If you manage ten agents, the Egypt real estate market in the first nine months of 2026 gives you a useful map for Q4, but it does not give you a ready-made campaign plan. Two reports put developer contracted sales in a similar range in one account and a much higher range in another.
The reports place the North Coast and East Cairo at a combined 69.7% to 83% of sales, depending on the account. Talaat Moustafa Group ranks first and Palm Hills second in every reported top-ten list. But the totals come with a real reporting discrepancy. We have not seen either report itself, only press coverage.
This article sets out what each account says, what holds across them, and how to turn the figures into choices about agents, listings and advertising.
In brief: Two reports put January–September developer sales at about EGP 1.05 trillion to EGP 1.07 trillion on one count, and EGP 1.35 trillion on a wider one. The Board Consulting reports value growth of 2% against inflation of 13.9%, so on our arithmetic sales fell in real terms. North Coast and East Cairo, and the leading developers, dominate the picture; check your own patch before shifting Q4 spend.
What do the nine-month reports actually count?
The Board Consulting’s account, carried by Daily News Egypt on 8 November and Al Borsa on 7 November, reports EGP 1.065 trillion in contracted sales from the first nine months of 2026, up 2% on the same period in 2025. It gives about 52,000 units, up 4%, and a weighted average ticket of about EGP 21.9 million, up 7%.
The ten developer figures listed in the coverage add up to EGP 1,065 billion (our arithmetic), and Al Borsa’s headline describes the number as the sales of the ten largest companies. On that evidence, our reading is that this is a top-ten total rather than the whole market.
The KW Egypt Property Intelligence report has two different totals in its press coverage. Daily News Egypt on 1 November reports about EGP 1.048 trillion from around 64,500 residential, commercial and administrative units. Masrawy on 4 November reports a larger sales total, about EGP 1.348 trillion, and 103,643 residential units contracted.
We have not seen either report itself, only these press accounts. The outlets do not explain the difference between the two accounts of the KW report. Different cut-offs, scope or a revision are possible, but we cannot establish any of them from the material available here. Treat the discrepancy as an open question, not a settled reconciliation.
One thing does line up. The Board Consulting’s top-ten total of EGP 1.065 trillion and the top-ten total in Masrawy’s account of the KW report, EGP 1.069 trillion, are within half a percent of each other. Daily News Egypt’s account of the KW report gives a top-ten total of EGP 955 billion.
| Report | Carried by | Total sales | Units | Top-ten sales | North Coast | East Cairo |
|---|---|---|---|---|---|---|
| The Board Consulting | Daily News Egypt, 8 November; Al Borsa, 7 November | EGP 1.065trn (top ten developers) | About 52,000 | EGP 1.065trn | EGP 462bn; 43% | EGP 425bn; 40% |
| KW Egypt Property Intelligence | Daily News Egypt, 1 November | About EGP 1.048trn | About 64,500, residential, commercial and administrative | EGP 955bn | EGP 365bn; 34.8% | EGP 415bn; 39.6% |
| KW Egypt Property Intelligence | Masrawy, 4 November | About EGP 1.348trn | 103,643 residential | EGP 1.069trn | EGP 439.4bn; 32.6% | EGP 499.6bn; 37.1% |
The amounts and categories in the table follow the outlet accounts; they are not reconciled figures from the reports themselves. In particular, the unit categories differ between the two KW accounts. Do not combine the unit counts or calculate an average ticket from them.
What does the Q3 shape tell you about Egypt property sales?
The KW account carried by Daily News Egypt gives a quarterly path of EGP 292 billion in Q1, EGP 454 billion in Q2 and EGP 302 billion in Q3. Its unit counts follow the same sequence: about 17,700, 27,500 and 19,300.
That makes Q2 the peak in this account, followed by a lower Q3. It is one report’s quarterly series, not a combined market measure. The Board figures in the cited coverage are nine-month totals, so they do not let us build a matching quarter-by-quarter comparison.
In the KW account, East Cairo and the North Coast together take EGP 780 billion, or 74.4%, across the nine months. West Cairo, Ain Sokhna and the New Administrative Capital together account for EGP 201 billion, or 19.2%; other areas take EGP 67 billion, or 6.4%.
Q3 alone shows a similar concentration in that account: the North Coast records EGP 132 billion and East Cairo EGP 95 billion, together EGP 227 billion, or about 75% of Q3. Ain Sokhna records EGP 23 billion, West Cairo EGP 20 billion, the New Administrative Capital EGP 12 billion and other areas EGP 20 billion. These figures can guide questions for your team; they do not tell you which of your listings can sell.
Where did developers sell, and how concentrated were the top ten?
The two reports agree on the broad geography but not on its exact weight. The Board Consulting account puts the North Coast at 43% of the sales mix (EGP 462 billion) and East Cairo at 40% (EGP 425 billion), or 83% together. The KW accounts put the combined share at 74.4% in Daily News Egypt and 69.7% in Masrawy.
The difference matters. A brokerage deciding whether to put agents on the North Coast cannot treat a national share as proof that its own pipeline will convert. Check whether you have live, saleable stock, a direct developer relationship and buyers who fit those units.
The same names are at the top in every version, with Talaat Moustafa Group first and Palm Hills Developments second. Beyond those two positions, the order and the amounts vary:
| Rank | The Board Consulting, as carried by Daily News Egypt and Al Borsa | KW Egypt Property Intelligence, as carried by Daily News Egypt | KW Egypt Property Intelligence, as carried by Masrawy |
|---|---|---|---|
| 1 | Talaat Moustafa Group — EGP 290bn | TMG — EGP 301bn | TMG — EGP 311bn |
| 2 | Palm Hills Developments — EGP 198bn | Palm Hills — EGP 184bn | Palm Hills — about EGP 193bn |
| 3 | Emaar Misr — EGP 115bn | Mountain View — EGP 85bn | Emaar Misr — EGP 106bn |
| 4 | Hyde Park Developments and Founders — EGP 91.4bn | Hyde Park — EGP 75bn | Hyde Park — EGP 91.4bn |
| 5 | Modon Misr — EGP 91bn | Emaar Misr — EGP 72bn | Modon — EGP 91.3bn |
| 6 | Mountain View — EGP 80.4bn | Tatweer Misr — EGP 68bn | Mountain View — EGP 80bn |
| 7 | Tatweer Misr — EGP 62bn | MODON Egypt — EGP 65bn | Tatweer Misr — EGP 62.5bn |
| 8 | La Vista Developments — EGP 47bn | Madinet Masr — EGP 38bn | La Vista — EGP 46.9bn |
| 9 | Madinet Masr — EGP 45.4bn | G Developments — EGP 36bn | Madinet Masr — EGP 45.4bn |
| 10 | G Developments and Art Life — EGP 45bn | La Vista — EGP 31bn | SODIC — EGP 42.4bn |
The Board Consulting says its top three account for nearly 57% of the top ten’s combined sales. In the KW account carried by Daily News Egypt, the top ten total EGP 955 billion from about 55,500 units, with other developers at EGP 93 billion from about 9,000 units. Masrawy’s KW account puts the top ten at EGP 1.069 trillion, 79.4% of sales, and 73,920 units.
What are advertised property prices per square metre in 2026?
The KW report’s two press accounts agree on these advertised average residential prices per square metre. They describe developments covered by the report, not completed transaction prices. A quoted average should not be presented to a buyer as a verified price for a specific unit.
| Area | Advertised average price per square metre |
|---|---|
| North Coast | EGP 168,000 |
| October and Sheikh Zayed | EGP 113,000 |
| New Cairo | EGP 112,000 |
| Future City | EGP 102,000 |
| New Heliopolis | EGP 97,000 |
| Ain Sokhna | EGP 97,000 |
| Sixth Settlement | EGP 92,000 |
| New Administrative Capital | EGP 78,000 |
The same KW report accounts give gross annual rental yields for two-bedroom units of 8.2% on the North Coast, 6.6% in New Cairo, 5.92% in Sheikh Zayed and 5.13% in Ain Sokhna. That is limited rental context rather than a full rental-market analysis; see the separate rental housing and yield picture.
What do payment plans and delivery dates say about buyer choices?
The KW account in Daily News Egypt describes down payments from zero to 10% and instalments over 8 to 12 years. Masrawy’s account says typical down payments are 5–10%, instalments run 7–10 years and can extend to 12. These are report descriptions of plans, not a promise that every project offers the same terms.
The Board Consulting account cites a lending rate of 21% and annual inflation of 13.9%. It expects affordability and on-time delivery to decide which developers do well in 2027, and expects smaller units and payment plans closer to buyers’ incomes. For mortgage arithmetic, use the separate guide to Egyptian property finance, rather than treating a developer instalment plan as a bank loan.
The wider KW account carried by Masrawy adds delivery and finishing detail. It lists projects by delivery year: 94 in 2026, 70 in 2027, 101 in 2028, 153 in 2029 and 207 in 2030. It reports that 42% of North Coast supply targets delivery in 2030–2031. That is a forward delivery calendar, not a count of projects that will necessarily hand over on time.
Finishing also varies by area in that account. Fully finished or furnished units make up 98% in Ain Sokhna and 97% on the North Coast. Core and shell units account for 49% in New Cairo, 45% in October and Sheikh Zayed, and 41% in the New Administrative Capital.
The same coverage mentions Aqar Exit, new inspection committees and proposed escrow rules as pressure on delivery records; see the separate article on the draft developers’ law. The H1 sales reading and exhibition story are covered in our report on Cityscape Egypt’s cancelled exhibition.
What should your brokerage do with these numbers in Q4?
These are national contracted-sales reports, not a lead forecast for your ten agents. Our judgement: use them to decide what to verify with your developers and what to measure in your own pipeline. Do not move all your agents or advertising towards an area just because it leads a national table.
1. Give agents clear area and developer coverage
Assign each agent a manageable patch of developers and locations, with a named person responsible for checking current availability. Start with the North Coast and East Cairo if you already have stock and buyer conversations there. Keep the assignment tied to actual listings your team can present.
2. Check each listing before you advertise it
Ask the developer or authorised sales contact to confirm availability, advertised price, payment terms, finishing and delivery status. The coverage shows differences between areas and plans; it does not confirm the details of your own listing. Pause ads that rely on stale availability or a delivery claim nobody can substantiate.
3. Match the advert to the buyer’s stated budget
Use the listed plan and unit details to qualify interest. A low down payment or long instalment plan may attract enquiries, but it does not show that a buyer can sustain the commitment. Keep the separate article on contract assignment and Aqar Exit in view when a buyer asks about transferring an existing contract.
4. Review campaign results before shifting spend
Compare enquiries, qualified conversations, viewings and completed sales by area and developer in your own records. Our judgement: move budget only when your campaign evidence supports the change; national sales value cannot tell you your cost per lead in the Egyptian property market. A CRM report by area and developer is one way to read those brokerage numbers.
5. Put delivery proof into the sales conversation
Ask for a current, specific delivery update before your agents repeat a timeline to buyers. The Board Consulting expects affordability and on-time delivery to matter to developer performance in 2027. Coverage of the KW report also lists future project delivery years; treat those as reported plans, not proof of handover.
What is the one thing to do before the next budget review?
The reports do not set a Q4 allocation for your brokerage. Before the next budget review, ask each developer contact for current availability and delivery evidence, then compare that with your own live listings and agent conversations.
Sources
- Daily News Egypt, 8 November 2026: Egypt’s real estate sales reach EGP 1.065trn in 9M 2026, up 2%
- Al Borsa, 7 November 2026: The Board Consulting report on nine-month real estate sales
- Daily News Egypt, 1 November 2026: Egypt’s real estate sales hit EGP 1.048trn in nine months
- Masrawy, 4 November 2026: Keller Williams Egypt and Gateway Financials’ first Property Intelligence report