Overview

On 17 June 2025, Law No. 88 of 2025 (the “Law”) was published in the Official Gazette (Issue 24 bis), introducing a significant regulatory framework to establish a unified national ID system for all real estate properties in Egypt.

Key Highlights

• Establishment of a National Real Estate Database: The Law mandates the creation of a centralised digital database that assigns a unique, non-repeating national ID to each real estate asset in Egypt (land, buildings, and facilities), whether developed or undeveloped (“Property ID”).
• Integration with Spatial Infrastructure: The system will be integrated with Egypt’s unified digital base map, managed by the Military Survey Authority, ensuring accurate geospatial referencing through a unique identifier known as the “Siraj Code”.

• Digital and Physical Identification Tools: Each property will be issued a secure digital or physical identification card and plate, scannable via QR codes and embedded with the unified Property ID.
• Scope of Application: The Law applies to all real estate assets except those classified as strategic, military, or related to national security (e.g., properties owned by the Presidency, Ministry of Defense, Interior, Administrative Control Authority, and intelligence agencies). Publicly allocated properties are also excluded.

Institutional Responsibilities

• Central Agency for Public Mobilisation and Statistics (“CAPMAS”): Leads the definition of Poperty ID components and ensures data collection and system updates, in coordination with the Ministries of Planning, Communications, Defense, and others.
• The Unified Issuance Complex: Will be responsible for issuing the Property ID cards and plates.
• Local Authorities and New Urban Communities: Tasked with physically delivering or placing the Property ID materials on properties and ensuring their integrity.
• Special Governmental Committee: A committee formed by the Prime Minister will develop integration mechanisms between the new Property ID system and administrative/geographic divisions.

Compliance and Enforcement

• Mandatory Use: Public authorities, utility providers, and individuals must use the Property ID in all dealings, including property registration, notarisation, and service delivery.
• Obligation to Provide Data: All public and private entities—and individuals—must provide any requested data to CAPMAS for the establishment and maintenance of the database, in line with Egypt’s Personal Data Protection Law No. 151 of 2020.
• Penalties: Unauthorised tampering with Property ID materials is punishable by fines between EGP 1,000 (one thousand Egyptian pounds) and EGP 15,000 (fifteen thousand Egyptian pounds). In case of proven intent of tampering with Property ID materials, the penalty shall be up to 6 (six) months imprisonment and/or fines between EGP 5,000 (five thousand Egyptian pounds) and EGP 30,000 (thirty thousand Egyptian pounds). Also, entities failing to supply data face penalty fines between EGP 1,000 (one thousand Egyptian pounds) and EGP 30,000 (thirty thousand Egyptain pounds).
• Grace Period: Property owners are required to comply with the Law within 6 (six) months of the issuance of the executive regulations. The Prime Minister may extend this period by up to 3 (three) years.

The contributors to this article are Ragy Soliman, Managing Partner, Shaimaa Abdelhakim, Senior Associate, and Ahmed Yasser, Junior Associate.