ReportedDelivery 2027-12-31Core & shell
HAPTown · Phase 1
Townhouse – middle · TH 220 · Mostakbal City
EGP 16,500,000
75,000 / m²
The plot
The area
Representative image · replaced by site photos after our visit
- Built-up
- 220 m²
- Land / garden
- —
- Bedrooms
- 4
- Bathrooms
- 3
Auja's opinion
Worth consideringHassan Allam's name and a 29% cash discount tell you there is room in this price. The problem is planning: delivery spans Q4 2026 to Q4 2028 by unit, and until your unit's date is in the contract you cannot build a wedding around it. Core and shell adds a year and 2M after keys.
Why buy
- +Hassan Allam Properties: reliable delivery record
- +29% cash discount available: real negotiating room
- +5% down, 8 years
Why not
- −Delivery window is two years wide by unit
- −Core and shell: budget the full fit-out
- −Site not started on the visit date
- Who it fits
- Family home
- Rental yield, gross, furnished
- —
- indicative, before costs
- Appreciation outlook
- Medium
- Hassan Allam name and a 29% cash discount signal real pricing room; delivery spread too wide to plan around
If Auja manages it
short-term rental, furnished to our standard, from delivery
Expected nightly rate
EGP 7,000
Expected occupancy
50%
183 nights a year
Gross revenue a year
EGP 1,281,000
To you, after costs and our fee
EGP 789,000
≈ EGP 66,000 a month
Net yield on the price
4.8%
Net yield on price + fit-out (EGP 2,400,000)
4.2%
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
- 5%
- EGP 825,000
- Tenor
- 8 years
- Quarterly
- Indicative monthly
- EGP 163,281
- if spread evenly
- Maintenance
- 8%
- EGP 1,320,000 · at delivery
Lump payments in this plan
5% + 10% at 3 months, rest over 7 yrs (alt plan)
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.
Cash discount offered: 29%.
What this price really is
- Sheet price
- EGP 16,500,000
- 75,000 / m²
- Worth in today's money
- EGP 8,994,216
- 40,883 / m² · 45% 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 2027: EGP 5.7M.DepositInstalmentsLump paymentsMaintenanceFit-out to Auja standard% of total paid
| Year | Deposit | Instalments | Lumps | Maintenance | Fit-out | Total | Paid so far |
|---|---|---|---|---|---|---|---|
| 2026 | 825,000 | 1,469,531 | — | — | — | 2,294,531 | 11% |
| 2027keys | — | 1,959,375 | — | 1,320,000 | 2,400,000 | 5,679,375 | 39% |
| 2028 | — | 1,959,375 | — | — | — | 1,959,375 | 49% |
| 2029 | — | 1,959,375 | — | — | — | 1,959,375 | 59% |
| 2030 | — | 1,959,375 | — | — | — | 1,959,375 | 69% |
| 2031 | — | 1,959,375 | — | — | — | 1,959,375 | 78% |
| 2032 | — | 1,959,375 | — | — | — | 1,959,375 | 88% |
| 2033 | — | 1,959,375 | — | — | — | 1,959,375 | 98% |
| 2034 | — | 489,844 | — | — | — | 489,844 | 100% |
| Total | 825,000 | 15,675,000 | 0 | 1,320,000 | 2,400,000 | 20,220,000 |
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
- 2027-12-31
- source: Brochure
- What's on site now
- —
- Finish on handover
- Core & shell
- Sold by
- Developer sales office
- Hassan Allam Properties