ReportedDelivery 2028-12-31Core & shell
Kukun · Phase 1
Townhouse – middle · TH 185 · Mostakbal City
EGP 18,000,000
97,297 / m²
The plot
The area
Representative image · replaced by site photos after our visit
- Built-up
- 185 m²
- Land / garden
- —
- Bedrooms
- 3
- Bathrooms
- 3
Auja's opinion
We would not buyThe best headline plan on the list, 2% down over 10.5 years, on a site that has not started, delivering at the end of 2028 by brochure. For a buyer who needs a home within 18 months it is out of the window entirely. As a pure long-hold on the financing it can make sense; as a home for the wedding it does not.
Why buy
- +2% down, 10.5 years: cheapest money on the list
- +Mostakbal City address at 18M
Why not
- −Delivery December 2028, brochure only
- −Site not started
- −185 m² middle townhouse is small for 18M
- −Balloons not disclosed
- Who it fits
- Appreciation play
- Rental yield, gross, furnished
- —
- indicative, before costs
- Appreciation outlook
- Medium
- Headline plan is excellent; the delivery is outside any move-in horizon and the site has not started
If Auja manages it
short-term rental, furnished to our standard, from delivery
Expected nightly rate
EGP 6,000
Expected occupancy
48%
175 nights a year
Gross revenue a year
EGP 1,050,000
To you, after costs and our fee
EGP 647,000
≈ EGP 54,000 a month
Net yield on the price
3.6%
Net yield on price + fit-out (EGP 2,000,000)
3.2%
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
- 2%
- EGP 360,000
- Tenor
- 10.5 years
- Quarterly
- Indicative monthly
- EGP 140,000
- if spread evenly
- Maintenance
- 8%
- EGP 1,440,000 · 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 18,000,000
- 97,297 / m²
- Worth in today's money
- EGP 8,161,445
- 44,116 / m² · 55% 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 2028: EGP 5.1M.DepositInstalmentsLump paymentsMaintenanceFit-out to Auja standard% of total paid
| Year | Deposit | Instalments | Lumps | Maintenance | Fit-out | Total | Paid so far |
|---|---|---|---|---|---|---|---|
| 2026 | 360,000 | 1,260,000 | — | — | — | 1,620,000 | 8% |
| 2027 | — | 1,680,000 | — | — | — | 1,680,000 | 15% |
| 2028keys | — | 1,680,000 | — | 1,440,000 | 2,000,000 | 5,120,000 | 39% |
| 2029 | — | 1,680,000 | — | — | — | 1,680,000 | 47% |
| 2030 | — | 1,680,000 | — | — | — | 1,680,000 | 55% |
| 2031 | — | 1,680,000 | — | — | — | 1,680,000 | 63% |
| 2032 | — | 1,680,000 | — | — | — | 1,680,000 | 71% |
| 2033 | — | 1,680,000 | — | — | — | 1,680,000 | 78% |
| 2034 | — | 1,680,000 | — | — | — | 1,680,000 | 86% |
| 2035 | — | 1,680,000 | — | — | — | 1,680,000 | 94% |
| 2036 | — | 1,260,000 | — | — | — | 1,260,000 | 100% |
| Total | 360,000 | 17,640,000 | 0 | 1,440,000 | 2,000,000 | 21,440,000 |
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
- 2028-12-31
- source: Brochure
- What's on site now
- —
- Finish on handover
- Core & shell
- Sold by
- Developer sales office
- TLD