Renting in Cairo: the true cost before you move in

A flat in Cairo rarely costs only the rent in the ad. Before you get the keys you usually pay a deposit, at least one month in advance and often a broker's commission. After you move in, compound fees and prepaid meter top-ups join the rent every month. This guide lists those lines one by one so you can ask about each before you pay anything. It reflects common practice in Cairo and Giza; every contract is different, so check yours.

The cost lines of a yearly lease

Ask the advertiser to put a figure, or "none", next to every line below.

Rent. Written in the contract as a monthly amount, but it may be paid monthly, quarterly or every six months. Ask how often you pay and whether the contract sets a yearly increase after the first year; a fixed percentage is common, so get it in writing.
Advance months. One or more months paid at signing, separate from the deposit. Ask whether they cover your first months of rent or are held until the end.
Refundable deposit. Often one to two months' rent, held by the landlord and returned at the end, less unpaid bills and damage beyond normal wear.
Broker commission. Customary when a broker finds you the flat. It is whatever you agree, often expressed as a share of one month's rent, and it is usually paid once at signing. Ask who pays it, how much and when.
Compound maintenance or service fee. In many compounds this is a real monthly cost (see below).
Utilities. Electricity, water and gas, often on prepaid meters, plus internet.
Other one-off lines. Gate or access cards, a compound registration fee, club membership in some compounds, and the small cost of certifying the contract.

The cash you need before move-in is the first rent payment, plus advance months, the deposit, the commission and any one-off fees. See the worked example on our Egypt page.

Advance months, instalments and receipts

Many landlords ask for rent per quarter or for several months at once, and some ask for the whole year upfront. Paying more upfront can lower the rent; it also raises the cash you need on day one and the amount at risk if something goes wrong.

Get a dated, signed receipt for every payment, or pay by bank transfer so there is a record. Some landlords ask the tenant to sign a trust receipt (إيصال أمانة) or hand over a blank cheque as a guarantee. Be careful: these documents can carry serious legal consequences far beyond the rent. Ask for the guarantee to be the deposit written in the contract instead, and speak to a lawyer if you are pressed.

Deposits: who holds them and how they come back

In Egypt the landlord holds the deposit; there is no national deposit protection scheme. So the contract should state the amount, what may be deducted and when it is returned.

On the day you move in, walk through the flat with the landlord or broker. Photograph every room, write down the meter readings and, for a furnished flat, attach a signed list of furniture and appliances with their condition. The same list is your evidence on the day you leave.

Compound fees are part of the monthly cost

In New Cairo (Fifth Settlement), Sheikh Zayed and 6th of October, many homes are in compounds that charge owners a maintenance or service fee for security, gardens, cleaning, pools and shared areas. Some landlords include it in the rent; many pass it on to the tenant monthly or quarterly. Ask whether it is included, who you pay it to and whether the unit has unpaid fees, because arrears can block your access cards.

In older districts such as Maadi, Zamalek and Heliopolis, buildings usually have a shared maintenance contribution for the lift, cleaning and the doorman (بواب). It is smaller and less formal than a compound fee, but it is still part of what you pay each month.

Utilities and who connects them

In most rentals the utilities are already connected in the owner's name, and the tenant pays for use. Many newer buildings and compounds use prepaid meters for electricity, water and gas: you top up a card and the meter runs until the credit ends. Older buildings may still receive monthly bills.

Before you sign, ask for each utility: is the meter prepaid or billed, is there credit or debt on it, and who tops it up? Ask whether gas is piped or from cylinders, and whether the compound sells electricity through its own meter at its own rate. For internet, ask whether a landline exists and in whose name, because a new line can take time.

Furnished or unfurnished

A furnished flat costs more each month but saves the cost of furniture and appliances. Check the list item by item and agree who repairs an appliance that breaks. "Unfurnished" can mean very different things: in some new units there is no kitchen, no air conditioning and no water heater. Ask exactly what is installed, and compare two listings side by side on the full monthly cost, not on the rent alone.

North Coast seasonal stays

Summer rentals on the North Coast are booked by the week or the month and priced by season. Ask for the exact dates, check-in and check-out times, the refundable damage deposit, cleaning, how electricity is charged and whether beach and gate cards for guests cost extra. On LeaseExact these show as monthly stays with their own dates.

Who has the authority to let

There is no national advertising permit for rentals in Egypt, so ask who has the right to let the home before you pay. Common documents are the owner's title, a registered contract, a developer contract for a newer compound unit, a power of attorney if someone acts for the owner, or a brokerage mandate if a broker is letting it. The name on the document should be the name of the person you sign with. Our guide to avoiding rental scams has more on this.

After you sign

New leases follow the contract you sign: its length, rent and increases. Many tenants have the contract's date certified at the real estate registry office, which gives the contract a proven date. If you are not Egyptian and need the lease for a residence permit, ask what form of lease the immigration office expects before you sign. In a compound, register with the management so you receive access cards.

Questions to ask before paying anything

What is every cost line, and which are monthly, which are one-off and which are refundable?
How often is rent paid, and is there a yearly increase?
Is the compound or building fee included in the rent?
Which meters are prepaid, and is there any debt on them?
How much is the deposit, and when and how is it returned?
Is there a broker commission, who pays it and how much?
Who has the authority to let this home, and can I see the document?
Can I see the flat, and the contract, before any payment?

How LeaseExact shows this

On LeaseExact, the exact-cost card lists every cost line: rent, compound fees, utilities, one-off fees, the refundable deposit and the cash needed before move-in. A line the advertiser has not confirmed yet shows as "Not confirmed yet" with a range, never as zero. We never divide a yearly rent by twelve and call it monthly. For verified listings we show whether the advertiser uploaded authority documents and whether LeaseExact reviewed them, with the date. LeaseExact is not a broker, takes no commission and never holds deposits. Searching is free for renters, always: create a free account to save homes and compare them.

Sources

No single official source covers these customs. This guide reflects common practice in Cairo, Giza and the North Coast; check your own contract and ask a lawyer about anything you are unsure of.
Our Egypt page, with a worked example and what our badges mean in Egypt.

Last checked: 21 October 2026.