How do Georgia and Egypt compare for a foreign buyer?
Egypt's Red Sea and North Coast resorts and Georgia's Black Sea coast draw many of the same buyers, including families from Egypt and the wider Arab world. The rules differ on ownership, title, tax and residence. This page gives no verdict: each country wins some rows.
| Criterion | Georgia | Egypt | Source, Egypt |
|---|---|---|---|
| Ownership limit | None | 2 homes per family, each up to 4,000 m², except in decree areas | Law 230/1996, Art. 2 |
| Closed to foreigners | Farmland | Farmland, desert land; Sinai and the Canal governorates (no land; usufruct or a building) | Law 15/1963; Decree-Law 14/2012 |
| Selling within 5 years | Allowed | Barred under the general rule | Law 230/1996, Art. 5 |
| Tax on a sale | None; registration GEL 150 | 2.5% of the price, owed by the seller | Law 151/2026 |
| VAT on a new home | 18% from a VAT-registered developer, normally inside the price | Exempt | VAT Law 67/2016 |
| Registered titles | Registry entry is routine | Under 10% of properties | World Bank via Daily News Egypt, July 2026 |
| Yearly property tax | Usually none; 0.8% to 1% above GEL 100,000 of family income | 10% of assessed rental value; one main home exempt | PwC; Daily News Egypt; Law 3/2026 |
| Residence through property | Above USD 150,000 for 1 year; above USD 300,000 for 5 | USD 50,000, 100,000 or 200,000 for 1, 3 or 5 years (reported) | Asharq Al-Awsat; IMI Daily |
| Citizenship | After 10 years' residence | USD 300,000 of property kept 5 years (reported) | The National |
| Tax on rent | 5% of the gross | Half deducted, the rest taxed at 0% to 27.5% | PwC |
What may a foreigner own in Egypt, and where?
The general rule is Law No 230 of 1996. Article 2 allows a non-Egyptian at most two properties in Egypt as private homes for himself and his family (spouses and minor children), each up to 4,000 m² and none classified as an antiquity. A company counts as foreign unless Egyptians hold most of its capital. A purchase that breaks the law is void and cannot be registered (Article 6). The Minister of Justice now holds the power to grant exemptions (Prime Minister's Decree 2725 of 2024), according to Egypt's investment authority, GAFI.
Many resort buyers fall under a second regime. Prime Minister's Decree 548 of 2005, amended in 2014, treats foreigners "in the same manner as Egyptians" for residential units in the new urban communities and in the Sidi Abdel Rahman, Hurghada, Red Sea, Ras El-Hekma and Marsa Matrouh tourist areas, subject to security approval. Whether a given new city, such as the New Administrative Capital, legally counts as a new urban community is not confirmed; have a lawyer check the project.
Which parts of Egypt are closed to foreign owners?
Decree-Law No 14 of 2012, as amended in 2015, covers North and South Sinai and the land inside the Suez, Ismailia and Port Said governorates. There, only people with sole Egyptian nationality born to two Egyptian parents, and wholly Egyptian companies, may own land and buildings (Article 2), so dual nationals are excluded too. With board and security approval, foreigners may own a building without its land, or hold a usufruct, a right of use, over a home for up to 50 years, renewable to 75 (Articles 2 and 3). Decree 548 separately allows up to 99 years in Sharm El-Sheikh; we could not confirm which term governs a given unit. Whether Ain Sokhna falls inside the rule is for a lawyer to confirm.
Farmland, including desert land, is closed nationwide, for ownership and usufruct alike (Law No 15 of 1963 as amended, per GAFI). Georgia also reserves agricultural land for citizens; flats and houses are open to foreigners on the terms Georgians get.
Was the two-home limit lifted for buyers paying in dollars?
This is unresolved. In July 2023 the Cabinet approved amendments under which foreigners must pay in foreign currency through a state-owned bank (The National), and Enterprise reported in January 2024 that the decision removed the cap on the number of homes for such buyers. We found no amending law. GAFI's ownership guide, from 2024 or later, and Andersen Egypt's translation of Law 230 dated 26 August 2026 both still show the two-home and 4,000 m² limits. So the lifting is not confirmed as law: before buying a third home outside the decree areas, ask an Egyptian lawyer which rule the registry will apply.
Why does a registered title matter so much in Egypt?
Fewer than 10% of Egyptian real estate assets are formally registered, according to a World Bank report summarised by Daily News Egypt on 5 July 2026. Law No 9 of 2022 dropped the need to prove a long chain of title, and nearly 30 million property identification numbers have been issued. Registration with the Real Estate Registration and Notarisation Authority (al-shahr al-aqari) is what makes ownership effective against third parties; without it, a buyer relies on a chain of contracts. Resales by power of attorney or court confirmation of a contract exist, but we could not confirm how far they protect a foreigner.
For a foreign buyer, registration does three jobs: it shows the purchase complied with Law 230, it is required for the residence permit (IMI Daily), and it proves ownership on resale or inheritance. In Georgia, the Public Registry records a purchase in 4 working days for GEL 150, and an online registry extract shows the owner.
What do tax and fees add when you buy?
Egypt taxes a sale at 2.5% of the total price of built property or building land, without deductions (PwC). Law No 151 of 2026, published on 28 July 2026, applies it however many sales a person makes and gives 60 days to pay (EY). The person disposing of the property owes it (PwC), so legally it is the seller's cost. It is charged on the price, not the gain, so calling it a capital gains tax or stamp duty is wrong.
The registration fee depends on floor area. A 2006 schedule set EGP 500 up to 100 m², rising to EGP 2,000 above 300 m²; a 2017 draft proposed up to EGP 30,000 for non-Egyptians. We could not confirm whether it was enacted, so ask the registry office for the current fee. Sales of homes are VAT-exempt under VAT Law No 67 of 2016.
Georgia charges no transfer tax, GEL 150 for registration and an optional notary fee, while a VAT-registered developer normally includes 18% VAT in the price. See our guide to buying costs in Georgia.
What does a holiday home cost in tax each year?
Egypt's real estate tax is 10% of a rental value assessed by committees and updated every five years, not of the price (PwC). Law No 3 of 2026 amended it on 2 April 2026 (Belex). Only one family main home is exempt; second and holiday homes stay taxable, the tax authority's head told Daily News Egypt in February 2026, before enactment. A foreigner's resort flat is usually not a main home, so on our reading it is taxed. We cannot estimate the assessed value.
In Georgia, the yearly tax on a flat applies only when family income topped GEL 100,000 the year before, at 0.8% to 1% of value.
Residence and citizenship: which routes does a purchase open?
In May 2023 Egypt's Interior Ministry decided on renewable residence of 5 years for property worth at least USD 200,000 and 3 years for USD 100,000, Asharq Al-Awsat reported. IMI Daily, a trade outlet, added a 1-year tier at USD 50,000 and reported that several properties can be combined, only registered property counts, no minimum stay applies and the permit leads to neither permanent residence nor citizenship. We found no decree numbers or official tier list, so treat the tiers as reported.
Citizenship is offered for property of at least USD 300,000 under a decree published in March 2023 (The National). Since September 2023 the seller may be a private developer or owner; the buyer undertakes not to sell for 5 years and must open a file before paying (IMI Daily). The decree number and current official status are not confirmed.
Georgia's thresholds are higher: a market value over USD 150,000 for a renewable 1-year permit, and over USD 300,000 for the 5-year investment permit, which can lead to permanent residence. A purchase brings no passport: naturalisation takes 10 years' residence and tests. See our guide to residence by property.
A USD 150,000 flat in each country: what changes?
Take one new flat at USD 150,000, let for USD 9,000 a year and sold after 3 years for USD 170,000. Agents' and lawyers' fees are left out.
| Item | Georgia | Egypt |
|---|---|---|
| Price | GEL 389,595 | EGP 8,301,000 |
| Transfer tax | None | EGP 207,525 (USD 3,750), owed by the seller; on a developer's sale not confirmed |
| Registration | GEL 150 (USD 58) | EGP 1,000 (USD 18) on the 2006 schedule for 100 to 200 m²; foreigners' fee not confirmed |
| Notary | Optional, about GEL 942 (USD 363) | Not confirmed |
| Residence | None | 3 years, renewable, as reported, once registered |
| Tax on the rent | USD 450 (5%) | About USD 737 (8.2%), plus yearly real estate tax |
| Sale in year 3 | No tax on the gain | USD 4,250; ministerial consent needed outside decree areas |
To be plain about residence: a flat at exactly USD 150,000 gives no Georgian permit, because the market value must be above USD 150,000. In Egypt the same price reaches the reported 3-year tier.
On rent, Egypt deducts half of the actual rent (Income Tax Law, Article 39) and taxes the rest on the scale used for non-residents too: 0% to EGP 40,000, 10% to 55,000, 15% to 70,000, 20% to EGP 200,000, 22.5% to EGP 400,000, 25% to EGP 1,200,000 and 27.5% above (PwC). EGP 498,060 of rent leaves EGP 249,030 taxable, and the tax is EGP 40,781.75. We assume no other Egyptian income and ignore any withdrawal of lower bands, which we could not confirm. Georgia takes 5% of the gross; see our rental income tax guide.
On resale, Law 230 (Article 5) bars a foreigner from selling within 5 years of acquiring, unless the Minister of Justice consents; Article III of Decree 548 lets owners in its areas sell at once, and a citizenship purchase carries its own 5-year undertaking. A Georgian home held more than 2 years is sold free of tax on the gain; within 2 years, 5% of the gain is due.
The pound, the lari and the dollar: what changed since 2022?
Before 21 March 2022 the Egyptian pound stood at about EGP 15.7 per USD (Reuters, 21 March 2022). After several devaluations Egypt floated it on 6 March 2024, when it touched about 52 during the day (The National), and on 8 March 2026 portfolio outflows pushed it past 52 in official trading for the first time. On 3 November 2026 the Central Bank of Egypt quoted 55.29 to buy and 55.39 to sell. By our calculation, the pound has lost about 72% of its dollar value since March 2022. The lari moved the other way, from GEL 3.0976 per USD at the end of 2021 to 2.5973, though it fell sharply in earlier years.
Egypt's annual urban inflation was 13.9% in September 2026 (CAPMAS), against 5.6% in Georgia, and the Central Bank of Egypt held its overnight deposit rate at 19% on 24 September 2026; Georgia's policy rate is in our Batumi market review. For a dollar buyer, an Egyptian flat whose rent or resale price is set in pounds loses dollar value if the pound falls again.
Prices, tourism and where buyers look
We found no official Egyptian house price index, so this page quotes no Egyptian price per m². Developers' price lists, often in dollars for foreigners, are the usual reference; read them as list prices on a date, not market averages. Georgian prices and rents are in our price index and rent index.
Egypt received a record of nearly 19 million tourists in 2025, 21% more than in 2024, and arrivals rose 3% in the first half of 2026 per UN Tourism data reported by Ahram Online. On the North Coast, an ADQ-led consortium agreed in February 2024 to pay USD 24 billion for development rights to Ras El Hekma, one of the areas where foreigners buy on Egyptian terms (Enterprise).
Our page on Batumi for Arab families covers mosques, halal food, visas and the 2012 Georgia-Egypt tax treaty. Gulf readers can compare Georgia with Dubai; for a third coast, see Georgia or Turkiye.
Which country suits which goal?
| Goal | Favours | Why |
|---|---|---|
| Cheapest residence ticket | Egypt | USD 50,000 for 1 year, as reported |
| Residence that becomes permanent | Georgia | The 5-year investment permit leads on |
| A passport through property | Egypt | USD 300,000 kept 5 years, as reported |
| No VAT on a new flat | Egypt | Homes are VAT-exempt |
| Low tax on buying, renting and selling | Georgia | No transfer tax; 5% on rent; gain exempt after 2 years |
| Certain title and free resale | Georgia | Routine registration; no home cap or sale bar |
| Dollar value since 2022 | Georgia | Lari stronger; pound down about 72% |
Risks and exceptions
- Buying an unregistered Egyptian unit with no plan to register it. Residence and protection both depend on the registry.
- Assuming the two-home cap is gone. The official text still shows it.
- Treating Sharm El-Sheikh like Hurghada. Sinai offers foreigners no land ownership.
- Budgeting a Georgian permit on exactly USD 150,000. The value must exceed it.
- Forgetting Egypt's yearly tax on a second home. Only one main home is exempt.
Frequently asked questions
Can a foreigner own property in Egypt?
Yes: as a rule 2 homes of up to 4,000 m² each, with Egyptian terms in new urban communities and named tourist areas, and no land ownership in Sinai and the Canal governorates.
Who pays Egypt's 2.5% tax on a sale?
By law the seller, on the full price, within 60 days.
Does a USD 150,000 flat give residence?
In Egypt, a 3-year permit as reported, if registered. In Georgia, no: the value must be above USD 150,000.
Can property bring Egyptian citizenship?
Reports since March 2023 describe it for USD 300,000 of property kept 5 years. Georgia offers no such route.
Sources
- Law No 230 of 1996, 26 August 2026, and Decree-Law No 14 of 2012, September 2026, translations by Andersen Egypt (accessed 3 November 2026)
- Ownership of real property by non-Egyptians, 2024 or later, and FDI regulations, undated, GAFI (accessed 3 November 2026)
- Property registration rate below 10%, 5 July 2026; Only 2 million properties liable for tax, 15 February 2026; Urban inflation 13.9% in September, 10 October 2026, Daily News Egypt (accessed 3 November 2026)
- Registration fee schedule of 2006, mohamah.net, and Committee approves fee amendment, Parlmany, 4 December 2017 (accessed 3 November 2026)
- Egypt: other taxes, income determination and personal income tax, PwC, reviewed 17 August 2026 (accessed 3 November 2026)
- Second tax facilitation package, EY, 14 August 2026 (accessed 3 November 2026)
- Egypt revives real estate tax, Belex, 28 April 2026 (accessed 3 November 2026)
- Commercial real estate (VAT), Andersen Egypt, 24 July 2024 (accessed 3 November 2026)
- Residence rules for foreigners, Asharq Al-Awsat, 1 September 2023 (accessed 3 November 2026)
- Residence by investment from US$50,000, 14 July 2023, and Private property opened to citizenship by investment, 27 September 2023, IMI Daily (accessed 3 November 2026)
- The National: citizenship offer, 9 March 2023; payment in foreign currency, 6 July 2023; pound at a record low, 6 March 2024; outflows push the pound lower, 8 March 2026 (accessed 3 November 2026)
- Enterprise: real estate-for-FX scheme, 30 January 2024; ADQ and Ras El Hekma, 25 February 2024 (accessed 3 November 2026)
- Exchange rates, Central Bank of Egypt, 3 November 2026; pound drops, Reuters via Cyprus Mail, 21 March 2022; rate decision, Arab Finance, 24 September 2026 (accessed 3 November 2026)
- Record 19 million tourists in 2025, Xinhua via The Star, 4 January 2026, and arrivals in the first half of 2026, Ahram Online, September 2026 (accessed 3 November 2026)
- Tax Code of Georgia, Law on the Legal Status of Aliens, Organic Law on Georgian Citizenship and notarial tariffs, Legislative Herald of Georgia (accessed 18 October 2026)
- Registration fees, National Agency of Public Registry (accessed 13 October 2026); Inflation, September 2026, Geostat; official exchange rate, National Bank of Georgia (accessed 3 November 2026)
Change log
- - Comparison published from Egyptian law texts via GAFI and Andersen Egypt, PwC, EY, the Central Bank of Egypt and Georgian law and market data.