ReportedDelivery 2027-06-30Semi-finished
Madinaty · B12
Twin house · Twin · Madinaty / Rehab
EGP 22,000,000
78,571 / m²
The plot
The area
Representative image · replaced by site photos after our visit
- Built-up
- 280 m²
- Land / garden
- —
- Bedrooms
- 4
- Bathrooms
- 4
Auja's opinion
Worth consideringThe only off-plan unit on this list inside a city that already works: Open Air Mall, Carrefour, clinics, schools open today. Everything turns on one number. Sources quote the deposit anywhere from 2% to 20%. At 5% and 13 years it is the strongest developer credit in Egypt; at 20% it is 4.4M cash and dead for your budget. Ask TMG one question before anything else.
Why buy
- +Delivered, populated city with retail and services open now
- +13-year plan from the developer with the deepest delivery record in the country
- +280 m² twin house at 22M is fair for what it is
Why not
- −Deposit quoted from 2% to 20%: the deal changes entirely with the answer
- −Madinaty is not the Fifth Settlement; commute and address are different
- −Delivery June 2027 was verbal; get the phase date
- −Semi-finished: budget the fit-out
- Who it fits
- Family home
- Rental yield, gross, furnished
- 5%
- indicative, before costs
- Appreciation outlook
- Medium
- A delivered, populated city with real liquidity; upside is steady, not explosive
If Auja manages it
short-term rental, furnished to our standard, from delivery
Expected nightly rate
EGP 8,000
Expected occupancy
52%
190 nights a year
Gross revenue a year
EGP 1,520,000
To you, after costs and our fee
EGP 936,000
≈ EGP 78,000 a month
Net yield on the price
4.3%
Net yield on price + fit-out (EGP 2,400,000)
3.8%
Rate and occupancy are our estimate for this unit from the homes we run in New Cairo today. Operating costs are taken first (cleaning, utilities, maintenance, reserve, taxes: about 23% of revenue), then Auja takes 20% of the profit, so you keep roughly 62% of gross. Seasonal, before income tax, not a guarantee.
Our opinion, in writing, from the documents and the site visit. Not investment advice; we are paid by buyers, never by sellers.
What we checked
Reported- ✓Exact plot pinned on the map
- ✓Agent stood on the plot and photographed it
- ✗Stamped, dated developer price sheet photographed
- ✓Built-up area confirmed in writing
- ✗Delivery date taken from the contract or stamped sheet
- ✓Full payment schedule captured, lump payments included
This listing is reported: some items are still being confirmed. We show it because the source is credible, and we tell you exactly what is not yet verified.
Payment
- Deposit
- 5%
- EGP 1,100,000
- Tenor
- 13 years
- Quarterly
- Indicative monthly
- EGP 133,974
- if spread evenly
- Maintenance
- 8%
- EGP 1,760,000 · at delivery
Lump payments in this plan
TBC
The monthly figure above is indicative only — these lumps sit on top of it. Ask us for the full schedule as a cash-flow chart.
What this price really is
- Sheet price
- EGP 22,000,000
- 78,571 / m²
- Worth in today's money
- EGP 9,054,261
- 32,337 / m² · 59% below the sheet
A 0% plan is not free money and it is not the sheet price either: each payment is discounted at 20%, what a bank certificate pays today. If you have the cash, compare the gold number with the cash resale line before you sign a plan.
Cash flow, year by year
Everything you pay, when you pay it. Peak year 2026: EGP 6.5M.DepositInstalmentsLump paymentsMaintenanceFit-out to Auja standard% of total paid
| Year | Deposit | Instalments | Lumps | Maintenance | Fit-out | Total | Paid so far |
|---|---|---|---|---|---|---|---|
| 2026keys | 1,100,000 | 1,205,769 | — | 1,760,000 | 2,400,000 | 6,465,769 | 25% |
| 2027 | — | 1,607,692 | — | — | — | 1,607,692 | 31% |
| 2028 | — | 1,607,692 | — | — | — | 1,607,692 | 37% |
| 2029 | — | 1,607,692 | — | — | — | 1,607,692 | 43% |
| 2030 | — | 1,607,692 | — | — | — | 1,607,692 | 49% |
| 2031 | — | 1,607,692 | — | — | — | 1,607,692 | 55% |
| 2032 | — | 1,607,692 | — | — | — | 1,607,692 | 62% |
| 2033 | — | 1,607,692 | — | — | — | 1,607,692 | 68% |
| 2034 | — | 1,607,692 | — | — | — | 1,607,692 | 74% |
| 2035 | — | 1,607,692 | — | — | — | 1,607,692 | 80% |
| 2036 | — | 1,607,692 | — | — | — | 1,607,692 | 86% |
| 2037 | — | 1,607,692 | — | — | — | 1,607,692 | 92% |
| 2038 | — | 1,607,692 | — | — | — | 1,607,692 | 98% |
| 2039 | — | 401,923 | — | — | — | 401,923 | 100% |
| Total | 1,100,000 | 20,900,000 | 0 | 1,760,000 | 2,400,000 | 26,160,000 |
Year 1 starts today. Instalments spread evenly between lump payments; lump months come from the developer's schedule. Maintenance at handover. Fit-out shown in the delivery year at our estimate. Indicative; your contract governs.
Delivery & site
- Contractual delivery
- 2027-06-30
- source: Verbal
- What's on site now
- —
- Finish on handover
- Semi-finished
- Sold by
- Developer sales office
- TMG