Ownership, residency and citizenship
What buying in Ras El Hekma means for you as a foreigner. These rules change often, so treat this as a starting point and confirm the details with an Egyptian property lawyer and the Passports, Emigration and Nationality Administration before you act.
Owning your home
- Foreigners can own homes in Egypt freehold, with the title registered in their name.
- Ras El Hekma has been one of the designated areas where foreigners have the same ownership rights as Egyptians since a 2005 Prime Minister's resolution.
- Egypt's general law on foreign ownership (Law 230 of 1996) limits foreigners to two homes of up to 4,000 sqm each, with a 5-year hold before resale. Designated areas like Ras El Hekma have had exemptions, and the rules were eased again in 2023, so ask a lawyer what applies to your purchase.
Paying for it
- Since March 2024, foreign buyers must pay in foreign currency transferred from abroad through a bank authorised by the Central Bank of Egypt.
- Keep the bank's inward-transfer certificate for every payment. It's needed when the title is registered.
- Modon's 8-year US dollar plan fits this: 10% down, then quarterly transfers.
Residence permits
Buying property can qualify you for an Egyptian residence permit, renewable as long as you keep the property. Under rules reported from 2023, the length of the permit depends on the value:
| Property value (reported) | Permit |
|---|---|
| From about US$50,000 | 1 year, renewable |
| From about US$100,000 | 3 years, renewable |
| From about US$200,000 | 5 years, renewable |
Your spouse and minor children can usually be included. A residence permit doesn't give you the right to work. Every home currently on my available units list is above US$400,000.
Citizenship by investment
Egypt offers citizenship to investors, including a real estate route from US$300,000 paid in US dollars from abroad, with the property held for 5 years. It applies to properties in specified state-owned projects, so don't assume a Ras El Hekma purchase qualifies. Ask the authorities, or ask me and I'll connect you with a lawyer who handles these applications.
Registering the title
For an off-plan home, you sign a contract with Modon at reservation. Title registration in your name follows after delivery and security clearance, which can take several months. A lawyer can manage this for you.
Sources
- Al Tamimi & Co., Foreign ownership of real estate in Egypt
- ResidenceInvest, Buying property in Egypt as a foreigner (updated October 2026)
- Henley & Partners, Egypt citizenship by investment
This page is general information, not legal advice. Rules can change without notice.