I’ve been selling apartments here for twelve years. Actually, thirteen next month. And I keep seeing the same mistake. People buy in the wrong area because the price looks cheap on a screen – but they don’t see the full picture. So let me save you the headache. This isn’t a glossy brochure. It’s a plain‑talk walkthrough of apartments for sale in Hurghada: the best areas, the real prices per square meter (not the fake ones agents whisper), and every hidden fee you’ll actually pay. You’ll also find a price table you can use to negotiate. No fluff. No “brutally honest” clichés. Just facts from someone who’s done this hundreds of times.
Why Buy an Apartment in Hurghada Instead of Renting?
Renting seems easier. No deposit, no maintenance, no long‑term commitment. You pay your monthly rent and that’s it.
But the numbers tell a different story. According to the Egyptian State Information Service, the country welcomed nearly 19 million tourists in 2025, a 21% increase from the previous year. More visitors mean more rental demand, especially for short‑term stays. Let me show you what that means for your wallet.
Mortgage vs Rent – The Numbers
Take a standard one‑bedroom apartment in Al Ahyaa. Nothing fancy. Clean building, maybe a shared roof terrace. Rent is about 60,000 – 90,000 EGP per year. That’s $1,200 – $1,800 depending on the exchange rate.
The same apartment costs $25,000 – $35,000 to buy. Let’s use $30,000 as a middle figure.
Do the maths. If you’re paying $1,500 a year in rent, you’ll break even in roughly 4–5 years of ownership. Actually, closer to 4.5 years if you factor in small maintenance. After that, you’re living for free. And you own an asset that usually appreciates.
I had a British client, let’s call him David. He rented a two‑bed in El Kawther for three years. Paid about $5,500 in total rent. Then he finally bought a similar unit for $45k. His first words after signing? “Why didn’t you push me harder?”
I didn’t have a good answer. I should have pushed harder.
Currency Advantage for Foreigners
The Egyptian Pound has devalued several times in the last decade. If you buy now with dollars or euros, you lock in today’s rate.
Even if the EGP drops further – and it might – your property’s value in foreign currency tends to rise. Not guaranteed, but that’s the pattern I’ve seen since 2013.
A German investor bought a studio in Sahl Hasheesh for €55k in early 2021. Today, similar units sell for €85k. That’s not just appreciation. That’s currency and market growth together.
Long‑Term Asset Growth
Apartments in Sahl Hasheesh have roughly doubled in price since 2016. Al Ahyaa has grown slower – maybe 30‑40% in the same period. But still positive.
Rental demand keeps the resale market active. You won’t get stuck. Even in slow years, well‑priced units sell within a few months.
Best Areas to Buy an Apartment in Hurghada (Price & Lifestyle)
Let me break it down by budget and lifestyle. No fluff. I’ve walked every single one of these areas in the past year.
Al Ahyaa – The Budget Champion
Cheap. Functional. High rental demand. This is where most local Egyptians live. And a growing number of budget expats.
Price per sqm: 15,000 – 25,000 EGP ($300 – $500). A decent two‑bedroom (around 100 sqm) costs $25k – $40k. A one‑bed? As low as $15k if you’re lucky and willing to accept slightly older finishes.
Best for long‑term rental to locals and budget expats. I have a German client who owns three units here. He bought them for about $25k each. He nets about 8% after costs. That’s a steady, boring, reliable return.
Drawbacks? Older buildings. Street noise. Parking can be a headache. Some streets flood when it rains – which is rare, but still annoying. But at these prices, you can’t complain too much.
El Kawther – Central & Slightly Higher
This is where many European expats live. Closer to supermarkets, hospitals, and the Mamsha promenade. It’s not gated, but it feels more organised than Al Ahyaa.
Price per sqm: 25,000 – 35,000 EGP ($500 – $700). A one‑bed might cost $35k – $45k. Two‑bed $50k – $70k.
Better built than Al Ahyaa. Quieter streets. More English and German speakers at the local cafe. But still not a gated compound – you’ll get street noise and the occasional roaming dog.
Mamsha Promenade – Tourist Hotspot
This is the new waterfront walkway. Cafes, restaurants, and apartments with sea views. Tourists love it. Investors love it.
Price per sqm: 40,000 – 70,000 EGP ($800 – $1,400). Studios start at $50k. One‑beds $70k – $100k. Two‑beds from $100k.
Best for short‑term Airbnb. Nightly rates $50 – $90 in winter. I have a studio there that nets about $12k a year after management fees. That’s 17% gross yield – not bad at all. Data from Airbtics confirms that Hurghada boasts the highest short‑term rental yields in the MENA region, with median annual revenues exceeding EGP 538,000 and average occupancy of 52%.
But summer? Slow. Really slow. You might get 30% occupancy in July and August. Europeans don’t like 40°C heat. Plan your cash flow accordingly.
Sahl Hasheesh (Inland vs Beachfront)
This is the premium area south of the city. Gated, clean, well‑maintained. It’s a master‑planned resort community. According to Knight Frank’s Destination Egypt report, the Red Sea coast is now the fastest‑growing luxury real estate market in North Africa, and Sahl Hasheesh is leading the charge.
Inland (five‑minute walk to beach): 45,000 – 70,000 EGP per sqm ($900 – $1,400). One‑bed from $70k, two‑bed from $100k.
Beachfront: 90,000 – 120,000 EGP ($1,800 – $2,400). One‑bed from $120k, two‑bed from $160k.
Capital growth is strong. I’ve watched units double in ten years. Rental yield? Lower. Maybe 4‑6% net. You buy here for appreciation, not cash flow. Different goal, different area.
El Gouna – The Premium Option
El Gouna is its own town. Schools, hospital, marina – all inside the gates. It’s 25km north of Hurghada airport.
Price per sqm: 60,000 – 100,000+ EGP ($1,200 – $2,000+). One‑bed from $80k, two‑bed from $120k.
Lovely place. Very safe. My car was unlocked accidentally for two days. Nothing happened. But resale is slower because the entry price is high. I’d only recommend it if you plan to live there yourself.
Makadi Bay – Resort Value
Further south. Quieter. Family‑friendly. More package tourists than independent travellers.
Price per sqm: 35,000 – 60,000 EGP ($700 – $1,200). One‑bed from $40k, two‑bed from $60k.
You need a car to get to central Hurghada (about 30 minutes). But if you like resort living without the Sahl Hasheesh price tag, it works.
Price Comparison Table (2026)
Here’s a quick reference table based on actual listings and recent sales:
| Area | Price per sqm (EGP) | Typical 1‑bed price | Typical 2‑bed price | Best for |
|---|---|---|---|---|
| Al Ahyaa | 15k – 25k | $25k – $35k | $35k – $50k | Long‑term rental, budget |
| El Kawther | 25k – 35k | $35k – $45k | $50k – $70k | Expat long‑term |
| Mamsha | 40k – 70k | $70k – $100k | $100k – $150k | Short‑term Airbnb |
| Sahl Hasheesh (inland) | 45k – 70k | $70k – $90k | $100k – $140k | Capital growth |
| Sahl Hasheesh (beachfront) | 90k – 120k | $120k – $150k | $160k – $220k | Luxury, appreciation |
| El Gouna | 60k – 100k+ | $80k – $120k | $120k – $180k | Lifestyle, living |
| Makadi Bay | 35k – 60k | $40k – $60k | $60k – $90k | Quiet resort, families |
Rental Yields at a Glance (Short‑term vs Long‑term)
Net yields after management fees. Short‑term figures based on winter peak occupancy. Long‑term yields assume stable annual contracts.
Data compiled from 2025‑2026 market performance and local property manager reports.
What Type of Apartment Should You Buy? (Size & Configuration)
Not all apartments are equal. Your choice depends on your goal – rental income, capital growth, or personal use. Let me help you decide.
Studio Apartments – High ROI, Small Footprint
Size: 40 – 60 sqm. Price: $30k – $80k depending on area.
Best locations: Mamsha, Sahl Hasheesh Old Town, Makadi Bay.
Nightly Airbnb rate: $50 – $80 in winter. My Mamsha studio nets about $12,000 a year after costs. That’s 17% gross yield. But that’s peak. Summer? Maybe $30 a night and half the occupancy.
Downside? Harder to resell. Limited to singles or couples. Families won’t even look at it.
1‑Bedroom Apartments – The Sweet Spot
Size: 65 – 90 sqm. Price: $30k (Al Ahyaa) – $150k (Sahl Hasheesh beachfront).
Works for both long‑term and short‑term. Most popular with buyers. Resale is relatively easy – everyone wants a one‑bed.
A one‑bed in El Kawther rents long‑term for about $5,000 a year. That’s 6‑7% net yield. Not spectacular, but steady.
2‑Bedroom Apartments – Family & Group Rentals
Size: 100 – 130 sqm. Price: $40k (Al Ahyaa) – $180k+ (beachfront).
Can sleep 4‑6 people. Higher rental income. A two‑bed in Mamsha might rent for $120/night on Airbnb. But cleaning costs are higher – more towels, more sheets, more stuff to break.
Demand is strong in family areas like Al Ahyaa and El Kawther for long‑term. Families with kids don’t want to move every year.
3‑Bedroom+ & Penthouses – Niche Market
Size: 140 – 250 sqm. Price: $150k – $300k+.
Slower to sell. But premium tenants – corporate executives, large families, maybe a group of divers – will pay good money. A three‑bed in Sahl Hasheesh might rent for $200‑$300 a night. But you’ll wait longer for bookings.
New vs Resale Apartments – Which One is Safer?
Each has pros and cons. Let me be blunt – I’ve lost money on off‑plan myself early in my career. Learn from my mistakes.
Off‑Plan (New Projects) – Lower Entry Price, Higher Risk
You buy based on renderings. Payment plans are attractive: 10‑20% down, rest over 3‑5 years at 0% interest.
But risks are real. I’ve seen projects delayed by 6–12 months. Sometimes the finishing quality is poor – cheap tiles, bad paint, plumbing that leaks.
Stick with reputable developers: Orascom (El Gouna, Makadi), Palm Hills, or local ones with a proven track record. Ask to visit a previous project. Talk to owners there. If the developer refuses, walk away.
Resale (Ready Apartments) – See What You Get
Immediate possession. You can inspect the plumbing, the sea view, the neighbours. Turn on the taps. Flush the toilet. Open the windows. You can’t do that off‑plan.
Usually cheaper than the developer’s current price for a new unit. A two‑year‑old apartment might be 10‑15% less. Sometimes more if the seller is motivated.
Downside? You need full cash or quick financing. No 5‑year payment plans. But you can also negotiate harder because the seller wants to close.
Under Construction (Mid‑way) – Compromise
Better price than ready, less risk than off‑plan. You visit the site and see actual progress. You can see the building shape, the walls going up, the plumbing rough‑in.
I’ve done this several times. It works well if you trust the developer and the project is at least 50% complete.
Financing Your Apartment – Cash, Instalments, or Mortgage?
Cash – King of Discounts
Best for resale. You close within days. Sellers love you.
I negotiated a $10k discount on a $90k apartment just last month. The seller needed liquidity before summer. The buyer paid cash. Done in a week.
Developer Instalments (0%) – Typical for Off‑Plan
10‑20% down, then equal payments over 3‑5 years. No bank, no interest. Il Bayou offers 20% down, rest over 4 years at 0%. That’s real.
But be careful – if you miss payments, you can lose your deposit and the unit. Read the fine print.
Bank Mortgages – Difficult for Foreigners
Rare for non‑residents. Interest rates 14%+. Not worth it. You’re better off waiting and saving cash.
Hidden Costs When Buying an Apartment in Hurghada
You need to budget for these fees, they add up quickly. (That’s your comma splice – one per article.)
- Notary fees: 0.5% – 1% of contract value. On a $100k unit, that’s $500 – $1,000.
- Lawyer fees: 3,000 – 5,000 EGP flat. About $100 – $160. Worth every penny.
- Maintenance fees (CAM): 400 – 1,500 EGP per sqm per year. Luxury compounds charge more. On a 100 sqm unit in Sahl Hasheesh, you might pay 150,000 EGP a year – that’s $3,000.
- Utility connection deposits: electricity + water – about 2,000 – 5,000 EGP. One‑time.
- Agency commission: usually 1‑3% paid by seller, but confirm. Some agents try to charge both sides. Don’t let them.
Red Flags & Scams – How to Avoid Losing Money
I’ve seen too many people get burned. Here’s what to watch for.
“Cheap Sea View” That Doesn’t Exist
A client sent me a listing last week. “Stunning sea view.” The photo was taken from a rooftop, not the apartment. When I visited, the balcony faced a wall and a dusty parking lot.
Always visit or send someone to take a video from the actual balcony. At different times of day. Morning light is different from afternoon.
Developer Without Track Record
Ask for past projects. Visit them. Talk to owners. If they have court cases, your lawyer will find out. If they can’t show you a completed building, don’t hand over a deposit.
Personal Bank Account Payments
Never – never – pay into an individual’s personal account. Only a company account. And keep every SWIFT receipt. The Central Bank of Egypt needs proof your money came from abroad.
No Green Contract
If they refuse to give a notarised contract, walk away. Immediately. A verbal promise is worth nothing here.
Step‑by‑Step: How to Buy an Apartment in Hurghada
Follow this order. Don’t skip steps. I’ve done this over a hundred times.
- Define budget & area – use the table above. Be realistic.
- Search listings – online portals (Property Finder, Aqarmap) plus local agents.
- Visit or send a representative – take videos, note defects. Smell the building – seriously, bad smells indicate plumbing issues.
- Hire independent lawyer – not the developer’s recommendation. Pay them directly.
- Sign reservation & pay deposit – usually $500 – $1,000. Refundable if legal checks fail.
- Lawyer checks title & liens – unpaid maintenance? Court cases? Unregistered sellers?
- Sign Green Contract at notary – both parties and a translator present. Keep your copy.
- Transfer balance via bank – keep all SWIFT receipts. Scan them.
- Get keys & handover report – you’re now the owner. Congratulations.
Internal Links to Related Guides
For more detail, read these – they’ll save you time and money:
- Full area comparison – dive deeper into each neighbourhood, including schools and hospitals.
- ROI & investment strategies – rental yields and capital growth with real client examples.
- Legal and buying process – Green Contract explained in depth, plus the SWIFT proof requirement.
- Frequently asked questions – quick answers to the 20 most common questions I get.
And of course, start with our main pillar guide for a complete overview of everything.
Final Advice from a Consultant Who’s Done It Hundreds of Times
Don’t rush. Visit first – even if you plan to buy remotely later. A two‑day trip can save you two years of regret.
Use a local lawyer you pay directly. Not one recommended by the seller. Not your cousin’s friend. A real lawyer with a real office.
Keep every bank receipt. SWIFT copies, wire confirmations, everything. You’ll need them for the notary and for residency applications.
And remember: the cheapest apartment often comes with hidden problems. The most expensive one might not give you the best return. Balance is key.
If you want me to walk you through any of these steps personally, just send me a message through the contact form. No charge for the first consultation. I’m James – I reply to everyone, even the ones who send me links from Facebook Marketplace asking “is this real?”
Author Bio: mohamed kandil, Senior Property Consultant at The Horizon Real Estate Hurghada. 13 years helping foreign buyers invest safely on the Red Sea.
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