ReportedDelivery 2027-01-15Core & shell
Mountain View iCity · Lagoon
S-Villa / iVilla · iVilla Garden · New Cairo – 5th Settlement
EGP 21,553,551
73,063 / m²
The plot
The area
Representative image · replaced by site photos after our visit
- Built-up
- 295 m²
- Land / garden
- 45 garden
- Bedrooms
- 3
- Bathrooms
- 3
Auja's opinion
Worth consideringThe location is the best on this list for daily life: Golden Square, delivered iCity clusters next door, people already living there. What is not settled is the number. Nawy shows 2.5% down, the developer's own FAQ says 5% deferred a year, and the January 2027 delivery is a compound date, not a phase date. Buy it only after the contract answers both.
Why buy
- +Established Mountain View community with occupied clusters adjacent
- +Deposit deferred 12 months: effectively no cash today
- +295 m² iVilla with a 45 m² garden at a price per metre below Sarai
Why not
- −Delivery 'Jan 2027' is compound-level; the Lagoon phase date is not in writing
- −Balloon schedule is 'TBC': you do not know the plan yet
- −Brochure is the only delivery source; that is not verified
- Who it fits
- Family homeAppreciation play
- Rental yield, gross, furnished
- —
- indicative, before costs
- Appreciation outlook
- Medium
- Golden Square address in a compound that is already partly lived in; upside depends on the phase date being real
If Auja manages it
short-term rental, furnished to our standard, from delivery
Expected nightly rate
EGP 9,000
Expected occupancy
58%
212 nights a year
Gross revenue a year
EGP 1,908,000
To you, after costs and our fee
EGP 1,175,000
≈ EGP 98,000 a month
Net yield on the price
5.5%
Net yield on price + fit-out (EGP 3,000,000)
4.8%
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 1,077,678
- Tenor
- 9 years
- Quarterly
- Indicative monthly
- EGP 189,591
- if spread evenly
- Maintenance
- 8%
- EGP 1,724,284 · at delivery
Lump payments in this plan
Deposit deferred 12 months. Balloons: TBC — get schedule
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 21,553,551
- 73,063 / m²
- Worth in today's money
- EGP 11,053,282
- 37,469 / m² · 49% below the sheet
- Cash resale, same compound
- 39,000 / m²
- ≈ EGP 11,505,000 for this size
- Plan vs cash market
- -4%
- in today's money, per m²
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. Cash benchmark: Nawy resale, 12 ready unfinished units at 6.0–6.8M cash, 125–175 m², 22 Sep 2026. 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 7.5M.DepositInstalmentsLump paymentsMaintenanceFit-out to Auja standard% of total paid
| Year | Deposit | Instalments | Lumps | Maintenance | Fit-out | Total | Paid so far |
|---|---|---|---|---|---|---|---|
| 2026keys | 1,077,678 | 1,706,323 | — | 1,724,284 | 3,000,000 | 7,508,284 | 29% |
| 2027 | — | 2,275,097 | — | — | — | 2,275,097 | 37% |
| 2028 | — | 2,275,097 | — | — | — | 2,275,097 | 46% |
| 2029 | — | 2,275,097 | — | — | — | 2,275,097 | 55% |
| 2030 | — | 2,275,097 | — | — | — | 2,275,097 | 63% |
| 2031 | — | 2,275,097 | — | — | — | 2,275,097 | 72% |
| 2032 | — | 2,275,097 | — | — | — | 2,275,097 | 81% |
| 2033 | — | 2,275,097 | — | — | — | 2,275,097 | 89% |
| 2034 | — | 2,275,097 | — | — | — | 2,275,097 | 98% |
| 2035 | — | 568,774 | — | — | — | 568,774 | 100% |
| Total | 1,077,678 | 20,475,873 | 0 | 1,724,284 | 3,000,000 | 26,277,835 |
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
- 2027-01-15
- source: Brochure
- What's on site now
- —
- Finish on handover
- Core & shell
- Sold by
- Primary broker
- Nawy