Insights & Heritage
Egypt Real Estate Rental Yields 2026: The Real Numbers
Rental yield is the number that separates a holiday purchase from a real investment. In 2026, Egypt — and Hurghada in particular — offers some of the most attractive gross yields in the Mediterranean basin, but only if you understand how to read the figures and where the income actually comes from.
Gross vs net yield: read this first
Gross yield is your annual rent divided by the purchase price. Net yield is what you keep after costs — management, maintenance, service charges and void periods. Always compare like for like: a headline “12% yield” means little if it ignores running costs.
Key takeaway
In Hurghada, expect 8-12% gross on a well-located short-stay apartment, translating to a healthy net yield once professional management and service charges are deducted.
Rental yields by location in 2026
Yields vary widely across Egypt. Tourist-driven coastal markets generally out-perform residential capital-city lets on a gross basis:
| Location | Gross yield (indicative) | Demand driver |
|---|---|---|
| Hurghada (short-stay) | 8-12% | Year-round Red Sea tourism |
| Sahl Hasheesh | 7-10% | Premium resort tourism |
| North Coast | Seasonal, variable | Summer-only demand |
| Cairo (residential) | 5-7% | Long-term tenants |
For a side-by-side look at where to buy, our best places to buy property in Egypt guide weighs each market, and our Sahl Hasheesh property guide covers the premium resort end.
Why Hurghada leads on yield
Hurghada's advantage is simple: demand never switches off. Direct European flights, warm winters and a diving and watersports economy keep occupancy strong across all four seasons, while low entry prices keep the yield maths favourable. Our Hurghada rental income and Airbnb returns guide breaks down occupancy and nightly rates in detail.
- Year-round occupancy rather than a short summer season
- Hard-currency income from international guests
- Low purchase prices — see our Hurghada apartment prices 2026 guide
- Budget entry points covered in our apartments under €50,000 guide
How to maximise your rental yield
Buy the right unit
Sea-view and beach-proximate apartments command higher nightly rates and occupancy. Our sea view apartments in Hurghada guide explains the premium they earn.
Manage it professionally
Remote owners rely on a management company for cleaning, check-ins, listings and maintenance. Our property management guide for foreign owners shows how hands-off ownership works.
Furnish for short-stays
Turnkey, well-styled units rent faster and for more. See our furnished apartments guide.
A worked example
Consider a €40,000 one-bedroom apartment near the beach. At a 10% gross yield it generates around €4,000 a year before costs. After management and service charges, a net figure in the mid-single digits is realistic — while the asset itself appreciates with the wider market. For the full return picture including capital growth, read our Egypt property investment ROI 2026 guide and our best investments in Egypt 2026 overview.
Want a yield projection for a specific unit and budget? Message us on WhatsApp and we'll model the numbers for you.
Frequently Asked Questions
What rental yield can I expect in Egypt in 2026?
Well-located Hurghada apartments typically deliver 8-12% gross rental yield, driven by year-round Red Sea tourism and strong short-stay demand. Long-term residential rentals are more modest, while Cairo and the North Coast generally sit lower than Hurghada on a gross basis.
What is the difference between gross and net yield?
Gross yield is annual rent divided by purchase price. Net yield subtracts running costs such as management fees, maintenance, service charges and void periods. For Hurghada short-stay units, expect net yield to land a few percentage points below gross after professional management.
Do short-stay (Airbnb) rentals beat long-term lets in Hurghada?
Usually yes, on gross income. Tourist demand supports premium nightly rates and high seasonal occupancy, so well-managed short-stay apartments tend to out-earn long-term residential lets, though they require active management or a management company.
Are rental yields in Egypt protected from currency devaluation?
Coastal rentals are largely priced in euros and dollars to an international tenant base, so your income is tied to hard currency. This protects yield from Egyptian pound weakness, unlike many EGP-denominated investments.
What buyers should look for in a 2026 Hurghada launch
Before reserving a new-build unit, make sure the project is backed by clear documents, a realistic timeline, and a developer with proven delivery.
- 1Clear land ownership and building permits
- 2Realistic construction timeline
- 3Transparent payment schedule with no hidden charges
- 4Strong rental location near services, beaches and transport
- 5Developer track record and completed projects
Talk To Kayan Development
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