and the mortgage type.

For subsidized mortgages:

• Minimum down payment is often 10%–15% of the property value.

• Property price and applicant income must fall within SHMFF guidelines.

For conventional mortgages:

• Down payments range from 20%–30%.

• Some banks may require more for high-value properties or if the applicant’s credit risk is high.

In both cases, the bank usually finances 70%–90% of the property value, and mortgage terms range from 10 to 25 years.

Mortgage Application Process: Step-by-Step

Here’s a simplified step-by-step guide to applying for a mortgage in Egypt in 2025:

Step 1: Determine Your Budget

Use online mortgage calculators or consult with a bank to understand how much you can borrow based on your income.

Step 2: Check Your Credit Report

Request your iScore credit report and fix any errors or outstanding issues before applying.

Step 3: Choose the Right Mortgage Program

Decide between subsidized and conventional loans. SHMFF is ideal for those within income limits, while private bank mortgages offer more flexibility.

Step 4: Collect Documents

Prepare all required documentation for income, identification, and the property you intend to purchase.

Step 5: Apply for Pre-Approval

Submit your documents to the bank to receive a pre-approval letter. This shows your borrowing capacity and strengthens your position with property sellers.

Step 6: Property Appraisal

The bank will assign a certified appraiser to evaluate the property’s market value to ensure it aligns with your loan amount.

Step 7: Final Approval and Signing

Once the appraisal and due diligence are complete, the bank issues final approval. You’ll sign the loan contract and property sale agreement.

Step 8: Registration and Disbursement

The property title is registered in your name, and the bank disburses the mortgage funds to the seller. Repayment begins based on your agreed schedule.

Interest Rates and Fees in 2025

As of mid-2025, mortgage interest rates in Egypt vary depending on the type of loan and economic conditions:

• Subsidized mortgages: 3% to 8% annually, fixed.

• Market-rate mortgages: 13% to 20% annually, often floating.

Additional costs to consider:

• Processing fees: 1% to 2% of the loan amount.

• Appraisal fees: Paid to property evaluators.

• Life and property insurance: Often required by lenders.

• Registration and legal fees: Can add 2%–4% to the property’s total cost.

Tips for a Successful Mortgage Application

• Improve your credit score before applying.

• Avoid new debts or large purchases in the months leading up to your application.

• Save for a larger down payment to reduce your loan burden.

• Compare multiple banks to get the best rate and terms.

• Consult a mortgage advisor, especially if you’re self-employed or buying as an expat.

Special Notes for Expats and Foreigners

Some Egyptian banks now offer mortgage products for non-citizens, especially those residing in Egypt or married to Egyptian nationals. Requirements include:

• Proof of legal residence.

• Income documentation (can be from abroad).

• Strong credit history (international credit reports may be considered).

Property purchases for foreigners are typically limited to specific zones and developments.

Conclusion

Qualifying for a mortgage in Egypt in 2025 requires a clear understanding of your financial situation, knowledge of available loan options, and thorough preparation. With real estate continuing to be a preferred investment and lifestyle goal for many Egyptians, navigating the mortgage process is a key step toward long-term security. Whether you’re buying your first home or adding to your portfolio, proper planning and choosing the right financing partner can make all the difference.

If you’re unsure where to start, reach out to a certified mortgage consultant or bank representative to guide you through your options.

Frequently Asked Questions

What are the basic eligibility criteria to apply for a mortgage in Egypt in 2025?

To qualify for a mortgage in Egypt in 2025, you must:

• Be between 21 and 65 years old (up to retirement age).

• Be an Egyptian citizen, although some banks accept applications from foreigners or expats.

• Have a stable source of income, whether as an employee, freelancer, or business owner.

• Show that your monthly installment does not exceed 35%–40% of your net income.

• Have a positive credit history with a good iScore (typically above 650).

How much income do I need to qualify for a mortgage?

The required income depends on the property price and loan amount. Banks typically allow your monthly mortgage payment to consume no more than 35%–40% of your net monthly income. For example:

• If your net income is EGP 20,000 per month, your monthly mortgage payment should not exceed EGP 7,000–8,000.

• For subsidized loans under government programs, lower income brackets are accepted (e.g., EGP 6,000–13,000 for individuals), with smaller loan amounts and longer terms.

What is iScore and how does it affect my mortgage application?

iScore is Egypt’s official credit scoring system. It rates your creditworthiness based on:

• Timely repayment of previous loans or credit cards.

• Current outstanding debts.

• Credit utilization history.

A higher iScore (above 650) improves your chances of approval and may lead to lower interest rates. If your score is low or you have a history of default, the bank may reject your application or offer stricter terms.

What documents do I need to apply for a mortgage?

You’ll typically need:

• National ID card or passport.

• Proof of income:

  • For employees: Salary certificate, payslips, and bank statements.

  • For self-employed: Tax returns, commercial registration, bank statements.

• Proof of residence (e.g., utility bill).

• iScore credit report.

• Preliminary sale contract for the property.

• Marriage certificate (if jointly applying).

Additional documents may be requested depending on the bank and your employment status.

How much is the minimum down payment required?

• For subsidized mortgages: The minimum down payment is around 10%–15% of the property price.

• For conventional mortgages: Expect to pay 20%–30% or more, depending on the lender’s policy and your credit profile.

The higher your down payment, the smaller your loan amount—and that could improve your approval odds and lower your monthly installment.