ReportedReady to moveSemi-finished
Galleria Moon Valley · Moon Valley
Penthouse · PH · New Cairo – other
EGP 10,000,000
43,478 / m²
The plot
The area
Representative image · replaced by site photos after our visit
- Built-up
- 230 m²
- Land / garden
- —
- Bedrooms
- 3
- Bathrooms
- 3
Auja's opinion
Worth consideringAt roughly 43,000 per metre this is the cheapest genuine penthouse we found in New Cairo, in an occupied compound, ready now. The address is South Investors, not the Fifth Settlement core, and semi-finished means 1–1.5M before you can rent it. For an investor who wants yield from a real roof terrace, the arithmetic works; as a marital home it depends on how much the postcode matters to you.
Why buy
- +~43,000 EGP per metre: half the price of Villette per metre
- +Occupied compound; you can see your neighbours today
- +230 m² penthouse format rents well furnished
Why not
- −Resale means cash or a short seller plan, no developer financing
- −Semi-finished: add 1–1.5M and 4–6 months
- −Lower-prestige address limits appreciation and the buyer pool at exit
- −Delivery date given verbally on a delivered unit: get the handover letter
- Who it fits
- Rental investmentFamily home
- Rental yield, gross, furnished
- 8%
- indicative, before costs
- Appreciation outlook
- Medium
- Cheapest real penthouse per metre in New Cairo; the address caps the ceiling but the entry is low
If Auja manages it
short-term rental, furnished to our standard
Expected nightly rate
EGP 5,500
Expected occupancy
55%
201 nights a year
Gross revenue a year
EGP 1,106,000
To you, after costs and our fee
EGP 681,000
≈ EGP 57,000 a month
Net yield on the price
6.8%
Net yield on price + fit-out (EGP 1,600,000)
5.9%
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
Resale — the seller sets the terms. Most sellers want the majority up front; some accept a short installment plan. We negotiate this for you.
Cash flow, year by year
Resale: the price is due on signing; fit-out at handover.DepositInstalmentsLump paymentsMaintenanceFit-out to Auja standard% of total paid
| Year | Deposit | Instalments | Lumps | Maintenance | Fit-out | Total | Paid so far |
|---|---|---|---|---|---|---|---|
| 2026keys | 10,000,000 | — | — | — | 1,600,000 | 11,600,000 | 100% |
| Total | 10,000,000 | 0 | 0 | 0 | 1,600,000 | 11,600,000 |
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
- 2026-09-01
- source: Verbal
- What's on site now
- —
- Finish on handover
- Semi-finished
- Sold by
- Resale broker