Renting a flat in Cairo in 2026, whether a long-term family home or a furnished place for a year, usually means signing a "new law" contract in which you and the landlord agree the rent, the length and the yearly increase. This guide explains how those contracts work, what changed for old-rent tenancies in 2025, what a good contract says, how to protect your deposit and what to check at a viewing. It is general information as of October 2026, not legal or financial advice, so ask an independent lawyer to read any contract before you sign.

New-law and old-rent contracts

Under Law 4 of 1996, homes let on new contracts are governed by the Civil Code, whether furnished or unfurnished. The rent, any yearly increase and the length of the lease are left to agreement between you and the landlord. Any lease you sign today is one of these.

Old-rent contracts are older tenancies governed by the rent control laws of 1977 and 1981. They kept rents at fixed, very low levels, made eviction nearly impossible and often passed to the tenant's family. In November 2024 the Supreme Constitutional Court ruled that fixed rents for homes under the 1981 law were unconstitutional.

What changed in 2025

Law 164 of 2025 took effect on 5 August 2025. It covers old-rent tenancies only, not leases signed after 30 January 1996. Its main points:

  • Old residential leases end seven years after the law took effect, so in August 2032, and non-residential ones let to individuals after five years, unless both sides agree to end them sooner.
  • Rents rise to 20 times the current legal rent in prime areas, with a minimum of EGP 1,000 a month, and to 10 times in middle and economic areas, with minimums of EGP 400 and EGP 250. Until local committees classify each area, tenants pay EGP 250 a month and settle any difference later.
  • After that, rents rise by 15% a year.
  • A landlord can recover the flat sooner if it has been left closed for more than a year without good reason, or if the tenant owns another suitable home.
  • Tenants can apply to the state for alternative housing.

A second law, Law 165 of 2025, matters for new-law tenants too. When the agreed term ends, the tenant must leave. If they refuse, the landlord can ask a summary judge for a quick eviction order, and a court case by the tenant does not stop it. Tenants have challenged parts of Law 164 before the Supreme Constitutional Court, so check the current position with your lawyer.

What a good contract should say

  • Who and what: both parties' names and ID or passport numbers, the exact address, and proof that the person renting to you owns the flat or holds a power of attorney. Fake rental offers are common, so see the ownership papers.
  • Rent and payment: the amount, due date and method. Landlords often ask for several months in advance, so put any advance payment in writing and keep every receipt.
  • Length and renewal: a fixed-term lease ends on its last day without any notice. The Civil Code treats a tenant who stays on with the landlord's knowledge, and without objection, as renewing on the same terms with no fixed end, but do not rely on this: agree any renewal in writing.
  • Yearly increase: a fixed percentage or a clear formula. One renter told Egyptian Streets in 2025 that some owners agree to 2 or 5% a year while others ask for 10 to 20%. In JLL's figures for the second quarter of 2026, rents rose around 7% in New Cairo and 6th of October.
  • Deposit: the amount, and when and how it comes back.
  • Utilities and repairs: unless the contract says otherwise, the Civil Code makes the landlord responsible for necessary repairs and for charges and taxes on the property, and the tenant for electricity, gas, metered water and minor upkeep. Also agree who pays building or compound service fees.
  • Inventory: for a furnished flat, every item and its condition, signed by both of you.
  • Notice and ending early: how much notice each side must give and any penalty. Without a fixed term, the Civil Code treats the lease as running from one rent period to the next until either side gives notice.

The security deposit and how to get it back

The deposit is whatever you agree. One or two months' rent is usual, and some landlords ask for three. Disputes over deductions are common, so protect it from the first day:

  • Get a signed receipt that states the amount and the conditions for its return.
  • Record the flat's condition at move-in with dated photos and a written list signed by both of you. The Civil Code says you must return the flat in the condition you received it, and if no written record was made, you are presumed to have received it in good condition.
  • Agree in writing what counts as damage, as opposed to normal wear.
  • Before you leave, pay the final bills and keep the receipts and meter readings. Landlords often ask for proof that bills are settled before they return the deposit.
  • Hand back the keys against a signed note.

Proving the contract

Give your lease a fixed date. Under the Civil Code, if the flat is sold, the new owner is bound by your lease only if it has a fixed date from before the sale. Egypt's evidence law gives a document a fixed date from the day it is entered in the register kept for that purpose or annotated by a competent public official. In practice, this means asking a Shahr El Aqary notary office to record the date (إثبات تاريخ).

A fuller option is a lease notarised at the notary office with both parties present. Under a 2006 amendment, such a lease can be enforced directly, without first going to court. That gives the lease real force, but it also lets a landlord act quickly over unpaid rent or the end of the term, so read it carefully. Ask your lawyer which route suits you and what it costs today.

Viewing checklist

  • Water: run the taps and shower, and ask whether the building relies on a tank or pump.
  • Electricity meter: ask whether it is prepaid or a conventional billed meter, and see recent bills. A coded meter (عداد كودي) is used for buildings that broke construction rules, and since April 2026 it has been charged a single flat rate that raised many bills.
  • Gas: check whether the flat has a reliable gas supply for cooking and heaters.
  • Lift and stairs: check that the lift works and your furniture will fit, as small lifts and narrow stairs make moving hard.
  • Parking: if a space is included, write it into the contract.
  • Internet: ask which providers serve the building and test the mobile signal inside.
  • Noise and security: visit at different times of day, and ask about the doorman and monthly building fees.

Furnished or unfurnished

The same Civil Code rules apply to both. A furnished flat saves buying furniture, but list every item, test the appliances and agree who repairs them if they fail. With an unfurnished flat, budget for furniture and moving, and confirm in writing which fittings stay, such as kitchen units, air conditioners and the water heater.

Renting as a foreigner

If you plan to live here, you apply for a residence permit after arriving, and it can take many weeks. Law firm guides list a lease certified at the Shahr El Aqary and a recent electricity bill among the documents for tourist and student residence permits, so agree with the landlord before signing that you will need both. The Passports, Emigration and Nationality Administration sets the requirements, and they can change, so check them first. Ask for the contract in Arabic with a translation you understand, and have your lawyer check the Arabic text.

Victory Real Estate, based in Zahraa Al Maadi, helps people rent and buy homes in Cairo, New Cairo, the New Administrative Capital, the North Coast and Ain Sokhna. Compare districts in our guide to where to buy or rent in Cairo and on the coast, read about New Cairo and Zahraa Al Maadi, browse current listings or contact us to arrange viewings.