ReportedDelivery 2031-03-15Core & shell
Sarai · Elm Tree Park
S-Villa / iVilla · S-Villa B · Mostakbal City
EGP 22,600,233
77,134 / m²
price list 2026-09-15
The plot
The area
Representative image · replaced by site photos after our visit
- Built-up
- 293 m²
- Land / garden
- —
- Bedrooms
- 4
- Bathrooms
- 4
Auja's opinion
Auja says buyThe cleanest primary S-Villa we found for a family that can wait until 2031 and wants a real house, not a stacked unit. The price sheet is stamped, the BUA is in writing, and the plan is the same 12-year structure Madinet Masr uses everywhere. The catch is not the price; it is the year-5 cash wall.
Why buy
- +Stamped, dated developer price sheet; BUA 293 m² in writing
- +3% down and 12 years is the cheapest money in the market at 19% deposit rates
- +Sarai's delivered phases next door prove the developer finishes here
- +Ground-floor garden villa format that resells to families, not investors
Why not
- −Delivery 15 March 2031: four and a half years of rent before keys
- −59.3% of the price sits in annual balloons; year 5 alone is 6.8% plus 8% maintenance
- −Core and shell: budget 2.5–3.5M more to finish before you can live in it
- Who it fits
- Family homeAppreciation play
- Rental yield, gross, furnished
- —
- indicative, before costs
- Appreciation outlook
- High
- Bought at launch price of a new phase inside a delivering city; typical launch-to-delivery uplift has been 30–60% nominal
If Auja manages it
short-term rental, furnished to our standard, from delivery
Expected nightly rate
EGP 9,500
Expected occupancy
55%
201 nights a year
Gross revenue a year
EGP 1,910,000
To you, after costs and our fee
EGP 1,176,000
≈ EGP 98,000 a month
Net yield on the price
5.2%
Net yield on price + fit-out (EGP 3,200,000)
4.6%
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.
Walk through it
Living
Loading the room…
Illustrative 360° sample rooms (Poly Haven, CC0), not this unit. Real units carry the rooms our agent captured 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
- 3%
- EGP 678,007
- Tenor
- 12 years
- Monthly
- Indicative monthly
- EGP 152,238
- if spread evenly
- Maintenance
- 8%
- EGP 1,808,019 · At delivery
Lump payments in this plan
4.18% m12 · 4.50% m24 · 5.20% m36 · 5.80% m48 · 6.80% m60 · 5.00% m72/84/96/108 · 4.78% m120 · 4.93% m132 · 3.07% m138 — 59.3% of price in balloons
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 22,600,233
- 77,134 / m²
- Worth in today's money
- EGP 9,276,374
- 31,660 / 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 2030: EGP 7.0M.DepositInstalmentsLump paymentsMaintenanceFit-out to Auja standard% of total paid
| Year | Deposit | Instalments | Lumps | Maintenance | Fit-out | Total | Paid so far |
|---|---|---|---|---|---|---|---|
| 2026 | 678,007 | 651,546 | — | — | — | 1,329,553 | 5% |
| 2027 | — | 710,777 | 944,690 | — | — | 1,655,467 | 11% |
| 2028 | — | 710,777 | 1,017,010 | — | — | 1,727,788 | 17% |
| 2029 | — | 710,777 | 1,175,212 | — | — | 1,885,989 | 24% |
| 2030keys | — | 710,777 | 1,310,814 | 1,808,019 | 3,200,000 | 7,029,609 | 49% |
| 2031 | — | 710,777 | 1,536,816 | — | — | 2,247,593 | 58% |
| 2032 | — | 710,777 | 1,130,012 | — | — | 1,840,789 | 64% |
| 2033 | — | 710,777 | 1,130,012 | — | — | 1,840,789 | 71% |
| 2034 | — | 710,777 | 1,130,012 | — | — | 1,840,789 | 78% |
| 2035 | — | 710,777 | 1,130,012 | — | — | 1,840,789 | 84% |
| 2036 | — | 710,777 | 1,080,291 | — | — | 1,791,068 | 91% |
| 2037 | — | 710,777 | 1,808,019 | — | — | 2,518,796 | 100% |
| 2038 | — | 59,231 | — | — | — | 59,231 | 100% |
| Total | 678,007 | 8,529,328 | 13,392,898 | 1,808,019 | 3,200,000 | 27,608,252 |
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
- 2031-03-15
- source: Stamped price sheet
- What's on site now
- —
- Finish on handover
- Core & shell
- Sold by
- Developer sales office
- Madinet Masr