In a televised interview with prominent host Amr Adib on MBC Masr’s "El Hekaya" program on Saturday night, the real estate mogul asserted that market fundamentals remain strong, driven by rising costs and a unique demographic demand that sets Egypt apart from other global markets.
Hisham Talaat Moustafa outlined three core reasons why
property values in Egypt are projected to climb rather than fall. First, the
primary components of real estate: land, building materials, and oil-linked
logistics, continue to increase in price.
Second, unlike European markets facing aging populations,
Egypt possesses a massive youth base, ensuring a steady, high demand for
housing every year.
Third, major developers are reporting record-breaking
figures, suggesting that appetite for property remains high.
"Current market selling prices carry a very limited
profit margin for developers," Moustafa explained. "This means prices
cannot physically drop without developers incurring losses. On the contrary,
TMG recorded sales of 13 billion Egyptian pounds in January 2026 alone, a
stronger performance than any previous January."
To illustrate the sector's vitality, Moustafa noted that recent
project launches in Sharm El-Sheikh and Al Rehab sold out in record time. He
credited diverse installment plans, stretching over five to eight years, for
maintaining high accessibility for buyers.
Moustafa also highlighted the financial health of the
sector, noting that TMG maintains a collection rate of 99.4% across its
portfolio, which currently exceeds 800 billion Egyptian pounds.
Addressing the resale market, Moustafa questioned the logic
of a price crash. "Would anyone who bought a property two or three years ago
sell it today at last year's price?" he asked.
He emphasized that ready-to-move units are particularly
insulated fom price drops. "The price of a finished unit will not go down
because its replacement, a new build, would cost at least twice as much due to
the current inflation in construction materials," he concluded.
Asked about claims that it has become difficult to exit the
Egyptian property market and that buyers should exercise caution, Hisham Talaat
Moustafa dismissed the idea that the market has stalled.
"Our daily indicators on unit transfers show an upward,
not downward, trend. The notion that the market is at a standstill is
inaccurate and illogical," he said.
He noted, however, that a distinction must be made between
high-demand products and those with less appeal. "This is a crucial point.
As the largest company on the Egyptian Stock Exchange, we speak from a position
of reality," he added.
According to Moustafa, Egypt's demographics guarantee
long-term demand. "With 65% of the population under the age of 30 and one
million marriages per year, we have an annual requirement of at least 800,000
to 900,000 units for the next 30 years," he explained. "Among those,
there is a steady demand of 150,000 to 200,000 units from buyers with purchasing
power, a figure that will only grow."
He emphasized that success depends on quality, experience,
and meeting delivery deadlines. "If you create the right product, its
price will continue to rise," he said.
Addressing global instability, Moustafa acknowledged that international disturbances can cause brief hesitations in decision-making. "However, this usually doesn't last long, perhaps a few days or a week before things return to normal."