ReportedReady to moveFully finished
Villette · V Residences
Penthouse · PH 285 (B) · New Cairo – 5th Settlement
EGP 30,000,000
105,263 / m²
The plot
The area
Representative image · replaced by site photos after our visit
- Built-up
- 285 m²
- Land / garden
- —
- Bedrooms
- 3
- Bathrooms
- 3
Auja's opinion
We would not buySame unit type, same phase, three doors from the 18M penthouse, listed at 30M with the delivery source as a brochure. Unless a site visit finds a spec difference worth 12M, this is pure anchoring. We would not buy it at this price and we sent it back to the agent to find out why it exists.
Why buy
- +Same building and format as the unit we recommend
Why not
- −30M against 18M for the identical type in the same phase
- −Delivery source is a brochure on a delivered unit
- −Empty, not occupied: no sign of an owner who has invested in it
- Who it fits
- Rental yield, gross, furnished
- —
- indicative, before costs
- Appreciation outlook
- Low
- Nothing about this unit justifies 30M when the same type sells at 18M three doors away
If Auja manages it
short-term rental, furnished to our standard
Expected nightly rate
EGP 9,500
Expected occupancy
57%
208 nights a year
Gross revenue a year
EGP 1,976,000
To you, after costs and our fee
EGP 1,217,000
≈ EGP 101,000 a month
Net yield on the price
4.1%
Net yield on price + fit-out (EGP 1,200,000)
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
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 | 30,000,000 | — | — | — | 1,200,000 | 31,200,000 | 100% |
| Total | 30,000,000 | 0 | 0 | 0 | 1,200,000 | 31,200,000 |
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
- 2026-02-01
- source: Brochure
- What's on site now
- —
- Finish on handover
- Fully finished
- Sold by
- Resale broker