Everything You Need to Know About Buying Property in El Gouna When You’re Not Egyptian
Want to buy property in El Gouna but you’re not Egyptian? Good news. Egypt lets foreigners buy property, and El Gouna makes it really easy. Let’s talk about everything you need to know.
Can People From Other Countries Really Buy Property in El Gouna?
Yes. People from any country can buy property in El Gouna. You get full ownership, the same as Egyptian buyers.
El Gouna is in a tourist area. Egypt wants foreigners to invest here. The town was built from the start with international buyers in mind. Orascom, the company that built El Gouna, made everything simple for foreign buyers.
This is different from other places in Egypt where buying property is more complicated for foreigners.
What Rules Does Egypt Have for Foreigners Who Want to Buy Property?
Egypt has a law called Law 230 from 1996. This law says foreigners can own property in Egypt, but with some rules.
The Basic Rules That Egypt Has
Foreigners can own up to two properties in Egypt. Each property can’t be too big. The properties must be for living in, not for business. You can’t sell the property for five years after you register it.
But here’s something really important. These rules only count if you do full government registration.
Most foreign buyers in El Gouna don’t do full registration. They use something called signature validity instead. When you do signature validity, these rules don’t apply to you. You can own more than two properties. You can sell whenever you want.
Also, most properties in El Gouna are not that big anyway. So the size rule doesn’t usually matter.
Where in Egypt Can Foreigners Buy Property?
Foreigners can’t buy property near borders with other countries. They can’t buy near military areas. But most cities are fine for foreign buyers. This includes Cairo, Alexandria, New Cairo, the North Coast, and Red Sea areas like Hurghada and El Gouna.
El Gouna is one of the best places for foreign buyers. There are no special problems here. Everything is clear and simple.
Why Do So Many People From Other Countries Buy in El Gouna?
El Gouna has special things that make foreigners like it:
The Town Was Built to Be International From the Beginning
El Gouna was carefully planned before they built anything. The roads are good quality. The water and electricity systems work well like in Europe. Everything is kept clean and nice. The whole town is designed for comfortable living.
Many other Egyptian towns just grew naturally without planning. El Gouna is different.
People From All Over the World Live Here Together
El Gouna has people from Egypt and also from many other countries. Germans, Austrians, Russians, British, Swiss, and many others own homes here. Egyptian families from Cairo have homes here too.
The town has international events like film festivals, music concerts, and sports competitions.
You’ll hear different languages here. This mix of people makes foreign buyers feel comfortable and welcome.
The Legal Steps Are Clear and Professional
Orascom has sold property to thousands of international buyers over many years. They know what foreign buyers need. They explain everything clearly.
Buying property in El Gouna is more organized than in many other beach towns in Egypt.
Your Money Can Buy More Here
Egypt’s money has good exchange rates for people from Europe and America. A luxury home here costs much less than a similar home in Spain, Italy, or Greece.
What would be very expensive in Europe might be something you can afford in El Gouna. And you get beautiful weather, beach access, and a resort lifestyle.
You Can Rent Out Your Property and Make Money
Many people want to rent properties in El Gouna for vacations. If you rent out your property when you’re not using it, you can make good rental income.
This rental money helps pay for your ownership costs.
Do You Have to Live in Egypt to Buy Property Here?
Egyptian law says foreign buyers need a valid residence permit or visa when buying property. A tourist visa is not enough. You need to get an investment visa or other residency first.
But don’t worry. This isn’t hard. When you buy property in Egypt, you can apply for residency. The property purchase helps you get the residence permit.
You don’t need to live in Egypt all the time. You just need the residency status. Many foreign owners only visit their El Gouna properties a few times each year.
What Are All the Steps to Buy Property in El Gouna?
Buying property in El Gouna is simpler than in many countries. Here’s what happens:
First Step: Look at Properties and Pick One You Like
Visit El Gouna and see different properties. You can work with real estate agents who know the area well. They’ll show you many options.
Take your time. Look at different areas of town. See both villas and apartments. Find what works for you.
Second Step: Reserve the Property So Nobody Else Can Buy It
When you find the right property, you pay a reservation fee. This holds the property for you. Nobody else can buy it while you do the paperwork.
This reservation fee is part of your total payment. It’s not extra.
Third Step: Sign the Contract That Says You’re Buying It
You’ll sign a contract with the seller or with Orascom. This contract has all the details written down. How much you pay. When you pay. When you get the property. Everything is clear.
Use a lawyer to read this contract. They’ll check that everything is correct and protects you.
Fourth Step: Pay the Money for Your Property
If you’re buying from Orascom, they often let you pay over time. You pay some now. Then you pay the rest in pieces over months or years. Usually there’s no extra interest charge.
If you’re buying from another owner, you might need to pay faster or all at once.
You need to show proof that you paid from a real bank account. Keep all the receipts and bank papers.
Fifth Step: Register Your Ownership Legally
After you finish paying, you register that you own the property. You have two choices.
Full registration through the government. This takes longer but gives you official government papers.
Signature validity through the court. This is faster and still protects you legally.
Most foreign buyers choose signature validity. It’s easier and gives them more freedom.
Sixth Step: Get Your Keys and Move In
Once everything is signed and registered, you get your property. If it’s new, Orascom gives it to you when construction finishes. If it’s from another owner, you get it based on what the contract says.
You’ll get keys and ownership papers. The property is now yours.
What Papers Do You Need as a Foreign Buyer?
You need these documents:
Your passport that’s still valid. Your residence permit or visa for Egypt. Bank papers that show you have the money. The purchase contract. Receipts showing you paid from a proper bank.
If you’re buying with your husband or wife, both people need their documents.
Your lawyer or agent will tell you exactly what you need. Rules can change a bit, so always check what’s current.
Should You Use a Lawyer When You Buy in El Gouna?
Yes. Even though El Gouna is well-organized, you need a lawyer.
A lawyer reads your contract to make sure it’s fair. They check that the property has no hidden problems or debts. They make sure the ownership is clear. They protect you during the whole process.
Egyptian lawyers understand the laws here. They can see problems you might miss. They can get you better terms. They do the paperwork correctly.
Some foreign buyers also talk to lawyers in their home countries. This gives them extra confidence. But you definitely need someone who knows Egyptian property law.
What Other Costs Are There Besides the Purchase Amount?
When you plan your budget, remember there are other costs:
Costs You Pay One Time When You Buy
Registration fees. Legal fees for your lawyer. Real estate agent commission if you used one. Small stamp duty for the contract.
These one-time costs add to what you spend at the beginning.
Costs You Pay Every Year Forever
Community fees for maintenance, security, and gardening. Property tax, which is usually quite low. Insurance if you want it. Electricity, water, and internet bills.
Plan for these costs in your budget. You pay them every year as long as you own the property.
Can You Get a Loan From a Bank in Egypt?
Egyptian banks don’t usually give loans to foreigners for property. Most foreign buyers pay with their own money or use payment plans from Orascom.
If you need a loan, ask banks in your home country. Some might lend you money using other things you own as security. Then you use that money to buy in Egypt.
Orascom’s payment plans work kind of like a loan. You pay over time with no extra interest charge. This helps many buyers.
What Taxes Do Foreign Property Owners Pay?
Foreign owners pay the same taxes as Egyptian owners. There’s a small yearly property tax. If you sell later, there’s a tax on the sale.
These taxes are usually lower than in Europe or North America.
If you don’t do full registration, you avoid some taxes. But ask your lawyer what’s best for you.
If you rent out your property, you pay tax on the rental money you make.
What Happens If You Want to Sell Your Property Later?
You can sell your El Gouna property to someone else. The process is like when you bought it.
If you did full registration, you need to wait five years before selling. If you used signature validity, you can sell whenever you want.
Many foreign owners sell their properties successfully. El Gouna is popular, so people want to buy here.
The new buyer does the same process you did. Ownership moves to them with all the same rights.
What Different Types of Properties Can Foreign Buyers Get?
El Gouna has many types:
Apartments
From small studios to big three-bedroom places. Many have views of the water or marina. Usually in buildings with shared pools.
Apartments cost less and are easier to take care of. Good for people who want a simple vacation home or rental investment.
Townhouses
Medium-sized homes with your own entrance and small garden. Usually with neighbors nearby in a compound. Good balance between privacy and cost.
Villas
Big standalone houses with private gardens and often private pools. Lots of space and total privacy. Cost more to buy and maintain.
Villas are perfect for families or people who want maximum space and luxury.
Different Areas of El Gouna
El Gouna has different neighborhoods. Each one feels different. Some are near the marina with restaurants and nightlife close by. Some are by the golf course, quieter with more space. Some are near the cable park for water sports.
Your agent can explain the differences and help you pick the right area for how you want to live.
What Makes El Gouna Safe for Foreign Investment?
Several things make El Gouna a safe choice:
One Good Company Controls Everything
Orascom built the whole town. They take care of it. They control quality. This means everything is organized and the same quality everywhere.
You’re not dealing with random builders. You’re working with a company that’s been building El Gouna since 1989.
Clear Legal System
The legal process is clear. The ownership is clear. The contracts are proper. The system has worked for thousands of foreign buyers over many years.
Many Other Foreign Owners Already Live Here
With so many foreign owners already in El Gouna, you’re not alone. There’s an established community. You can talk to other foreign owners about their experiences.
Everything Works Well
El Gouna has good internet, reliable water and electricity, and clean streets. Everything works well. The town is kept nice. This protects your property value.
What Mistakes Do Foreign Buyers Often Make?
Learning from others helps you avoid problems:
Not Using a Lawyer
Some people skip the lawyer to save money. This is risky. A lawyer costs much less than the problems you might get without one.
Not Visiting Before Buying
Some people buy based only on photos. Always visit El Gouna first. See the property yourself. Walk around the area. Make sure it’s really what you want.
Not Understanding All the Costs
Plan for everything, not just the purchase amount. Include registration, lawyer fees, yearly maintenance, and utilities. Don’t be surprised later.
Making a Decision Too Fast
Take your time. Look at different properties. Ask many questions. Don’t feel rushed to decide. Good properties are available. You don’t need to hurry.
Not Checking Resale Property Carefully
If you’re buying from another owner instead of new from Orascom, check extra carefully. Make sure previous owners paid all their fees. Make sure there are no debts on the property. Your lawyer should check everything.
What Questions Should You Ask Before You Buy?
When you look at properties, ask these things:
What exactly is included in the purchase? Is furniture included or extra? What are the exact yearly maintenance fees? What do those fees pay for? Are utilities already connected? What is the neighborhood like? Who lives there? How far is it from the beach, marina, and shops? Can I pay over time? What are the terms? Can I see all the ownership papers? Who fixes things in this building or compound? Is the property finished now or still being built? When will it be ready?
Don’t be shy. Ask everything. Good sellers and agents will answer clearly.
What Happens After You Buy Your Property?
After you finish buying:
Set Up Your Utilities
Put electricity, water, and internet in your name. Pay any connection fees if needed.
Join the Owners Community
Get your Owner’s Card from Orascom. This gives you discounts at restaurants, access to hotel pools and beaches, and other benefits.
Think About Property Management
If you don’t live in El Gouna all the time, hire someone to manage your property. They’ll watch it, fix things, and rent it out if you want.
Enjoy What You Bought
Visit whenever you want. Rent it when you’re not there. Enjoy the El Gouna lifestyle. Feel good knowing you made a smart investment.
Is Buying Property in El Gouna a Good Investment for Foreigners?
Many foreign buyers think so. Here’s why:
Properties usually keep their value or go up in value over time. The rental market is strong all year. The lifestyle is excellent. And the buying process is clearer than in many other developing countries.
But like any investment, do your homework. Understand the market. Get professional advice. Make sure it fits your money goals.
Your Path to Owning Property in El Gouna
Buying property in El Gouna when you’re a foreigner is very possible. The process is made to be clear and simple. Thousands of international buyers have successfully bought here.
You get full ownership just like Egyptian buyers. The law protects you well. You join a lively international community. And you own property in one of Egypt’s most beautiful beach towns.
Take your time. Use help from lawyers and agents. Check everything carefully. Ask questions about anything you don’t understand.
Then enjoy your new property in paradise. Whether you want a vacation home, a retirement place, or an investment property, El Gouna welcomes you.
The Red Sea is waiting. Your Egyptian property dream can be real.
For more information about living, investing, and buying property in El Gouna, visit Gouna360 for the latest updates and expert guidance.
