ReportedDelivery 2031-03-15Core & shell
The Butterfly · Phase 1
Townhouse – middle · TH middle · Mostakbal City
EGP 21,617,823
90,074 / m²
price list 2026-09-15
The plot
The area
Representative image · replaced by site photos after our visit
- Built-up
- 240 m²
- Land / garden
- —
- Bedrooms
- 3
- Bathrooms
- 3
Auja's opinion
Worth consideringSame money, same plan and same delivery date as Elm Tree Park, but a middle townhouse of 240 m² instead of a 293 m² garden villa, and the BUA is blank on the developer's own sheet. Sold as the luxury version of Sarai; priced as if it already were. Elm Tree Park dominates it on every measurable line.
Why buy
- +Same 3% / 12-year Madinet Masr financing
- +Inside Mostakbal City proper, on the main axis
- +Townhouse format carries less finishing cost than a villa
Why not
- −BUA is not on the sheet; the 240 m² is a published range, not a contract number
- −21.6M for a middle townhouse is a higher price per metre than the S-Villa next door
- −No delivered Minka phase to walk through; you are buying a brochure
- −Delivery March 2031 with the same balloon-heavy schedule
- Who it fits
- Family home
- Rental yield, gross, furnished
- —
- indicative, before costs
- Appreciation outlook
- Medium
- First Minka project on the Al-Amal axis; no delivered track record on this exact site yet
If Auja manages it
short-term rental, furnished to our standard, from delivery
Expected nightly rate
EGP 7,500
Expected occupancy
50%
183 nights a year
Gross revenue a year
EGP 1,373,000
To you, after costs and our fee
EGP 845,000
≈ EGP 70,000 a month
Net yield on the price
3.9%
Net yield on price + fit-out (EGP 2,600,000)
3.5%
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
- 3%
- EGP 648,535
- Tenor
- 12 years
- Monthly
- Indicative monthly
- EGP 145,620
- if spread evenly
- Maintenance
- 8%
- EGP 1,729,426 · At delivery
Lump payments in this plan
Same 12-balloon structure as Elm Tree Park — 12,810,938 (59.3%) in annual lumps
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 21,617,823
- 90,074 / m²
- Worth in today's money
- EGP 8,873,139
- 36,971 / m² · 59% 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 2030: EGP 6.3M.DepositInstalmentsLump paymentsMaintenanceFit-out to Auja standard% of total paid
| Year | Deposit | Instalments | Lumps | Maintenance | Fit-out | Total | Paid so far |
|---|---|---|---|---|---|---|---|
| 2026 | 648,535 | 623,224 | — | — | — | 1,271,759 | 5% |
| 2027 | — | 679,881 | 903,625 | — | — | 1,583,506 | 11% |
| 2028 | — | 679,881 | 972,802 | — | — | 1,652,683 | 17% |
| 2029 | — | 679,881 | 1,124,127 | — | — | 1,804,007 | 24% |
| 2030keys | — | 679,881 | 1,253,834 | 1,729,426 | 2,600,000 | 6,263,140 | 48% |
| 2031 | — | 679,881 | 1,470,012 | — | — | 2,149,892 | 57% |
| 2032 | — | 679,881 | 1,080,891 | — | — | 1,760,772 | 64% |
| 2033 | — | 679,881 | 1,080,891 | — | — | 1,760,772 | 70% |
| 2034 | — | 679,881 | 1,080,891 | — | — | 1,760,772 | 77% |
| 2035 | — | 679,881 | 1,080,891 | — | — | 1,760,772 | 84% |
| 2036 | — | 679,881 | 1,033,332 | — | — | 1,713,212 | 90% |
| 2037 | — | 679,881 | 1,729,426 | — | — | 2,409,306 | 100% |
| 2038 | — | 56,657 | — | — | — | 56,657 | 100% |
| Total | 648,535 | 8,158,566 | 12,810,722 | 1,729,426 | 2,600,000 | 25,947,249 |
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
- 2031-03-15
- source: Stamped price sheet
- What's on site now
- —
- Finish on handover
- Core & shell
- Sold by
- Developer sales office
- Minka / Madinet Masr