In Egypt, the concept of adaptive reuse of buildings is gaining increasing attention as cities evolve and urban priorities shift. This approach—whether through restoring historic structures or repurposing modern administrative and commercial buildings—offers a sustainable path to urban renewal. Adaptive reuse helps preserve architectural heritage, reduce demolition waste, and capitalize on prime locations without the full costs of new construction. With the government showing growing interest in optimizing existing urban assets, policy discussions and pilot incentives have begun to emerge. these efforts reflect a wider recognition of adaptive reuse as a key tool for sustainable development and private investment attraction in revitalized urban areas.

The Legal Foundations of Adaptive Reuse in Egypt

• Law No. 119 of 2008: The Building Law — Regulating Change of Use

Egypt’s Building Law No. 119 of 2008 and its executive regulations provide the core framework for construction and redevelopment across the country. Although primarily intended for new developments, the law indirectly governs adaptive reuse by addressing structural safety, changes in occupancy, and urban design consistency.

Under these regulations, developers must secure approval for any change of use and meet modern standards for fire safety, accessibility, and building performance. While such compliance may raise costs, it ensures reused buildings remain structurally sound and aligned with contemporary safety requirements.

• Law No. 117 of 1983 and Its Amendments: Safeguarding Heritage in Adaptive Reuse Projects

Law No. 117 of 1983, along with its subsequent amendments—particularly Laws No. 3 of 2010, No 91 of 2018 and No. 20 of 2020—forms the cornerstone of Egypt’s heritage protection framework. The law defines what constitutes an antiquity, regulates excavation and restoration works, and strictly prohibits any modification, demolition, or change of use of registered monuments without prior approval from the Supreme Council of Antiquities. While the legislation does not explicitly address adaptive reuse, its provisions ensure that any redevelopment or functional transformation of heritage buildings respects their historical integrity. Through this legal oversight, Egypt maintains a careful balance between urban renewal and the preservation of its cultural and architectural legacy.

• Law No. 144 of 2006: Preserving Architecturally Distinguished Buildings

Complementing the Antiquities Law, Law No. 144 of 2006 protects buildings of architectural or historical value that are not formally listed as antiquities. It prohibits demolition or major alteration of any structure included in the national or local register of architecturally distinguished properties.

For adaptive reuse, this law provides the legal basis for façade retention and architectural continuity. Developers can redesign the interior to accommodate new functions—offices, museums, co-living spaces—so long as the building’s external character remains intact.

• Adaptive Reuse under NOUH 2025 Guidelines

The National Organization for Urban Harmony (NOUH), established under Law No. 144 of 2006 as an affiliate of the Ministry of Culture, is responsible for safeguarding Egypt’s architectural and urban heritage. In its 2025 “Historic and Khedivial Boundaries” document, NOUH identifies adaptive reuse as a key mechanism for sustainable preservation, emphasizing the reuse of historic buildings while maintaining their original character.

These regulations aim to encourage investment and reuse without compromising authenticity. By allowing interior modifications while preserving external heritage features, the NOUH framework supports the revitalization of Downtown Cairo’s historic fabric through adaptive, context-sensitive redevelopment.

Investment Incentives Encouraging Adaptive Reuse

• Government Policies Supporting Reuse and Redevelopment

Egypt has recently expanded its investment framework to encourage the adaptive reuse of existing buildings, particularly in downtown areas and heritage districts. Under the Investment Law No. 72 of 2017 and its 2023 amendments, investors engaged in redevelopment or conversion projects benefit from tax reductions, customs exemptions, and streamlined licensing. These measures aim to make it easier for developers to repurpose old structures into productive assets such as hotels, offices, or mixed-use developments.

• Incentives for Hotel and Mixed-Use Conversion

In 2025, Egypt’s Cabinet introduced a new framework encouraging the conversion of residential, commercial, and mixed-use buildings into hotels. The policy exempts eligible projects from improvement fees under the Building Law No. 119 of 2008, aiming to expand hotel capacity and attract private investment. To qualify, developers must secure approvals from the Ministry of Tourism and the Supreme Council for Urban Planning, and begin operations within set timeframes based on project size. Non-compliance results in losing the incentive, ensuring that only active redevelopment projects benefit.

• Integration with Green and Sustainable Building Policies

The Ministry of Housing and the New Urban Communities Authority (NUCA) promotes adaptive reuse through Egypt’s Green Pyramid Rating System (GPRS), which encourages projects that minimize energy use and environmental impact. Reusing existing structures helps conserve resources and reduce construction waste, and qualifying projects may benefit from expedited permitting and reduced utility connection fees.

• Holiday Home Licensing Encourages Property Reuse

Egypt’s Minister of Tourism and Antiquities, has issued a decree regulating the licensing of Holiday Homes under Laws No. 8 of 2022 and 27 of 2023. The decision allows existing residential units and villas to be converted into licensed tourist accommodations, streamlining procedures and improving quality standards. By formalizing this growing segment, the regulation encourages investment in upgrading and reusing existing properties, supporting sustainable tourism and more efficient use of urban assets.

Conclusion

Egypt’s legal architecture—anchored in Laws 119/2008, 117/1983, and 144/2006—provides a clear yet complex framework for adaptive reuse. Meanwhile, the updated Investment Law 72/2017, coupled with green and hospitality-focused incentives, builds a powerful investment case for reimagining Egypt’s architectural legacy.

By refining these mechanisms and encouraging creative collaboration between government, developers, and preservation experts, Egypt stands poised to transform its historic buildings into vibrant engines of urban, economic, and cultural renewal.