Price per square metre in Egypt 2026: the real numbers from developer sheets

A two-bedroom flat in the 6th Settlement: 79,464 EGP per square metre. A two-bedroom chalet at Ras El Hekma: 224,577. Same bedroom count, nearly three times the price per metre.

Neither figure is an estimate or a market average. We divided each unit’s price by its area, both as printed on developer sheets and official quotations from August 2026. All figures are Egyptian pounds and, unless a row says otherwise, starting prices set by the developer, subject to change.

Here is what a sales office will not volunteer. The price per square metre misleads in more than half the cases you will meet, because developers measure the area in the denominator differently, and because the cheapest metre in a project often sits inside its most expensive unit.

One limit. We publish a metre price only where an official document gives us the price and the area together: New Cairo, the North Coast and West Cairo. Nothing in that form has reached us for the New Administrative Capital or Ain Sokhna, and we will not invent it.

Want the metre price for one project? Send us the name on WhatsApp and we will come back with the official developer quotation, area and price together, with the division done.

What a square metre actually costs, unit by unit

Every number in the last column is the price divided by the area, with the area exactly as the developer stated it:

Unit	Project	Area	Price from	Price per m²
3 BR + nanny	Hyde Park Central, launch	148 m²	10,900,000	73,649
Rooftop Villa duplex	Hyde Park Central, launch	182 to 197 m²	14,900,000	75,634 to 81,868
3 BR	Hyde Park Central, launch	130 to 143 m²	10,900,000	76,224 to 83,846
3 BR + nanny	Hyde Park Central, open inventory	156 m²	12,200,000	78,205
2 BR	Hyde Park Central, launch	100 to 112 m²	8,900,000	79,464 to 89,000
Garden / Water Villa duplex	Hyde Park Central, launch	185 m²	14,900,000	80,541
3 BR + nanny	Hyde Park Central, open inventory	148 m²	12,300,000	83,108
1 BR	Hyde Park Central, launch	63 to 71 m²	5,900,000	83,099 to 93,651
Penthouse	Sea Veil, Ras El Hekma	304 m²	32,500,000	106,908
Townhouse (BUA)	One Hyde Park	196 m²	25,700,000	131,122
Twin house (BUA)	One Hyde Park	218 m²	33,000,000	151,376
2 BR chalet, quoted	Sea Veil, Ras El Hekma	111 m² incl. terrace	21,236,000	191,315
Senior Chalet	Sea Veil, Ras El Hekma	161 m²	31,000,000	192,547
Standalone villa (BUA)	One Hyde Park	220 m²	47,000,000	213,636
2 BR chalet, second quote	Sea Veil, Ras El Hekma	111 m² incl. terrace	24,928,000	224,577

BUA is built-up area. The range runs from 73,649 to 224,577 per metre, more than a threefold spread. Roughly half of it comes from how area is counted, not from what the property is worth. Most of these rows come from our 2026 Hyde Park price list.

Price per square metre depends on which area you divide by

Everyone quotes the numerator. Almost nobody defines the denominator. Three questions settle it, and until all three are answered in writing you cannot compare two metre prices.

Net or gross? Net is the space inside your walls. Gross usually adds wall thickness and a share of common areas. Our Hyde Park Central sheet gives an area for each typology and never says which basis, so ask.

Is outdoor space inside the number? The Sea Veil quotation calls the two-bedroom chalet 111 m² gross, terrace included, and the layout gives that terrace as 1.80 by 9.00 metres, about 16 m². So about 95 m² sits under a roof. On the 21,236,000 quotation the gross metre is 191,315; on internal area it is roughly 224,000. Same unit, same money, 17% apart on measuring convention alone.

Gardens and roof terraces set the same trap. The launch sheet lists a Garden Villa and a Water Villa duplex at 185 m², and a Rooftop Villa duplex at 182 to 197 m², without saying whether garden or roof area is inside. Until you know, that metre is not comparable to a fifth-floor flat’s.

Is land inside the number? For villas, usually not. The One Hyde Park villas are quoted as built-up area: 196 m² townhouse, 218 twin, 220 standalone. Divide 47,000,000 by 220 and you get 213,636, which looks savage next to an 80,000 flat. It ignores the plot, a large part of what you pay for.

Send us an offer you have received and we will read its area basis line by line before you sign, on WhatsApp. On primary units our fee is paid by the developer, so the price you get is the developer’s own.

Why the biggest unit carries the cheapest metre

Take the Sea Veil units alone. The 304 m² penthouse works out at 106,908 per metre and the 111 m² two-bedroom chalet at 191,315. The penthouse is the most expensive unit on that list at 32,500,000 and it holds the cheapest metre in the project, 44% below the two-bedroom.

Price does not spread evenly across area. A large slice buys entry to the project itself, and that slice barely moves whether the unit is 111 m² or 304 m². Spread over more metres, the metre price falls.

So never read a metre gap between a small and a big unit as better value. Compare like with like.

Inside one project there is no single metre price

Two lines from the Hyde Park Central open inventory. A 3-bedroom with nanny’s room at 156 m² from 12,200,000 is 78,205 per metre. The same typology at 148 m² from 12,300,000 is 83,108. The smaller unit costs 100,000 more and its metre is 6% dearer. Floor, view and layout are priced on top of area, so “the price per square metre in this project” cannot be a true sentence.

The launch stock matters more if you buy without visiting. One-bedroom units carry one advertised price, 5,900,000, across an area range of 63 to 71 m². Get 71 m² and you paid 83,099 per metre. Get 63 m² and you paid 93,651. Same price, 13% apart, decided by which unit is allocated to you. Ask for the unit code and its area before you pay a reservation, not after.

Handover is the other thing hiding in the metre. Launch units at Hyde Park Central price lower per metre than open inventory in the same project, which delivers within three years. You are buying a metre plus a date, and the nearer date costs more. That is why the instalment schedule belongs beside the metre price, as in the 2026 guide to developer payment plans.

The North Coast against New Cairo is a use comparison

Apartment metres in the 6th Settlement run 73,649 to 93,651; chalet metres at Ras El Hekma 106,908 to 224,577.

That is not a verdict on value. You live in the flat 365 days a year and use the chalet for weeks. The two metres tell you little about each other.

Inside the coast the comparison is fair. A two-bedroom at Hyde Park North Seashore starts at 12,300,000. A two-bedroom at Sea Veil in Azha Ras El Hekma starts at 20,500,000. The developer did not state Seashore areas in the papers we hold, so no metre price for it appears above.

Why there is no price per square metre here for the New Capital or Ain Sokhna

Both are markets we work in, and neither has a line in the table, for a dull reason: no developer in either has sent us a sheet carrying the price and the area together in the form we publish.

A metre price is derived from two numbers. Lose one and you have a guess, not a calculation. Sites publishing an average metre price for the New Administrative Capital aggregate listings whose area basis nobody checked. That number is worse than none: you build a decision on it and find the gap at contract.

We request the official quotation for the project you asked about instead, with area, price and payment plan on it, and work the metre out in front of you. Getting to that document from abroad has its own steps, covered in buying property in Egypt from abroad.

How to use the price per square metre properly

It earns its keep in three places. Comparing similar-sized units in the same area and use, a 130 m² flat against a 143 m² flat and never a flat against a villa. Exposing differences inside one project, where a 6% gap between two identical typologies shows how that developer prices floors and views. Testing an offer that looks too cheap, where the metre is usually low because of the area basis or the handover date, not developer generosity.

It is a bad tool in two places: villas against apartments, and two regions bought for different purposes.

The check to run on any pitch you are sent:

Ask for	Why it moves the metre price	A usable answer
The unit code, not the typology	One price covered 63 to 71 m²	A unit reference on a written offer
Net or gross area	Gross adds walls and common space	Stated in writing on the offer
Terrace, garden or roof in or out	16 m² of terrace moved one Sea Veil metre from 191,315 to about 224,000	Outdoor area given separately
Land in or out, for a villa	One Hyde Park villas are built-up area only	Built-up area plus the plot size
Handover date	A nearer handover prices the metre higher	A date written into the contract
Maintenance	Charged on top, not inside the price you divide	A percentage and when it falls due

Decide the size you actually need first, in bedrooms and metres. Then ask every seller for the same three things: price, area with its basis, handover date. Only then does the metre mean anything.

Send us your target size and budget on WhatsApp and we will come back with the official quotations available, areas included, the metre worked out for each, and a straight opinion on which is better value. Our fee on primary units is paid by the developer, so you pay the developer’s price either way. Resale differs and those terms are agreed in writing first. Most of these numbers come from Hyde Park Central in the 6th Settlement.

Frequently Asked Questions

What is the price per square metre in New Cairo in 2026?

In our August 2026 developer sheets, apartment metres at Hyde Park Central in the 6th Settlement run between 73,649 and 93,651 EGP depending on unit type and area. The low end is a 3-bedroom with nanny’s room at 148 m² from 10,900,000, the high end a one-bedroom at 63 m² from 5,900,000. They are starting prices and subject to change.

What is the price per square metre on the North Coast and at Ras El Hekma?

In our August 2026 quotations for Sea Veil at Azha Ras El Hekma, the metre runs between 106,908 EGP for a 304 m² penthouse and 224,577 for a two-bedroom chalet of 111 m² including its terrace. Larger units always carry a lower metre price there. Prices are as quoted at that date and change without notice.

Why is a villa’s price per square metre higher than an apartment’s?

Because the villa area on a developer sheet is usually built-up area and excludes the land. The One Hyde Park standalone at 220 m² built-up and 47,000,000 gives 213,636 per metre, but that ignores the plot, a large part of the value. Do not compare a villa metre with an apartment metre.

Do you publish a price per square metre for the New Capital or Ain Sokhna?

Not yet. A metre price needs the price and the area together on official developer material, and no sheets in that form have reached us for either market. Send us the project name and we will get you the official quotation with the area and the price on it.

What is the cheapest price per square metre in the papers you hold?

73,649 EGP per metre, for a 3-bedroom with nanny’s room at 148 m² in the Water Residences launch phase at Hyde Park Central, from 10,900,000 on a plan of 5% down and instalments over 10 years. Starting price, and the developer can change it.

I cannot visit the sales office. How do I check a metre price from abroad?

Ask for a written offer carrying the unit code, the area with its basis stated, the price and the handover date, then do the division yourself rather than trust a metre quoted verbally. If two offers use different area bases, convert both to one basis first. For ownership rules, tax or residency in your own case, confirm with an Egyptian lawyer or the relevant authority.