How Egyptian developer payment plans actually work

Most buyers in Egypt don't shop by total price. They shop by three numbers: how much down, over how many years, and when do I get the keys. This is why our search filters put payment terms front and centre.

The three numbers

1. Down payment (%) — typically 5–15% for primary-market units. Some launches go to 0% for a limited window; resale units are usually higher because you're taking over an existing plan.
2. Instalment period (years) — 6 to 10 years is common today, occasionally 12. Longer isn't always cheaper: developers price the plan into the unit.
3. Delivery — expect 3–4 years for off-plan. "Ready to move" units carry a premium but avoid delivery risk entirely.

Equal instalments vs. front-loaded

Most plans are equal quarterly or monthly instalments. Watch for:

• Delivery payments — a lump sum (often 5–10%) due at handover.
• Maintenance deposit — 8–10% of unit price, paid around delivery, held by the developer.
• Club membership — a separate one-off in some communities.

Comparing plans across compounds

The honest way to compare is the monthly cash-out including the down payment amortised over the same window, not the headline "10% over 8 years". Our listing pages show the computed monthly instalment for exactly this reason.

If a plan looks unusually generous, ask what the cash price is. The gap between cash and instalment price is the developer's implied interest.

Talk to a Cardo consultant if you want us to model two or three options against your budget.