Checking documents when buying property in Egypt: what buyers should know

When buying real estate in Hurghada, documents matter more than beautiful photos. Buyers should have ownership proof, permits and contracts checked carefully.

The least exciting part of a property purchase is often the most important one: checking the documents. An apartment can be beautiful, well located and fairly priced. If the paperwork is not clean, the purchase can still be risky.

The so-called Green Contract, often called Al-Akd Al-Akhdar in Arabic, is considered the strongest proof of ownership in Egypt. It means the property is officially registered with the Real Estate Publicity Department, also known as Shahr El Aakary.

Not every apartment in Hurghada has a Green Contract. This is common with new builds, off-plan projects and tourist compounds. That is not automatically a reason to reject a property, but it means the remaining documents must be checked even more carefully.

If there is no Green Contract, buyers should verify who legally owns the land, whether the seller or developer has the right to sell the unit, whether building permits exist and whether the unit is part of an approved plan.

The contract should clearly regulate purchase price, payment plan, handover, deadlines, obligations, penalties for delay and all furnishing details. All pages must be complete, correctly identified and signed by the right parties.

Also check water, electricity, sewage and internet. Are there individual meters? Are bills paid? Can connections be transferred into your name? Are there receipts for installation and payments?

Foreign buyers can generally acquire real estate in Egypt, but legal frameworks and restrictions apply. That is why every buyer should have documents translated and checked by a local lawyer.

Since 2025 Egypt has been working on a national real-estate ID system to improve transparency. For buyers today, however, every property still needs individual checking. A good apartment is only a good purchase when the documents are right too.