Buying property in Dubai from Egypt: steps, transfers and fees, from Cairo or Alexandria
The full journey of an investor based in Cairo or Alexandria buying an off-plan apartment in Dubai: choosing the project, reserving remotely, wiring funds from an Egyptian bank or an account abroad, DLD fees, Egyptian tax to check with an adviser, and the Golden Visa, with Hilton Residences as the worked example.
Why Dubai makes sense for an investor in Cairo or Alexandria
A company owner in New Cairo, a doctor in Maadi or an engineer from Alexandria who has spent years working in the Gulf already knows Dubai, if not as a resident then as a regular visitor. What decides the purchase is what Dubai adds to what they already own in Egypt. An asset priced in UAE dirhams, which track the US dollar, in a city where individuals pay no tax on rental income or capital gains. An off-plan market supervised by the Dubai Land Department, where every payment passes through an escrow account. And a reservation possible with 20% of the price.
The second reason is proximity. Direct flights from Cairo and Alexandria, a large Egyptian community living and working in the UAE, and contracts in English or Arabic that you can read line by line before paying anything.
The third reason is rental demand. Dubai's tenants are international employees, entrepreneurs and visitors who pay in dirhams, so your income no longer depends on the Cairo rental market alone.
Five steps, all completed from Egypt
- Set the total budget. Unit price, 4% DLD fee, developer administrative fees, Oqood registration. Your Orven adviser sends a detailed estimate in UAE dirhams.
- Choose the project. A furnished branded apartment in Dubai Maritime City, a family three-bedroom on Dubai Islands or a studio in the city centre attract different tenants. Hilton Residences by Prestige One targets the first profile.
- Reserve. The reservation form and the sale agreement are signed electronically. A copy of your Egyptian passport is enough; no UAE residency is required.
- Wire the first payment. It leaves your bank in Egypt, or your account abroad, and lands in the project's escrow account, held at a UAE bank and controlled by the DLD.
- Follow the build to handover. Instalments track construction progress, which you can check on the DLD's Project Status Enquiry service. At handover, the title deed is issued in your name.
Transferring funds from an Egyptian bank
National Bank of Egypt, Banque Misr, CIB, Banque du Caire and QNB Al Ahli all process international transfers. Many of our Egyptian clients work or have worked in the Gulf and pay from an account in the UAE, Saudi Arabia or Qatar; others pay from a US dollar account held in Egypt. The process is the same in each case.
Outbound transfers from Egypt fall under the foreign exchange regulations in force, as applied by your bank under the Central Bank of Egypt's rules. Orven does not replace your bank on this point: the bank tells you which supporting documents are required and which framework applies to you, whether you pay as an individual or through a company. As a rule, prepare:
- an identity document and proof of address;
- the signed sale agreement with the developer, including the escrow account details;
- proof of the origin of funds (savings, professional income, sale of an asset), which the receiving UAE bank also asks for.
Two practical tips. Speak to your account manager before you initiate the first transfer, so that the file is complete when the payment leaves. And keep the transfer confirmation: the developer uses it to match the payment to your unit.
The transfer arrives in UAE dirhams, not in Egyptian pounds. Your bank converts the amount under the rules in force and tells you what is possible from a pound account or from a foreign currency account.
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Fees to plan for
| Item | Amount |
|---|---|
| DLD registration fee | 4% of the price |
| Oqood registration (off-plan) | fixed fee, confirmed in the contract |
| Developer administrative fees | depends on the project |
| Bank charges on the transfer | depends on your bank |
Orven charges the buyer no commission: our fee comes from the developer. Brokerage is provided through ORVEN REAL ESTATE BROKERAGE L.L.C S.P.C (Economic License No. CN-6800129, ADRA).
Tax on the Egyptian side
In the UAE, an individual pays no tax on rental income or capital gains. On the Egyptian side, the treatment depends on your tax residence and on the rules applying to foreign-source income. An Egyptian tax resident may have reporting obligations; an Egyptian living in the Gulf or in Europe follows the rules of the country of residence. A tax treaty exists between Egypt and the United Arab Emirates, but its application to your specific case is a matter for a tax adviser, not a real estate broker. Check this point before you reserve, not after.
A worked example: Hilton Residences in Dubai Maritime City
Prestige One is developing Hilton Residences in Dubai Maritime City, 15 minutes from Downtown Dubai, 15 minutes from Dubai International Airport and 25 minutes from Palm Jumeirah. The project offers one- to three-bedroom residences and penthouses, delivered furnished, with hotel-grade amenities operated under the Hilton brand: an infinity pool, a wellness deck, a cinema lawn, a casual sky lounge and a city-view work area. The published payment plan is 20% at reservation, 40% during construction and 40% at handover. Starting price and handover date are provided on request.
For an investor in Cairo or Alexandria, the appeal is practical. The Hilton name is known to the tenants and short-stay guests you want to attract, the apartment comes furnished, and management can be handled on site while you are in Egypt. Rents will depend on the market at handover; any projected return is an illustration, not a promise. The Hilton Residences page shows the current selection.
If your purchase reaches AED 2 million, alone or combined with other properties, you may apply for a Golden Visa, under conditions set by the UAE authorities.
Send your budget and your goal (rental, family base, visa) on WhatsApp at +971 52 776 1939 or to sales@orvenproperties.com. An adviser replies in English or Arabic with two or three available units and their actual payment schedule.
FAQ
Do I need UAE residency to buy from Egypt? No. A valid Egyptian passport is enough to buy freehold in the areas open to foreign buyers. The DLD issues the title deed in your name.
Can I pay in Egyptian pounds? The transfer leaves your account and arrives in UAE dirhams in the escrow account. Your bank converts the amount under the rules in force and tells you what is possible from a pound account or a foreign currency account.
I work in the Gulf. Can I pay from my account there? Yes. Many Egyptian clients pay from an account in the UAE, Saudi Arabia or Qatar. Reservation, signature and registration do not change.
Can a UAE bank finance part of the price? Yes, for some non-residents, subject to the lender's approval and valuation. Your adviser puts you in touch if your profile fits.
Is the 20% reservation payment refundable? Reservation payments follow the developer's sale agreement and Dubai's off-plan regulations. Ask for the written cancellation terms before making any payment.
ORVEN PROPERTIES
Talk to an Orven adviser
Leave your number: an adviser calls you back or replies on WhatsApp, in your language. No commitment.
Frequently asked questions
Do I need UAE residency to buy from Egypt?
No. A valid Egyptian passport is enough to buy freehold in the areas open to foreign buyers. The DLD issues the title deed in your name.
Can I pay in Egyptian pounds?
The transfer leaves your account and arrives in UAE dirhams in the escrow account. Your bank converts the amount under the rules in force and tells you what is possible from a pound account or a foreign currency account.
I work in the Gulf. Can I pay from my account there?
Yes. Many Egyptian clients pay from an account in the UAE, Saudi Arabia or Qatar. Reservation, signature and registration do not change.
Can a UAE bank finance part of the price?
Yes, for some non-residents, subject to the lender's approval and valuation. Your adviser puts you in touch if your profile fits.
Is the 20% reservation payment refundable?
Reservation payments follow the developer's sale agreement and Dubai's off-plan regulations. Ask for the written cancellation terms before making any payment.
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