ReportedDelivery 2027-03-20Fully finished
Mountain View 1.1 · Delivered
Apartment · 3BR · New Cairo – 5th Settlement
EGP 15,000,000
107,143 / m²
The plot
The area
Representative image · replaced by site photos after our visit
- Built-up
- 140 m²
- Land / garden
- —
- Bedrooms
- 3
- Bathrooms
- 2
Auja's opinion
Worth consideringIf moving in within the year is the whole brief, this is the only primary unit that does it, and the plan is honest: 15% down, 8 years, no balloons. You pay for that certainty. At 107,000 per metre it is roughly 30% above comparable Mountain View apartments, and the 10% maintenance is 300,000 more than the 8% Madinet Masr charges. Negotiate the deposit to 10% and the tenor to 12 years before signing; the same spec is offered elsewhere at a 750,000 deposit.
Why buy
- +Building externally complete; delivery within months, not years
- +No annual balloons in the 8-year plan
- +Fully finished: no fit-out budget, no fit-out timeline
- +Mature, occupied compound with everything open
Why not
- −~107,000 EGP per metre against ~80,000 for the compound's comps
- −10% maintenance at handover, 1.5M, above the market's 8%
- −Delivery date was given verbally; get it in the contract
- −140 m² for a growing family is tight at 15M
- Who it fits
- Family home
- Rental yield, gross, furnished
- 6%
- indicative, before costs
- Appreciation outlook
- Low
- Mature compound; the unit is already priced 30% above Mountain View comps, so the upside is the market's, not this unit's
If Auja manages it
short-term rental, furnished to our standard, from delivery
Expected nightly rate
EGP 4,500
Expected occupancy
62%
226 nights a year
Gross revenue a year
EGP 1,017,000
To you, after costs and our fee
EGP 626,000
≈ EGP 52,000 a month
Net yield on the price
4.2%
Net yield on price + fit-out (EGP 900,000)
3.9%
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
- 15%
- EGP 2,250,000
- Tenor
- 8 years
- Monthly
- Indicative monthly
- EGP 132,813
- if spread evenly
- Maintenance
- 10%
- EGP 1,500,000 · At delivery
Lump payments in this plan
none stated
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 15,000,000
- 107,143 / m²
- Worth in today's money
- EGP 8,994,694
- 64,248 / m² · 40% 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 2026: EGP 6.1M.DepositInstalmentsLump paymentsMaintenanceFit-out to Auja standard% of total paid
| Year | Deposit | Instalments | Lumps | Maintenance | Fit-out | Total | Paid so far |
|---|---|---|---|---|---|---|---|
| 2026keys | 2,250,000 | 1,460,938 | — | 1,500,000 | 900,000 | 6,110,938 | 35% |
| 2027 | — | 1,593,750 | — | — | — | 1,593,750 | 44% |
| 2028 | — | 1,593,750 | — | — | — | 1,593,750 | 53% |
| 2029 | — | 1,593,750 | — | — | — | 1,593,750 | 63% |
| 2030 | — | 1,593,750 | — | — | — | 1,593,750 | 72% |
| 2031 | — | 1,593,750 | — | — | — | 1,593,750 | 81% |
| 2032 | — | 1,593,750 | — | — | — | 1,593,750 | 90% |
| 2033 | — | 1,593,750 | — | — | — | 1,593,750 | 99% |
| 2034 | — | 132,813 | — | — | — | 132,813 | 100% |
| Total | 2,250,000 | 12,750,000 | 0 | 1,500,000 | 900,000 | 17,400,000 |
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
- 2027-03-20
- source: Verbal
- What's on site now
- —
- Finish on handover
- Fully finished
- Sold by
- Primary broker