A research paper published by Diwan Alomran for Urban Studies, authored by Ibrahim Ezzeldin, Lead Researcher and Co-Founder of Diwan Alomran.

This paper addresses the issue of forced eviction in Egypt as an entrenched and systematic practice associated with the discourse of “development” and “replanning.” At its core, however, it represents one of the most serious challenges to fundamental human rights, particularly the right to adequate housing and a dignified life. Despite Egypt’s accession to international covenants and treaties that oblige it to protect these rights, the study reveals a clear gap between the state’s international commitments and its legislative framework and urban policies, which are often deployed to serve economic interests at the expense of social justice.

The first section demonstrates that Egyptian laws—such as the Expropriation Law and the Unified Building Law—lack explicit provisions criminalizing forced eviction. They grant broad powers to the executive authority under the pretext of “public interest,” without clear definitions or necessity standards. These laws also exclude effective consultation mechanisms with affected residents and fail to provide meaningful safeguards during or after implementation. At the same time, avenues for redress remain limited, and compensation is often inadequate—calculated according to market value alone, without regard for broader social and economic losses.

The second section reveals that since 2014, urban development policies have taken on an investment-driven orientation, transforming the state into a “real estate developer” through the New Urban Communities Authority. Land and housing units have thereby become tools for profit-making rather than social rights. This shift has led to a sharp rise in housing costs, including for social housing units meant for low-income groups, making access to adequate housing increasingly difficult. Cases such as Warraq Island and Ras El-Hekma illustrate eviction policies that lacked free, informed consent and fair compensation. Populated lands were seized and re-marketed within massive investment projects targeting higher-income groups, while original residents were forcibly displaced.

The paper concludes that urban development in Egypt increasingly reflects the state’s transformation from a guarantor of the right to housing into an economic actor seeking to maximize profits. This shift exacerbates social inequality and deepens challenges to urban justice.

In light of these findings, the study offers several key recommendations:

• Reforming the legislative framework to criminalize forced eviction in line with international standards.

• Redirecting urban policies toward social justice, ensuring the provision of adequate and affordable housing for vulnerable groups.

• Enhancing community participation and transparency in planning and implementation processes.

• Establishing effective mechanisms for redress and fair compensation that uphold the dignity and rights of affected residents.

Ultimately, the paper asserts that balancing economic development goals with the protection of human rights is not a secondary consideration, but a fundamental prerequisite for achieving sustainable urban justice that respects human dignity and guarantees the right to housing and decent living.