Egypt 💰 EGP Last updated2026-05-28

Tamweel aqari Calculator Egypt

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Quick answer (Egypt)

An EGP 3,500,000 tamweel aqari at 21.5% over a 20-year term works out to a monthly payment of about ‏٦٣٬٦٠٥ ج.م.‏, with total interest of ‏١١٬٧٦٥٬١٦٣ ج.م.‏ over the full term.

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Mortgage Calculator

EGP

Home Value

E£

LTV 80% · No PMI ✓

Loan Amount

E£

Interest Rate

Term

Total Monthly

‏٦٩٬٤٣٨ ج.م.‏

PITI

Principal + Interest

‏٦٣٬٦٠٥ ج.م.‏

77% goes to interest

Total Interest

‏١١٬٧٦٥٬١٦٣ ج.م.‏

over 20 years

Monthly Breakdown

Principal & Interest‏٦٣٬٦٠٥ ج.م.‏

Property Tax (1.1%/yr)‏٤٬٠١٠ ج.م.‏

Homeowner's Insurance (0.5%/yr)‏١٬٨٢٣ ج.م.‏

Total Monthly‏٦٩٬٤٣٨ ج.م.‏

Principal vs Interest Split

23% principal

77% interest

✨ Live recalculation·Includes P&I, property tax, insurance. Estimates only — consult a licensed lender for exact rates.

Reviewed by

Aisha Rahman, CFP®, MBA LinkedIn ↗

CFP® with 12+ years in mortgage & retirement planning.

Local context

Tamweel aqaris in Egypt

Typical loan

‏٣٬٥٠٠٬٠٠٠ ج.م.‏

in Egypt

Typical rate

21.5% p.a.

prime borrower, 2026

Typical term

20 years

most common

Market overview

Egyptian mortgages are dominated by Commercial International Bank (CIB), Banque Misr, National Bank of Egypt (NBE), QNB Al Ahli, and the state-backed Egyptian Mortgage Refinance Company. The Mortgage Finance Fund (under the Social Housing Authority) subsidizes affordable-tier mortgages with rates as low as 3-8% for qualifying low-income buyers. CBE policy rate sits at 27.25% (early 2026) after aggressive hikes during the 2022-2024 currency crisis; commercial mortgage rates are 18-32% depending on segment.

Why 21.5% is the typical rate

21.5% reflects a typical fixed-rate mortgage for a salaried borrower at 70% LTV in early 2026, with CBE at 27.25% — the spread reflects intense competition for retail housing borrowers among Egyptian banks. Mortgage Finance Fund subsidized loans for low-income buyers (income under EGP 14,000/month) price at 3-8% fixed.

Tax & regulatory notes

Mortgage interest is generally not deductible for personal income tax purposes (Egypt has no equivalent to the Indian Section 24 or US itemized deduction). Property registration fee is approximately 2.5% of property value (capped at EGP 2,000 for first-time buyers under the New Urban Communities Authority projects). VAT of 14% applies to new-build commercial properties; residential first-sales are exempt. CBE caps mortgage maturity at age 65-70 depending on the bank.

🧮 Worked example

An EGP 3,500,000 tamweel aqari at 21.5% over a 20-year term

Loan amount

‏٣٬٥٠٠٬٠٠٠ ج.م.‏

Annual interest rate

21.5%

Term

20 years (240 months)

Monthly payment

‏٦٣٬٦٠٥ ج.م.‏

Total interest paid

‏١١٬٧٦٥٬١٦٣ ج.م.‏

Total paid (principal + interest)

‏١٥٬٢٦٥٬١٦٣ ج.م.‏

❓ FAQ (Egypt)

Common questions in Egypt.

Mortgage Finance Fund (Social Housing) subsidy — am I eligible?

The Social Housing & Mortgage Finance Fund (under SHMFF) subsidizes mortgages for first-time buyers earning under EGP 14,000/month (~$285), buying primary residences under EGP 1.2 million in approved New Urban Communities (Sheikh Zayed City, 6th of October, New Capital, etc.). Subsidized rate is 3-8% fixed for 20-30 years — meaningfully below the 21%+ commercial market. Application is via the Social Housing Authority website with documentation through any of the partner banks (NBE, Banque Misr, CIB, HSBC Egypt).

Why are Egyptian mortgage rates so high?

CBE raised its policy rate from 8.25% in 2020 to a peak of 27.25% in 2024 to fight inflation (which peaked at 38% YoY) and stabilize EGP after the March 2024 float. Commercial mortgage rates follow the policy rate with a spread (typically 6-10%). As inflation cools toward target (CBE targets 7±2%) and the FX market stabilizes post the IMF $8B program, CBE has signaled cuts toward 18-20% by end-2026, which should bring commercial mortgage rates down to 14-17%.

Can foreigners buy property in Egypt and get a mortgage?

Foreigners can buy property in Egypt with several restrictions: maximum 2 properties for personal use, total area under 4,000 m², held for 5+ years before resale (or with Cabinet approval for earlier sale). Mortgages for foreigners are available from CIB, HSBC Egypt, and QNB Al Ahli with LTV typically 50-60% and rate premiums of 200-400 bps over Egyptian-national rates. Foreign buyers often pay cash; the recent New Administrative Capital project actively markets to GCC and European buyers with developer-financed installments.

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