ReportedReady to moveSemi-finished
La Mirada
Apartment · #78434 · Mostakbal City
EGP 7,897,000
54,840 / m²
price list 2026-09-22
- Built-up
- 144 m²
- Land / garden
- —
- Bedrooms
- 3
- Bathrooms
- 2
Auja's opinion
We would not buyThe best primary offer delivering within a year, and still 12M behind Alaire on the ledger: a 144 m² shell at 55K/m² on the sheet. Resale of delivered units is where the value is this year, not launches.
D
As an investment
Avoid
A 144 m² shell at 55K/m² on the sheet against 32K/m² cash in the same cluster. The best primary offer found, and still 12M behind Alaire on the ledger. Launch pricing, not value.
C
To live in
Weak · street alive 2029
5% of the compound handed over on Nawy; delivery promised August 2026 and the neighbourhood is the same 2029 Mostakbal story.
Why buy
- +Developer plan, 20% down, 8 years
- +Delivery promised Aug 2026
Why not
- −144 m²
- −55K/m² sheet against 32K/m² cash in the cluster
- −Only 5% of the compound handed over
- Who it fits
- Family home
- Rental yield, gross, furnished
- 4%
- indicative, before costs
- Appreciation outlook
- Medium
- Assumed 13%/yr nominal in the ledger
Our opinion, in writing, from the documents and the site visit. Not investment advice; we are paid by buyers, never by sellers.
Live photos
Photos of this unit as listed by the seller; we verify them against the unit on the site visit.
Design
Floor plan and layout as published for this unit. Walls and areas to be confirmed on site.
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
- 20%
- EGP 1,579,400
- Tenor
- 8 years
- Quarterly
- Indicative monthly
- EGP 65,808
- if spread evenly
- Maintenance
- —
Lump payments in this plan
1.58M down, then 197,425 per quarter for 32 quarters
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 7,897,000
- 54,840 / m²
- Worth in today's money
- EGP 4,871,894
- 33,833 / m² · 38% below the sheet
- Cash resale, same compound
- 32,000 / m²
- ≈ EGP 4,608,000 for this size
- Plan vs cash market
- +6%
- in today's money, per m²
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. Cash benchmark: Mostakbal cluster cash asks, 22 Sep 2026. 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 3.7M.DepositInstalmentsLump paymentsMaintenanceFit-out to Auja standard% of total paid
| Year | Deposit | Instalments | Lumps | Maintenance | Fit-out | Total | Paid so far |
|---|---|---|---|---|---|---|---|
| 2026keys | 1,579,400 | 592,275 | — | — | 1,500,000 | 3,671,675 | 39% |
| 2027 | — | 789,700 | — | — | — | 789,700 | 47% |
| 2028 | — | 789,700 | — | — | — | 789,700 | 56% |
| 2029 | — | 789,700 | — | — | — | 789,700 | 64% |
| 2030 | — | 789,700 | — | — | — | 789,700 | 73% |
| 2031 | — | 789,700 | — | — | — | 789,700 | 81% |
| 2032 | — | 789,700 | — | — | — | 789,700 | 89% |
| 2033 | — | 789,700 | — | — | — | 789,700 | 98% |
| 2034 | — | 197,425 | — | — | — | 197,425 | 100% |
| Total | 1,579,400 | 6,317,600 | 0 | 0 | 1,500,000 | 9,397,000 |
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
- 2026-08-31
- source: Nawy listing
- What's on site now
- Under construction
- Finish on handover
- Semi-finished
- 1.5M to finish
- Sold by
- Nawy listing
- Grand Plaza For Real estate and Touristic Development
Standing on the plot, what's around it
Next to Bloomfields; Nawy shows 5% of La Mirada handed over.