Hurghada vs Spain Property Investment — Full Comparison 2025
UK buyers traditionally gravitated toward Spain for second homes and investment property. But with Spanish prices rising, stamp duty at 6–10%, and the 90-day Brexit rule limiting stays, many buyers are now comparing Hurghada seriously. This guide does an honest comparison.
Purchase Price Comparison
In Hurghada, a quality sea-view apartment in a gated compound with pool starts from £40,000. The equivalent in Costa del Sol — a decent apartment near the beach — starts from £180,000. For the same £180,000 budget in Hurghada you could buy a 2–3 bedroom apartment in Sahl Hasheesh with private beach access and 5-star resort facilities. The value gap is striking.
Buying Costs
Spain: stamp duty 6–10%, notary fees ~1%, agency fees 3–5% = roughly 10–16% additional costs on top of purchase price. Hurghada: zero stamp duty, zero buying tax, zero agency fees = approximately 2–3% total (lawyer + deed registration). On a £100,000 purchase, that's £12,000–£16,000 savings in Hurghada.
Rental Yields
Spain: coastal properties typically yield 3–5% gross. Hurghada: 7–12% gross depending on area. On a £100,000 investment, that's £3,000–£5,000/year in Spain vs £7,000–£12,000/year in Hurghada.
Climate and Accessibility
Spain has a strong climate advantage — familiar food, language, and culture. But Hurghada is only 5 hours from the UK (same as the Canaries), has 330+ sunny days per year (vs ~300 in the Costa del Sol), and a year-round tourist season that Spain cannot match in January–February.
The 90-Day Rule
Since Brexit, UK citizens can only stay in Spain for 90 days in any 180-day period. Egypt has no such restriction — Hurghada offers extremely flexible long-stay visa options, and with 330 sunny days and a low cost of living, many British retirees are choosing it over Spain for extended wintering.
Frequently Asked Questions
Is Hurghada cheaper than Spain to buy property?+
Which has better rental yields — Hurghada or Spain?+
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