Beitak Fi Misr Prices Published at Last as Gold Drops EGP 130: A Reading of the Real Estate Market — 13 November 2026

<h2>Today's/this week's big market numbers</h2><p>The Ministry of Housing published last night the price list for the third phase of the 'Beitak Fi Misr' initiative for Egyptians abroad, and announced it had received 2,589 registration and booking requests, 76 of which included bank transfer (SWIFT) documents, as reported by El Balad and Al-Masry Al-Youm. Prices per square metre in the offering range from $412 in medium housing projects in Shorouk to $1,614 in luxury housing in New Alamein, covering about 4,000 units across 9 new cities. In social housing, Mai Abdel Hamid, CEO of the Social Housing and Mortgage Finance Fund, said the maximum unit price in the new offering is EGP 1.35 million for units with elevators and EGP 1.25 million for units without, and that the Fund has signed agreements with 13 developers to build 20,000 units, for households earning up to EGP 19,000 a month, as reported by Mobtada. As for gold, it fell this morning by about EGP 130 per gram — details in the next section.</p><h2>Gold today and what it means for the property decision</h2><p>Gold fell this Friday morning: 21-karat gold recorded about EGP 5,950 per gram for sale, according to the Gold and Jewellery Division cited by Al-Masry Al-Youm and Mobtada (EGP 5,900 to buy), and about EGP 5,970 according to the iSagha platform's morning update — so the gram is moving this morning in a range of EGP 5,950–5,970, down about EGP 130 from yesterday's reading of EGP 6,100. 24-karat gold recorded about EGP 6,800 for sale according to Mobtada, and about EGP 6,823 according to iSagha, while the gold pound reached about EGP 47,800 according to Awan Masr, and the ounce fell globally to about $3,918 according to iSagha. Gold's link to property is direct in the Egyptian buyer's calculations: every swing in the yellow metal pushes a segment of savers to rebalance between gold and property as stores of value — and today's sharp drop (about 2% in a single session) lowers the cost of switching from metal to property for anyone waiting for the moment to switch, but it is also a reminder that the switch is a decision to be made in instalments, not in one go, because the metal itself can rebound just as fast.</p><h2>New projects and offerings</h2><p>The most important details of the 'Beitak Fi Misr' price list published by the Ministry of Housing: luxury housing prices per square metre range from $524 to $685 in New Mansoura, from $535 to $1,614 in New Alamein, and from $513 to $908 in New Cairo, while Shorouk stands at $638, 6th of October at $672, and Sheikh Zayed between $561 and $718, according to El Balad and Al-Masry Al-Youm. Above-medium housing is priced at $447 per square metre in New Alamein and $449 in New Damietta, and medium housing starts at $412 in Shorouk and reaches $424 in 6th of October. In Egyptian pounds, prices per square metre start at about EGP 22,000 in Shorouk (Sakan Misr project) and reach about EGP 86,000 in the New Alamein beach towers, according to El Watan. Registration has been open since 10 November for Egyptians abroad aged 21 and over, with transfers starting at $5,000, and the ministry repeatedly stresses that registration and transfer do not mean booking or allocation. In the private sector, singer Hamada Helal has entered real estate development with the launch of the 'CROWN 8' project in the New Administrative Capital, in partnership with FSG, on a site directly facing the Iconic Tower, according to Timer News — a launch announced on 7 November. The Social Housing Fund is also continuing its new offering with a EGP 1.35 million unit ceiling, through 13 private developers building 20,000 units, according to Mobtada.</p><h2>A trend worth watching: two markets, not one — the state publishes prices while the private market raises them</h2><p>The deeper reading of today's figures is that the Egyptian market has become two markets, not one. The state now publishes an official price ladder in dollars and pounds — from $412 per square metre in Shorouk to $1,614 in Alamein — while private developers expect prices to rise 8–12% during 2026, as we reported yesterday via Timer News. And the gap between the two tracks is measurable: the new social housing ceiling of EGP 1.35 million per unit equals only about 13% of our catalogue's median price (EGP 10.35 million), meaning the segment the state targets and the segment the private market serves barely meet. The practical meaning is twofold: first, the buyer — especially the Egyptian abroad — now has an official price reference to compare any private offer against before transferring a single dollar, since the per-square-metre price published in 'Beitak Fi Misr' immediately reveals whether a developer's offer is above the state's alternative in the same city. Second, today's roughly 2% drop in gold lowers the cost of switching from metal to property, and it comes at the very moment state options are widening — so a buyer who was waiting for 'the right moment' now finds a cheaper conversion price and transparently priced official supply, two conditions that have not coincided for weeks. The only risk is reading this as an invitation to rush: the government offering is still at the registration stage, not booking, and booking priority will be counted from the date actual booking opens, not from the transfer, as the ministry has stressed — so anyone transferring today is buying a place in the queue, not the unit itself.</p><h2>From our market today</h2><p>The Dealers State catalogue currently holds 97 units with published prices: starting at EGP 1,375,000 with a median price of about EGP 10.35 million, split between 71 developer units (65 under construction and 6 ready) and 26 resale units (19 ready immediately and 7 under construction). No new units were added to the catalogue today — the list is the same as yesterday's, so entry options priced below the market median are still genuinely available for anyone searching in the right two segments and comparing price per square metre within the same project.</p><h2>A practical takeaway for buyers</h2><p>Three practical signals: first, if you are an Egyptian abroad, compare the per-square-metre price of any private offer against the published 'Beitak Fi Misr' ladder ($412–$1,614) before transferring, and remember that a transfer does not book the unit. Second, gold's drop of about EGP 130 per gram makes switching to property cheaper today, but the sharp volatility means switching in instalments, not in one go. Third, if your budget is under EGP 1.5 million, the government track (social housing with a EGP 1.35 million ceiling) is the realistic route; above that, compare price per square metre within the same project, not across different projects. A new edition tomorrow with the next day's figures.</p>