Real Estate,
1. From €1 = EGP 18 to €1 ≈ EGP 56 – The Currency Triple-Play
- 2019: one euro fetched ≈ EGP 18.8 Exchange Rates UK
- May 2025: that same euro commands ≈ EGP 56.2 Exchange Rates
That is a 200 %+ devaluation of the pound in six years, spurred by three sharp float-cum-devaluation rounds (Jan 2023, Mar 2024, and Feb 2025) and the IMF-backed shift to a free-floating regime, ReutersIMF. Put differently, each hard-currency euro now buys three times more Egyptian bricks and mortar than it did pre-pandemic.
2. Sticker-Shock Math: What € 100,000 Buys on the Red Sea
| Avg coastal price (€/m²) | Málaga prov. Avg. | M² you get for €100k | Source |
|---|---|---|---|
| Hurghada | ≈ €470 | ≈ 213 m² | Aqarmap via HurghadiansProperty Hurghadians Property |
| Marbella, ES | €5 300–€16 000 | 6-19 m² | Enova Estates Enova Estates |
| Málaga prov. avg. | €2 709 | 37 m² | Sur Sur in English |
Even against Spain’s cheapest Costa del Sol outlier (€3 000/m²), Hurghada still yields 6× the floor area.
3. Why the Euro-EGP Spread Super-Charges Returns
- Lower entry ticket. A prime Red Sea studio lists for EGP 1.3 M, which, at today’s FX rate, equals € 23k—less than a single parking space in Marbella.
- High nominal rents. Airbnb nightly rates (EGP-denominated) rise with local inflation, yet euro investors collect in hard currency after conversion.
- Zero-interest instalments. Many developers offer 5—to 8-year plans in hard currency. Your next tranche is fixed in euros, while the build cost drops in real terms for the developer, preserving margins on both sides.
- Discounted cash deals. Pay 100 % upfront and pocket a 10-15 % list-price cut, made even juicier once translated back into euros. Cityscape 2024 deals set the benchmark, Reuters.
4. Practical Playbook for Euro Investors
| Step | Why It Matters | Tip |
|---|---|---|
| A. Lock today’s FX | The pound is volatile; euro forwards are cheap. | Use a six-month forward or multi-currency account. |
| B. Compare “all-in” costs | Registration, notary, and furnishing are in EGP. | Budget an extra EGP 200–400 k (≈ €3.5–7 k). |
| C. Target tourist zones | 100 % foreign title allowed. | Focus on Sahl Hasheesh, Magawish, El Hadaba. |
| D. Negotiate euro clauses | Shields you from sudden EGP rebounds. | Fix instalments in EUR or USD in the SPA. |
5. Risk Markers to Watch
- FX snap-backs: A sudden pound rally would erode euro savings, though IMF guidance still favours flexibility over appreciation, IMF.
- Build-time creep: Currency pain can stall contractors; demand penalty clauses for late delivery.
- Exit liquidity: While EU demand is robust, resale relies on the same FX logic. TWhen marketing to fellow Europeans, the price is in euros
6. Bottom Line
The euro’s purchasing power on the Red Sea has never been stronger. Thanks to a pound that has lost two-thirds of its value since 2019, 100 km stretches five to ten times further than on rival Mediterranean coasts. Combine that with zero-interest instalment plans, and you have a rare window where currency arbitrage meets resort-class real estate.
For EU investors hunting inflation protection and yield, Hurghada’s shoreline delivers a compelling, hard-currency-backed thesis—at least while the euro still buys north of EGP 55 per unit. The sea view is timeless; the FX gap may not be.
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