Invest-Gate launched its 25th roundtable under the title “Fractional Real Estate: Unlocking New Frontiers of Property Investment in Egypt” on Wednesday, June 25, 2025, at 9:00 AM at the Nile Ritz-Carlton Hotel, Cairo.
The roundtable attracted prominent real estate developers, specialized experts, and government officials to discuss the fractional ownership model as one of the emerging solutions that could help restructure Egypt’s real estate market, especially amid rising prices and growing concerns about affordability. Interest in this model has grown among Egyptian expatriates and international investors due to the flexible, tech-enabled investment opportunities it provides, surpassing the constraints of traditional real estate investments.
The event included two main sessions. The first session, titled “Market Landscape & Investment Framework,” was moderated by Eng. Fathallah Fawzy, Vice Chairman of the Egyptian Businessmen’s Association and Chairman of the Real Estate Development and Contracting Committee. This session aimed to establish the foundations of fractional ownership in real estate and reviewed key market features, including demand size, available opportunities, legal and regulatory frameworks, investment tools, financial models, distinctions between residential and commercial assets, exit strategies, liquidity mechanisms, expected returns, and stakeholder expectations.
The second session, titled “Building the Model,” focused on the practical aspects of the fractional ownership model, particularly the role of technology in its activation. Mr. Amr Elkady, Founder & Managing Director of AKD Advisory, moderated the session. Discussions covered digital tools for implementing the model, data protection mechanisms, and the steps required to launch and scale the project.
The roundtable witnessed the presence of senior officials, executives, and experts in Egypt’s real estate sector, including: Dr. Eng. Abdelkhalek Ibrahim, Deputy Minister of Housing, Utilities and Urban Communities; Mr. Mohamed Youssef, CEO Advisor of the General Authority for Investment and Free Zones (GAFI); Eng. Tarek Shoukry, Chairperson of the Real Estate Development Industry Chamber and Deputy of the Housing Committee in the House of Representatives; Mr. Salah Katamish, Senior Vice President Strategy & Investments of Madinet Masr – SAFE; Mr. Mostafa El-Beltagy, Co-Founder & CEO of Nawy; Mr. Ayman Elsawy, Founder & CEO of Bokra Holding Company; Mr. Ayman Magdy, Managing Director of Nawy Shares; Mr. Hossam Gramon, Partner at Adsero Law Firm; Eng. Bedeir Rizk, CEO of Paragon Developments; Mr. Magdy ElYamani, General Manager of Emtelaak Investments; Dr. Raymond Ahdy, CEO of Wadi Degla Developments; Dr. Mohamed Abd El Gawad, Founder & Chairman of Vantage Developments; Mr. Ahmed El Dessouky, Managing Director of Valda Developments; Eng. Mohamed Taher, Chairman of Nile Developments; Mr. Ahmed Sakr, Founder & CEO of SDC, Farida; Mr. Waleed Shaarawy, Chief Technology Officer of Emtelaak Investments; Mr. Ibrahim Hassan, CEO of Digified; Eng. Amr Afifi, Co-Founder of Amtaar; and Mr. Mohamed El Khatieb, COO of Seqoon.
Discussions focused on how this model could address affordability challenges while enabling broader investment participation, particularly among Egypt’s growing middle class and its 10-million-strong diaspora. The event also examined legal definitions, licensing models, and governance frameworks that distinguish fractional ownership from models such as timeshare and traditional co-ownership.
The roundtable also explored the role of Real Estate Investment Trusts (REITs) and PropTech platforms in providing structure, transparency, and investor protection. With technology as a key enabler, participants assessed how blockchain, smart contracts, escrow mechanisms, and digital compliance systems could enhance security and streamline ownership verification. They also addressed the absence of a functional secondary market for fractional shares in Egypt, as well as the need for pricing transparency, valuation standards, and viable exit strategies to enhance liquidity and investor confidence.
Moreover, the event explored cross-border investment opportunities through digital platforms and innovative financing models such as micro-investments and mortgage-backed fractional shares. It also addressed risk mitigation mechanisms including reserve funds, custodianship structures, and smart governance protocols — as part of a broader strategy to ensure investor protection and market stability.
The roundtable commenced with a welcome speech by Safaa Abdel Bary, General Manager & Business Development Director at Invest-Gate. She explained that discussions would be divided into two main sessions: the first focusing on the market landscape and investment framework of fractional ownership, while the second would cover the implementation mechanisms of the model, highlighting the role of technology in its activation and expansion.
The first session began with a speech by Eng. Fathallah Fawzy, Vice Chairman of the Egyptian Businessmen’s Association and Chairman of the Real Estate Development and Contracting Committee, who thanked Invest-Gate for organising this impactful event spotlighting the vital topic of fractional real estate. He noted that this emerging model marked a strategic shift in the Egyptian property market, as it expanded investment opportunities to wider segments of the population through flexible and inclusive financial tools.
He pointed out that the real estate sector accounted for nearly 20% of Egypt’s GDP, making it a key pillar for economic growth and job creation. He added that the session aimed to deepen the discussion on the potential of fractional ownership, explore the regulatory challenges associated with it, and underscore the need to create an incentivizing and transparent legislative environment to support this transition and enhance investor trust.
In the same context, Eng. Fathallah Fawzy, addressed the key regulatory foundations affecting the performance of Egypt’s real estate market. He confirmed that the state’s strategic goal focused on “exporting real estate,” explaining that achieving this objective required working in parallel across three main pillars:
- Marketing: He stressed the importance of promoting Egyptian real estate projects more effectively. He pointed out that the local market already offered high-quality products, but current marketing tools lacked the strength to penetrate foreign markets.
- Transaction Process: He emphasised the need to improve property purchasing procedures by enhancing transparency and credibility. These improvements would boost investor trust, both locally and internationally.
- Registration: He identified registration as the most crucial pillar. He noted that simplifying property registration required establishing clear and swift procedures. The government, he explained, was responsible for this and needed to coordinate with relevant authorities to ensure effective implementation.
He stated that the introduction of a unified property identification number aimed to streamline registration procedures. This initiative linked relevant ministries including Justice, Housing, and Communications to facilitate the efficient documentation and registration of units within the New Urban Communities Authority.
He also noted the state’s launch of the “Egypt Real Estate Platform,” a unified and transparent database offering accurate real estate information. This platform aimed to support investment decisions and underscore the importance of strong collaboration between the public and private sectors in improving Egypt’s real estate landscape.
Mr. Mohamed Youssef, CEO Advisor of General Authority for Investment and Free Zones (GAFI), spoke about the state’s investment incentives within the framework of Egypt Vision 2030. He explained that the Authority had worked to create an attractive investment climate through a range of incentives, including industrial facilitations. He added that GAFI cooperated with the Financial Regulatory Authority to develop a regulatory framework for fractional ownership, ensuring investor protection and building confidence in the real estate market.
Youssef pointed out that Egypt’s real estate market had witnessed remarkable growth in recent years, especially through major projects such as the New Capital and New Alamein City. He said these developments reflected the sector’s growing dynamism.
He revealed that GAFI was close to finalizing a new set of investment incentives, soon to be announced, aimed at further boosting real estate growth and increasing its investment appeal at both local and international levels. He concluded by affirming the Authority’s commitment to supporting investors, whether based in Egypt or abroad, as part of its goal to position real estate as a stable, long-term investment channel.
In a key intervention, Eng. Tarek Shoukry, Chairperson of the Real Estate Development Industry Chamber and Deputy of the Housing Committee in the House of Representatives, stated that the Real Estate Regulatory Authority was currently drafting clear regulations to govern the market. These rules, he said, would stabilize the sector and improve transparency.
He explained that one of the most important recent tools adopted was the “Property Publication Certificate,” which followed the implementation of the unified property ID — considered a major leap in market restructuring and control. He said this step streamlined procedures and strengthened trust among stakeholders.
Shoukry confirmed that the state had already activated the process of issuing unified property IDs for existing units, with issuance possible in as little as 24 to 48 hours, thanks to coordination with the Ministry of Communications. He viewed this as clear evidence of Egypt’s readiness in digital infrastructure and its ability to support regulatory transformation. He added that units that met electrical connection standards could obtain the ID quickly and effectively. This helped accelerate property registration and documentation while easing the administrative burden on both citizens and developers and improving overall procedural efficiency.
On the level of fractional real estate ownership, Shoukry described it as an innovative approach that opened new doors for small investors and helped invigorate the property market. However, he warned that the model involved risks and required a strict legal and regulatory framework to protect stakeholders and prevent irresponsible practices that could threaten long-term market stability.
He noted that stakeholders had agreed on the need to establish a specialized company to manage real estate shares, alongside another company responsible for property marketing. And other one to supervise. He said this structure would ensure transparency and credibility, which were essential for the model’s success. He added that the real estate sector had taken significant steps in recent years toward regulation particularly in legalizing ownership and easing documentation which had made the market more attractive and trustworthy for both foreign investors and Egyptians abroad.
Shoukry concluded by emphasizing the need for clear exit strategies for investors and the importance of setting conditions and expectations from the outset. He stressed that investor awareness of both the opportunities and risks involved in this type of investment was the key to making well-informed decisions.
In the same context, Mr. Salah Katamish, Senior Vice President Strategy & Investments of Madinet Masr – SAFE, discussed the practical application of the fractional ownership model. He noted that the concept itself was not new, but what now distinguished it was the use of technology to make ownership more flexible and transparent.
Katamish revealed that Madinet Masr had been one of the first companies to adopt this approach by launching an online platform that enabled easy registration and access to the system. The platform also presented detailed investment information and expected returns in a transparent manner. He said the company focused on attracting international investors and enabled them to buy or sell shares in real estate assets through clear and calculated mechanisms. This, he explained, created a flexible and appealing investment environment.
He confirmed that technology played a vital role in expanding the investor base and building trust, particularly with those outside Egypt. He said this approach aligned with the state’s strategy to export real estate and maximise investment returns.
Katamish also discussed the company’s “SAFE” platform, which currently focused on built units that provided consistent and regular returns for clients. He said the platform’s design allowed investors to evaluate properties and estimate potential periodic income before making decisions.
He added that the platform provided a flexible mechanism for liquidity, allowing investors to access part of their property share to meet urgent financial needs without having to sell the entire unit. This, he said, marked a significant shift toward offering more sustainable and adaptable investment solutions.
Mr. Mostafa El-Beltagy, Co-Founder and CEO of Nawy, emphasized that regulating the real estate market is a cornerstone for ensuring the sustainability of its growth. He stressed that such regulation cannot be effective without a robust system for managing and strategically utilizing financial resources. He underlined the pivotal role of the Financial Regulatory Authority, highlighting its responsibility in setting regulatory guidelines that balance the interests of both investors and real estate service providers.
El-Beltagy explained that the fractional ownership model can broaden the investor base by enabling market entry for an additional 20% to 40% of potential investors. It also allows them to diversify their real estate portfolios by purchasing more than one unit. He noted, however, that activating this model requires a clear regulatory environment and precise mechanisms to ensure stable returns—necessitating close coordination among all relevant stakeholders.
Regarding Egyptian investors abroad, El-Beltagy noted that they account for 30% to 40% of total real estate investment in Egypt. He affirmed that Nawy possesses the expertise and capacity to attract this critical segment, provided that strong, transparent regulations are in place to ensure confidence and continuity in this type of investment.
Also, Eng. Bedeir Rizk explained the distinction between co-ownership and crowdfunding, noting that co-ownership involves multiple individuals owning built units, while crowdfunding targets unbuilt properties, he highlighted the significance of trophy assets, which are typically linked to REITs, citing the example of the Empire State Building in the U.S., where the share price stands at $8.
He also pointed out a key challenge in the real estate funds market namely, the lack of tax incentives., Rizk emphasized that the success of fractional ownership increases the value of supply and attracts institutional investors.
In a related context, Mr. Amr Elkady, Founder and Managing Director of AKD Advisory, discussed the critical role of fractional ownership as an effective tool to stimulate investment and activate the real estate financing market. He stated that the model presents a strategic opportunity to expand mortgage access, offering greater flexibility than financing full units particularly for small investors and those with limited capital.
Elkady further explained that this direction may help grow the investor base and increase real estate transaction volume. However, he warned of a potential challenge: a decline in demand for full-unit purchases. This, he said, calls for smart management to strike a balance between different investment models and ensure the market’s sustainability.
He also highlighted the pioneering model of the Dubai Land Department, which successfully introduced fractional property ownership through tokenized shares on the blockchain, he explained that the initial offering received an overwhelming response, with 3,000 requests submitted immediately after the launch this reflects strong market demand and demonstrates the value of integrating fintech solutions with the real estate sector.
El Kady emphasized the importance of including such successful models in any analysis related to the development of fractional ownership frameworks.
Ahmed Sakr, Founder & CEO of SDC, Farida, stated that foreign investors view Egypt as a unique and promising market, one of the most important in the region. He noted that his company has successfully expanded over the past five years, particularly by engaging with Egyptians living abroad.
Sakr revealed that fractional real estate shares are expected to begin trading on the Farida platform, similar to the Egyptian Stock Exchange by January 2026, under a clear regulatory framework. He emphasized that the real estate market in Egypt benefits from genuine demand and offers significant opportunities for scalable growth.
He highlighted that millions of Egyptians possess considerable financial liquidity, yet many lack the proper vision or understanding of how to invest it effectively. to address this, the company is establishing controls to verify the legitimacy of buyers’ financial resources, ensuring the exclusion of any illicit funds. He also pointed out that the Ministry of Finance has introduced tax facilitations to support the adoption of shared real estate ownership.
Sakr stressed the importance of integrating advanced technologies into the fractional ownership model, supported by a solid legal and regulatory structure. He cited the example of the UAE, which once had little regulatory oversight but is now a legislative leader after adopting innovations like blockchain and proptech.
He concluded by emphasizing the need for the Egyptian real estate market to prepare for these advanced technologies through appropriate regulation, and to leverage tools like artificial intelligence to modernize and strengthen the sector.
For his part, Dr. Mohamed Abd El Gawad, Founder and Chairman of Vantage Developments, highlighted that fractional ownership represents a fundamental transformation in real estate investment mechanisms in Egypt. It opens the door for new investor segments—both domestic and international without requiring full ownership of a unit. This enhances funding diversity and deepens the market.
Abd El Gawad added that the importance of this model is growing as real estate prices continue to rise and purchasing power declines. He noted that fractional ownership is particularly well-suited to the tourism, commercial, and administrative sectors, allowing investors to acquire shares in premium coastal properties and benefit from seasonal rental returns.
He pointed out that his company has contributed more than EGP 40 billion in real estate exports to Egyptians abroad over the past five years—a milestone that reflects integration between local market dynamics and foreign demand, while supporting national efforts to export Egyptian real estate.
In conclusion, Abd El Gawad called on developers, regulators, and financial institutions to collaborate on designing a flexible and transparent legal framework that supports the activation of fractional ownership. He affirmed that the model’s success hinges on clear legal and operational foundations that safeguard rights and optimize long-term returns.
Dr. Raymond Ahdy, CEO of Wadi Degla Developments, affirmed that the fractional ownership model represents a qualitative leap in real estate investment tools and serves as a flexible, simplified alternative to traditional real estate investment funds. It allows investors to achieve stable returns while reducing risk exposure.
He added that this model is reshaping the structure of the real estate market and expanding the scope of participants, including both individuals and institutions. He noted that Wadi Degla is currently studying the possibility of offering units under the fractional ownership model and exploring opportunities for collaboration with international partners to expand implementation in line with the company’s future vision.
Mr. Ayman El-Sawy, Founder and CEO of Bokra Holding company, stated that investing in fractional real estate ownership represents a natural progression in light of declining customer purchasing power and rising property prices.
He added that this model helps reduce capital requirements and offers stable returns either through rental income or resale after project completion.
He pointed out that Bokra has succeeded in fundamentally reshaping the structure of innovative financial and investment products, making them accessible to individual investors as well as small and medium-sized enterprises. Bokra is the first platform to offer investment and savings products backed by real assets.
For his part, Mr. Magdy ElYamani, General Manager of Emtelaak Investments, noted that fractional ownership is a relatively new concept in the Egyptian market. Its success depends on fostering strong integration among all stakeholders, in addition to the need for an active secondary market that allows for flexible and smooth share trading.
ElYamani pointed out that investors naturally gravitate toward options that offer stable income and lower risk. This underscores the importance of a robust and precise regulatory framework to build confidence and ensure the model’s sustainability. He emphasized that one of the key challenges is the need to provide a safe exit mechanism that enables investors to recover their investments with reasonable returns. Moreover, it is crucial to define the property’s intended use from the outset—whether for lease or resale—to avoid conflicts among owners or shareholders.
Mr. Ahmed El Dessouky, Managing Director of Valda Developments, expressed his gratitude to Invest-Gate for hosting the roundtable. He emphasized that the fractional ownership model serves as an effective gateway into the real estate market, enabling sustainable investments with strong returns.
El Dessouky described the model as an innovative investment step that aims to achieve clear objectives in restructuring real estate investment. Despite its novelty in Egypt, he noted that it has been successfully implemented in global markets such as Dubai, the UK, North America, and Europe, boosting confidence in its adoption within Egypt.
He added that Valda has developed a fully integrated virtual marketplace that enables investors to acquire partial shares in commercial units with full assurances of security and investment stability.
El Dessouky explained that the process involves signing three key contracts: one for purchasing shares in the property, another for the distribution of annual rental income proportionate to the investor’s share, and a third authorizing Valda to professionally manage the unit and its facilities. This approach ensures the preservation of investment value and maximizes investor benefits. He stressed the importance of integrating modern technological tools within the fractional ownership model and establishing a clear legal and regulatory framework to support and accelerate its adoption in the Egyptian market.
He further noted that the UAE has transformed from an under-regulated market into a global model in real estate legislation, thanks to its adoption of technologies such as blockchain and property technology (PropTech), which enhanced transparency and facilitated transactions. He stressed that Egypt must prepare to adopt these technologies by updating its legislative infrastructure, establishing clear regulatory controls for their use, and incorporating artificial intelligence to support decision-making and enhance operational and marketing efficiency across the sector in line with global trends.
In closing remarks, Mr. Hossam Gramon, Partner at Adsero Law Firm, stated that the Egyptian real estate market currently lacks a clear legal framework for fractional ownership. He explained that this concept is being practiced indirectly through real estate funds, which differ in both regulatory structure and function from direct fractional ownership.
Gramon emphasized the need for legislative differentiation between real estate development companies and those that operate based on the fractional ownership model, to avoid overlaps in responsibilities and obligations. He noted that inconsistencies within current laws hinder the adoption of new investment models and stressed the importance of a comprehensive legislative and regulatory roadmap to reorganize stakeholder relationships and provide clarity and trust for both local and international investors.
He proposed supporting the “real estate investment Certificates” model as a modern investment tool that enables legitimate and regulated ownership of property shares, highlighting its potential to attract foreign investment and provide hard currency—provided it is supported legally and institutionally.
During his participation in the second session, Mr. Mohamed El Khatieb, COO of Seqoon, emphasized the importance of technology in advancing the real estate market, particularly in implementing fractional ownership models that offer flexible solutions to attract a broader investor base.
He noted that the United States pioneered this model to boost the market, followed by Dubai, which introduced a ” real estate tokenization system” that enabled small-scale investors to enter the market with amounts as low as AED 2,000, making it a leading regional example.
El Khatieb stressed that these international experiences underscore the need for innovative strategies in Egypt—combining modern technology and flexible legislation—to enhance market efficiency, increase investments, and promote financial inclusion within the real estate sector.
Mr. Ayman Magdy, Managing Director of Nawy Shares, also highlighted the pivotal role of technology in enabling fractional ownership. He explained that leveraging digital platforms broadens the investor base and makes it easier for individuals to access the market. These platforms, he said, provide practical solutions to two major challenges investors face: limited financial capacity to purchase full units, and lack of accurate data to support informed investment decisions.
Magdy noted that real estate platforms offer investment opportunities based on transparent and reliable data, with flexible mechanisms for entering and exiting investments. This enhances market liquidity and reduces risks associated with traditional property ownership.
Mr. Waleed Shaarawy, Chief Technology Officer of Emtelaak Investments, affirmed the central role of technology in real estate development, emphasizing the importance of client data privacy and cybersecurity as essential pillars of the digital transformation. He noted that access to the company’s platform is secured through a verification code, and accurate personal data is collected to confirm user identity and safeguard all digital operations through Biometrics and Facial recognition tools.
Shaarawy also pointed out that the system includes developers, who undergo comprehensive data audits, including commercial registration and tax documentation, to boost data protection and raise transparency across digital transactions between all stakeholders, he also emphasized the need to attract data centers and technology companies to develop the digital infrastructure.
Mr. Ibrahim Hassan, CEO of Digified, stated that Egypt has made tangible progress in digital technology and financial inclusion, forming a strong foundation for the adoption of innovative models such as fractional property ownership.
He emphasized the need for a comprehensive digital infrastructure that supports electronic transactions and ensures a secure and reliable investment environment. Hassan noted that Egypt ranks in the mid-range globally in terms of digital ID readiness, with three key entities involved in the file: The Central Bank, the Egyptian Exchange, and the Ministry of Communications. He underscored the importance of continued coordination and unified digital ID data to streamline processes and boost the efficiency of the national digital ecosystem.
Eng. Amr Afifi, Co-Founder of Amtaar, and Mr. Mohamed El Khatieb, COO of of Seqoon, also stressed the critical social dimension of fractional ownership. They called for targeted efforts toward young people and small investors, and the need to raise awareness about the value of early real estate investment.
They pointed out that the model is not only a financial opportunity, but also a tool for economic empowerment, enabling youth to enter the market with modest capital. This represents a transformative shift in the future of individual investment in Egypt.
They further predicted a notable increase in participation from young and small-scale investors in the coming years, which would positively impact the local market and promote a culture of smart saving and investment. They emphasized that the social impact of this model is just as important as its financial returns or regulatory framework.
The roundtable was officially sponsored by Madinet Masr – SAFE, Nawy Shares, Bokra Holding Company. The Platinum Sponsor was Cred Developments, while the Gold Sponsors included Paragon Developments, Emtelaak, and Wadi Degla Developments. The Delegates’bags Sponsor was Vantage Developments, and Valda Developments was the Lanyard Sponsor.
Media Partners are Aleqaria, Al-Borsa newspaper, Al-Gedaan Real Estate, Daily News Egypt, Aqarmap, Osoul Misr Magazine, BloomGate, Property Plus, Aqargate, Iskan Misr.