Costs of transferring an apartment's ownership in Egypt
Every cost of transferring an apartment's ownership in Egypt, in the order you meet them, and how to check each figure before you pay.
The short answer
Transferring ownership of an apartment in Egypt is not a single payment. It is a set of costs that build on each other: drafting and reviewing the contract, legal fees, registration at the Real Estate Publicity Department, the tax on property transactions, and a broker's commission if you use one. Who pays each item is set by agreement between the parties and by the law in force, so there is no fixed total that fits every deal. This guide takes the items in the order you meet them, and says which figure you should get in writing from an official source before you pay.
Who this guide is for
It is for the buyer about to sign a contract for an apartment, and for the owner who bought under a contract that has not yet been registered and wants to complete the registration. It is also for the seller who needs to work out the net amount after costs. In all three cases the most common mistake is to compare the unit price alone and ignore the extra costs, so the parties discover late that the gap was large.
The items, in order
| Item | What to ask before you sign |
|---|---|
| Drafting and reviewing the contract | Who drafts it, what the lawyer charges, and whether the fee covers a final review |
| Registration fees at the Real Estate Publicity Department | Which fees apply on the day of registration, and who pays them |
| Tax on property transactions | The current rate, and who bears it under the law and the agreement |
| Broker's commission | The amount, who pays it, and whether it is written on a signed paper |
| Miscellaneous costs | Document copies, powers of attorney if any, and fees for moving papers between offices |
1. Drafting and reviewing the contract
The first item is usually the fee for preparing and reviewing the contract. It is better for a lawyer to review the contract before signing, because the wording is what protects both parties if a dispute arises later. The fee is agreed with the lawyer in advance, and no rule makes it fixed for every apartment.
2. Registration fees at the Real Estate Publicity Department
Registration takes place at the Real Estate Publicity Department office that covers the area where the apartment is located. The fees are not a percentage that people know from the market. They follow rules set by the competent authority and can change over time. For that reason this guide does not quote a figure that we have not checked against an official source. Ask the office itself, or its official website, for the schedule of fees on the day of registration, and keep it in your file.
3. Tax on property transactions
This tax applies to a transfer of property by sale. The law determines who must pay it, and the two parties may agree to share it, depending on the deal. The rate is not stated here, because we could not find it in an official source that we can cite with a date. Ask your lawyer or the tax authority to confirm the current rate and who pays it, and write the answer into the contract.
4. Broker's commission
If you deal through a broker, the commission is agreed with them in writing, and so is the date it is paid. Ask who pays it: the buyer, the seller, or both. Make sure the agreement is on a signed document, not in a passing message.
5. Miscellaneous costs
These include copies of documents, powers of attorney where needed, the cost of moving papers between offices, and any fee the service provider asks for. Each one is small on its own, but they add up, which is why they belong on the written list you ask for.
What is paid first?
The usual sequence is: agree on the contract and have it reviewed; then pay the amount set in the contract according to the payment schedule; then registration and the taxes and fees that follow it; and finally the lawyer's and broker's fees if they fall due at the end. The order can differ from deal to deal, so do not rely on it alone. Ask the other party to state in writing when each item is paid.
How to check every figure
- Ask the seller or the developer for a written list of all items, and state for each one who bears it.
- Ask your lawyer to explain each item under the law in force on the day of signing, and to state the date of the check.
- Call the competent Real Estate Publicity Department office, or check the official website of the authority, to confirm the fees.
- Do not rely on a figure you heard from a friend or read in a post, even a recent one. Old numbers change after amendments.
What to ask your lawyer, specifically
A good lawyer does not stop at saying the contract looks fine. Ask them for answers to specific questions, and keep those answers in a dated note with the contract. The most important: is the unit registered in the seller's name with the competent office? Are there any liens or earlier reservations on the unit? Does the contract have a clear clause on handover, its date, and what happens if it is late? And who bears each item in the table above?
The lawyer can also confirm that the documents you are shown are originals, and that the person signing for the seller has the authority to do so. This check takes time and a small amount of money, but it prevents many disputes that appear only after payment.
If something changes after signing
Fees or rules can change between the day of signing and the day of registration. Keep a copy of every receipt and every message, and ask the competent office for the fees in force on the day of registration, not the day you signed. If new items appear that you did not expect, review the contract with your lawyer before paying, and do not agree to an oral change. If the change affects the price or the handover date, ask for a written addendum signed by both parties.
Practical steps before registration day
- Gather the required documents into one organised file, and check that the identity details match the contract.
- Ask the competent office for available appointments, and book one that lets you finish in a single day if possible.
- Decide in advance who attends for each party, and whether a written power of attorney is needed.
- Ask for a copy of every paper you sign or receive, and keep it.
How to build the full cost picture
The simplest way to compare two deals is to write one table with the same items for each deal, and fill every cell with a figure from the competent office or from your lawyer. Leave a cell empty if the figure is not settled yet. Do not fill it with a guess. An empty table that fills up gradually is more reliable than any quick estimate.
| Item | Deal A | Deal B | Written source |
|---|---|---|---|
| Agreed unit price | Contract | ||
| Contract drafting and review | Contract or lawyer's invoice | ||
| Registration fees | Competent office on the day | ||
| Tax on property transactions | Tax authority or lawyer's opinion | ||
| Broker's commission | Signed agreement | ||
| Miscellaneous costs | Receipts |
When the cells are complete, add up each deal, then compare the total with the size of the unit and the payment period. The real differences show up here: a deal with a lower price can carry extra items that make it more expensive. If a cell is still empty, do not judge the deal yet; ask for the figure first.
Cost versus commitment
The cost in this table is what you pay to transfer ownership. Other obligations, such as the remaining instalments and any amounts owed to the developer, are a separate part of the deal and must be counted alongside it in your decision. Do not mix the two: each item has its own date and source, and mixing them makes the numbers look larger or smaller than they are.
Questions to answer before you decide
- Do you hold the documents that prove ownership, and has a lawyer checked them with the competent office?
- Does the contract say in writing who pays each item in the table above?
- Did the seller or developer mention any extra fees that are not in the contract?
- Do you know the actual period between signing and registration, and does either party bear the cost of that wait?
Common mistakes
Looking only at the unit price. Many buyers compare the apartment price alone and are surprised by the extra costs. Compare deals on the full cost after the items above.
Leaving the tax unassigned. If the contract does not say who bears the property transaction tax, the dispute often starts at registration.
Signing before confirming the seller's ownership. Ask for the documents that prove ownership, and have a lawyer check them with the competent office before paying any large amount.
Relying on verbal agreements. Any agreement on who pays what should be in writing.
Frequently asked questions
Is there a fixed amount for transferring an apartment's ownership?
No. The total is made up of several items, some set by agreement and some by the rules of official bodies. The correct approach is to price each item separately, using the figures confirmed at the time of contracting.
Who pays the tax on property transactions?
The law and the agreement between the parties decide this. Put the answer in the contract in writing, and ask your lawyer about the current position before you sign.
Do I have to pay the full price before registration?
That depends on the terms of the contract and the payment method agreed. Do not pay a large amount before you have checked the written terms and confirmed that the seller has the right to sell.
Is a lawyer compulsory?
We cannot confirm that it is compulsory in every case. However, many people recommend reviewing the contract with a lawyer before signing, because a drafting error is hard to correct afterwards.
How do I know the seller really owns the apartment?
Ask for the ownership and identity documents, and have your lawyer check them with the competent office before you pay. Do not rely on the broker's word alone.
General guidance only; check with the official authority before you act.