How Much Does It Cost to Finish a 100 m² Apartment in Egypt? (2026)
"How much does it cost to finish a 100 m² apartment in Egypt?" is one of the most-searched real-estate questions in the country, and the honest answer is not a single number — it's a range that depends on your city, the unit's starting condition, and the finishing tier you choose. This 2026 guide gives you actual market averages from over 2,300 quotes collected by Moqaysa, a line-by-line cost breakdown, proven tactics to save 15–25% without sacrificing quality, and a free calculator that gives you a personalized number for your unit in two minutes.
Average finishing cost for 100 m² in 2026
Based on 2,300+ verified contractor quotes from Greater Cairo in Q1 2026, here are the real ranges for a 100 m² red-brick apartment:
Economy: EGP 450,000 – 600,000. Best for rental units. Local ceramic, plastic paint, MDF doors, basic kitchen.
Mid-range: EGP 650,000 – 850,000. Most popular for owner-occupiers. Mid-grade porcelain, premium interior paints, HDF doors, aluminum or high-MDF kitchen.
High-end: EGP 900,000 – 1,200,000. Imported porcelain, parquet in bedrooms, Roca or Ideal Standard sanitaryware, beech-wood or lacquer kitchen.
Luxury: EGP 1,300,000 – 1,800,000. Natural marble in entries, custom plaster, integrated LED lighting, European kitchen.
Ultra-luxury: EGP 2,200,000 – 3,500,000. 100% imported materials, full smart-home, hidden central AC, hotel-grade finish.
The 12 main cost lines you'll see in any quote
A serious finishing quote always breaks down these 12 items. If a contractor gives you a single lump-sum without itemization, treat that as a red flag.
Plumbing & sanitaryware: 8–12% of total. Electrical & lighting: 10–14%. Plaster & rendering: 6–9%. Flooring (material + install): 15–22%. Paint: 6–10%. Interior doors & frames: 7–11%. Carpentry & kitchen: 14–20%. Gypsum & dropped ceilings: 5–9%. Bathrooms (tiles + fittings + accessories): 8–12%. AC (usually quoted separately): EGP 60,000–250,000. General labor markup: 18–25%. Contingency reserve: 5–10% (never skip this).
Factors that significantly increase the cost
Starting condition is the single biggest variable. A red-brick apartment needs full plaster + rendering, costing EGP 80,000–120,000 more than a half-finished unit.
Ceiling heights above 2.8 m raise paint and gypsum costs by 8–12%. The high ceilings (3.2 m+) common in new compounds can add EGP 60,000 to gypsum alone.
Layout changes (demolishing and rebuilding walls) cost EGP 15,000–40,000 depending on wall count, plus permit fees in compounds.
Old plumbing and wiring in pre-2010 units typically need full replacement: EGP 35,000–60,000 extra.
How to save 15–25% without sacrificing quality
Follow the 60/40 rule: 60% local materials for visible items (Cleopatra ceramic, Egyptian Jotun paint, 6th of October doors) and 40% imported for things you touch daily (mixers, switches, cabinet handles).
Buy ceramics and porcelain in the off-season (June–August) for 10–18% savings.
Negotiate a milestone payment plan instead of 50% upfront: 25% on signing, 25% after rendering, 25% after flooring, 25% on handover. This protects you and pressures the contractor to stay on schedule.
Compare at least 3 quotes from verified companies (commercial registration + actual site visits). The gap between cheapest and most expensive for the same spec can reach 22%.
Demand an official tax invoice for every payment. Serious contractors never refuse this.
Expected timeline for 100 m²
Economy & mid-range: 60–90 working days (about 3 calendar months including weekends).
High-end & luxury: 90–150 days because custom carpentry and decorative gypsum take time.
Ultra-luxury with full smart-home and bespoke joinery: 5–8 months.
Pro tip: write a 0.1% per-day late penalty into the contract, with explicit acceptable extension reasons (e.g., delayed imported materials).
How to choose a reliable contractor
Demand to inspect 3 actual completed units from the past 12 months — and ideally speak to the owners directly.
Verify the commercial registration and tax card are current. Save copies.
Require worker insurance (a real policy from an insurance company). Without it, any on-site injury becomes your legal liability.
Read the contract line by line. Every spec (ceramic brand, mixer model, paint brand) must be in writing — never "as standard" or "first grade".
Avoid contractors who demand more than 30% upfront, refuse tax invoices, or won't give you a written timeline.
Real budget examples for 100 m² apartments
Example 1 — Maadi, mid-range, EGP 730,000: 145,000 Spanish porcelain, 95,000 MDF kitchen + Egyptian marble, 78,000 two Roca bathrooms, 68,000 paint + simple gypsum, 55,000 electrical + lighting, 48,000 doors, 35,000 plumbing, 110,000 labor, 96,000 misc.
Example 2 — New Cairo, high-end, EGP 1,150,000: 230,000 Italian porcelain + bedroom parquet, 180,000 lacquer wood kitchen, 140,000 Hansgrohe bathrooms, 120,000 Jotun paint + custom gypsum, 95,000 electrical + smart switches, 85,000 HDF doors + frames, 60,000 plumbing, 165,000 labor, 75,000 extras.
Frequently asked questions
How much is economy finishing for 100 m² in 2026?
EGP 450,000 – 600,000, including local ceramic flooring, plastic paint, MDF doors, basic kitchen, and one local-brand bathroom. Best suited for investment/rental units.
Are New Cairo prices the same as central Cairo?
New Cairo and Sheikh Zayed are typically 8–15% higher because of compound regulations (permits, equipment access fees) and the higher material grade expected.
What is the average mid-range cost per m² in 2026?
EGP 6,500–8,500 per m² for materials and labor on the basics, rising to EGP 22,000+ per m² for ultra-luxury.
Are kitchen and AC included?
AC is almost always quoted separately (EGP 60K–250K). Kitchens are bundled in 'finish + kitchen' packages — read the contract carefully.
What percentage of total cost is labor?
General labor runs 18–25% of total. If a quote shows under 15%, be cautious — it usually means missing line items will surface later.
Do I need a consulting engineer for a 100 m² apartment?
Not essential for economy/mid-range, but it saves 8–15% from high-end up. Their fee is typically 3–5% of contract value.
What's the absolute minimum time to finish 100 m²?
55–60 days at maximum push (two parallel crews), but quality usually suffers. 75–90 days is realistic for a solid mid-range finish.
Should I pay cash or by bank transfer?
Bank transfer with a tax invoice for every payment. This protects you legally and makes warranty claims enforceable. Never pay cash without a receipt.
What if the contractor delays or delivers lower quality?
Refer to your contract. If it has a late penalty and quality warranty, send a formal legal notice, then escalate to the Economic Court. Prevention is best — choose a contractor with strong reviews and a written contract.