ReportedDelivery 2029-06-30Core & shell
Talala · Phase 1
Standalone villa · Villa 247 · New Heliopolis / Shorouk
EGP 36,952,784
149,606 / m²
The plot
The area
Representative image · replaced by site photos after our visit
- Built-up
- 247 m²
- Land / garden
- —
- Bedrooms
- 4
- Bathrooms
- 4
Auja's opinion
We would not buyThe strongest financing we saw, 4% down over 15 years, attached to the wrong location for this brief and a phase of 4,174 units, which is apartment density around a villa. Broker copy claims it is near New Giza; that is West Cairo, an invented adjacency. Delivery mid-2029. Not for a New Cairo family home.
Why buy
- +4% down, 15 years from Madinet Masr
- +Standalone villa format at 37M
Why not
- −New Heliopolis / Shorouk, not New Cairo
- −Phase 1 is 4,174 units: density, traffic, years of construction
- −Delivery June 2029 by brochure
- −Marketing copy misrepresents the location
- Who it fits
- Appreciation play
- Rental yield, gross, furnished
- —
- indicative, before costs
- Appreciation outlook
- Medium
- Strong financing in the wrong place for the brief; 4,174-unit phase implies apartment density around a 'villa'
If Auja manages it
short-term rental, furnished to our standard, from delivery
Expected nightly rate
EGP 8,000
Expected occupancy
45%
164 nights a year
Gross revenue a year
EGP 1,312,000
To you, after costs and our fee
EGP 808,000
≈ EGP 67,000 a month
Net yield on the price
2.2%
Net yield on price + fit-out (EGP 3,000,000)
2.0%
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
- 4%
- EGP 1,478,111
- Tenor
- 15 years
- Quarterly
- Indicative monthly
- EGP 197,082
- if spread evenly
- Maintenance
- 8%
- EGP 2,956,223 · 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 36,952,784
- 149,606 / m²
- Worth in today's money
- EGP 13,563,107
- 54,911 / m² · 63% 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 8.3M.DepositInstalmentsLump paymentsMaintenanceFit-out to Auja standard% of total paid
| Year | Deposit | Instalments | Lumps | Maintenance | Fit-out | Total | Paid so far |
|---|---|---|---|---|---|---|---|
| 2026 | 1,478,111 | 1,773,734 | — | — | — | 3,251,845 | 8% |
| 2027 | — | 2,364,978 | — | — | — | 2,364,978 | 13% |
| 2028keys | — | 2,364,978 | — | 2,956,223 | 3,000,000 | 8,321,201 | 32% |
| 2029 | — | 2,364,978 | — | — | — | 2,364,978 | 38% |
| 2030 | — | 2,364,978 | — | — | — | 2,364,978 | 44% |
| 2031 | — | 2,364,978 | — | — | — | 2,364,978 | 49% |
| 2032 | — | 2,364,978 | — | — | — | 2,364,978 | 55% |
| 2033 | — | 2,364,978 | — | — | — | 2,364,978 | 60% |
| 2034 | — | 2,364,978 | — | — | — | 2,364,978 | 66% |
| 2035 | — | 2,364,978 | — | — | — | 2,364,978 | 71% |
| 2036 | — | 2,364,978 | — | — | — | 2,364,978 | 77% |
| 2037 | — | 2,364,978 | — | — | — | 2,364,978 | 82% |
| 2038 | — | 2,364,978 | — | — | — | 2,364,978 | 88% |
| 2039 | — | 2,364,978 | — | — | — | 2,364,978 | 93% |
| 2040 | — | 2,364,978 | — | — | — | 2,364,978 | 99% |
| 2041 | — | 591,245 | — | — | — | 591,245 | 100% |
| Total | 1,478,111 | 35,474,673 | 0 | 2,956,223 | 3,000,000 | 42,909,007 |
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
- 2029-06-30
- source: Brochure
- What's on site now
- —
- Finish on handover
- Core & shell
- Sold by
- Developer sales office
- Madinet Masr