ReportedReady to moveSemi-finished
Fifth Square · Al Marasem
Penthouse · PH 187 · New Cairo – 5th Settlement
EGP 8,000,000
42,781 / m²
The plot
The area
Representative image · replaced by site photos after our visit
- Built-up
- 187 m²
- Land / garden
- —
- Bedrooms
- 3
- Bathrooms
- 3
Auja's opinion
We would not buy8M for 187 m² in a compound where 170 m² asks 17.2M is about 43,000 per metre against 100,000. That is not a discount; it is a question. Either the unit is distressed, disputed, or the 8M is the seller's paid-in amount on an assignment, not the price. We returned it to the agent to get the seller's paid-in figure in writing before anyone gets excited.
Why buy
- +If the number is real and clean, it is the deal of the year
Why not
- −Price is 57% below the compound's own comps
- −Delivery source is verbal on a delivered unit
- −Semi-finished and empty: no owner has finished it in two years
- −Likely an assignment with the balance still owed to the developer
- Who it fits
- Rental yield, gross, furnished
- —
- indicative, before costs
- Appreciation outlook
- Low
- A price this far below the compound is a signal, not a bargain, until the paperwork explains it
If Auja manages it
short-term rental, furnished to our standard
Expected nightly rate
EGP 7,500
Expected occupancy
60%
219 nights a year
Gross revenue a year
EGP 1,643,000
To you, after costs and our fee
EGP 1,012,000
≈ EGP 84,000 a month
Net yield on the price
12.6%
Net yield on price + fit-out (EGP 2,000,000)
10.1%
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
Resale — the seller sets the terms. Most sellers want the majority up front; some accept a short installment plan. We negotiate this for you.
Cash flow, year by year
Resale: the price is due on signing; fit-out at handover.DepositInstalmentsLump paymentsMaintenanceFit-out to Auja standard% of total paid
| Year | Deposit | Instalments | Lumps | Maintenance | Fit-out | Total | Paid so far |
|---|---|---|---|---|---|---|---|
| 2026keys | 8,000,000 | — | — | — | 2,000,000 | 10,000,000 | 100% |
| Total | 8,000,000 | 0 | 0 | 0 | 2,000,000 | 10,000,000 |
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
- 2024-01-01
- source: Verbal
- What's on site now
- —
- Finish on handover
- Semi-finished
- Sold by
- Resale broker