Payment plans in Egyptian property: deposit, years, and how to compare offers

The short answer

A payment plan is the agreement between buyer and developer that sets three things: the deposit paid at booking, the number of years over which the instalments run, and the dates of payment. Across the Ahlan Homes catalogue today there are 7,815 units for sale, of which 7,604 are offered by the developer and 211 are resale units from a previous owner. The most common deposits are 5% and 10%, and the most common repayment terms are 8 and 10 years. Every figure in this article is an asking price dated 17 October 2026. None is a closed sale price, and none shows a market trend, because the catalogue keeps no price history.

Who a payment plan suits

A plan suits a buyer who has enough savings for the deposit but not the full price, or who would rather keep part of their cash for emergencies or another project. It also suits an investor who wants to buy a unit and defer most of the payment until handover. A buyer who needs a home within a few months should look at ready or near-ready units instead, because long plans assume the unit will not be handed over for years.

What the catalogue numbers say

By unit, the most common deposits are:

• 3,495 units at a 5% deposit.
• 2,777 units at a 10% deposit.
• 308 units at 2%, 206 units at 15%, and 181 units at 20%.

The most common repayment terms are:

• 2,458 units over 8 years.
• 1,856 units over 10 years.
• 605 units over 7 years, and 549 units over 5 years.

By compound, the catalogue lists 876 projects. Of these, 399 start at a 5% deposit and 298 at 10%. The maximum repayment term is 8 years at 266 projects and 10 years at 240 projects. These are project counts, not unit counts, so they should not be added to the unit figures above.

The deposit: how much is paid before handover?

The deposit is the part paid at booking or within a few days of it, calculated as a percentage of the asking price. The lower the deposit, the larger the balance that is spread over the instalments. That is arithmetic, not a forecast.

Many projects offer more than one plan at the same time. For example, Ashgar City in 6th of October City offers three: 6% over 5 years, 35% over 8 years, and 20% over 8 years. Park St. Edition in New Cairo offers a 5% deposit with either 6 or 7 years. Do not assume a project has one plan. Ask about each plan separately before you book.

The range is wide. The lowest deposit in the catalogue is 0%, at one project in El Sheikh Zayed, and a few projects set it above 30%. Read the contract before deciding on either extreme.

Years of repayment: what the instalment looks like

Take Scenario in New Administrative Capital, with an asking price of 7,864,750 EGP. A 10% deposit is 786,475 EGP, which leaves a balance of 7,078,275 EGP. Dividing that balance by the number of months, with no uplift or interest, gives:

• Over 5 years (60 months): about 117,971 EGP a month.
• Over 7 years (84 months): about 84,265 EGP a month.
• Over 10 years (120 months): about 58,982 EGP a month.

These are simple divisions. The catalogue does not show any uplift or interest, and the signed contract is the reference. The principle is clear, though: a longer term lowers the monthly instalment and raises the total paid, while a shorter term raises the instalment and ends the obligation sooner.

Compounds worth knowing

These ten projects in the catalogue show published payment plans. Asking prices are dated 17 October 2026, and delivery dates are as recorded.

• Park St. Edition in New Cairo: 5% deposit over up to 7 years, asking price 13,900,000 EGP, recorded delivery 30 December 2027.
• The Qube in New Cairo: 5% deposit over 8 years, asking price 7,317,000 EGP, recorded delivery 30 December 2028.
• Hyde Park Central Water Residences in New Cairo: 5% deposit over 10 years, asking price 6,430,000 EGP, recorded delivery 28 February 2030.
• V40 District in New Cairo: 2.5% deposit over 9 years, asking price 24,647,000 EGP, recorded delivery 31 August 2029.
• Cyra Sun Capital in 6th of October City: 10% deposit over 8 or 10 years, asking price 12,460,000 EGP, recorded delivery 31 December 2026.
• Ashgar City in 6th of October City: plans at 6%, 35% and 20% deposits, asking price 3,548,000 EGP, recorded delivery 30 June 2028.
• Scenario in New Administrative Capital: 10% deposit over 5, 7 or 10 years, asking price 7,864,750 EGP, recorded delivery 30 March 2027.
• Midtown Sky in New Administrative Capital: 10% deposit over 5 years, asking price 3,557,324 EGP, recorded delivery 30 April 2030.
• Gaia in Ras El Hekma: 5% deposit over 8 years, asking price 47,670,000 EGP, recorded delivery 31 August 2028.
• C North in Ras El Hekma: 5% deposit over 10 years, asking price 8,500,000 EGP, recorded delivery 30 August 2030.

In El Sheikh Zayed, The Hillage offers a 5% deposit over 10 years, with an asking price of 17,065,000 EGP and a recorded delivery of 30 May 2030.

Asking prices and payment terms by area

New Cairo holds the most units in the catalogue, at 2,270. Of its projects with a listed price, 127 start at a 5% deposit and 86 at 10%. The median asking price across them is about 10.9 million EGP. See the New Cairo area page for the full list of districts and compounds.

6th of October City holds 1,457 units. Of its priced projects, 44 start at 5% and 38 at 10%, with a median asking price of about 8.9 million EGP. See the 6th of October City area page.

New Administrative Capital holds 1,301 units. Of its priced projects, 59 start at 10% and 30 at 5%, with a median asking price of about 6.4 million EGP. See the New Administrative Capital area page.

North Coast-Sahel holds 1,119 units and has the highest median asking price, about 17.5 million EGP. Of its priced projects, 95 start at 5% and 50 at 10%. See the North Coast-Sahel area page.

These are medians of asking prices, not averages of sold prices, and they should not be read as a trend.

Delivery years as recorded

By the delivery year recorded against each unit: 726 units in 2026, 740 in 2027, 1,074 in 2028, 1,654 in 2029, 2,472 in 2030, 113 in 2031 and 29 in 2032. Another 18 units carry 2024 or 2025. Some units have no year on record and are not counted here.

In practice, most units on offer are recorded for handover between 2028 and 2030. These are dates the developer has put on the record. They are not market forecasts, and they must be confirmed in the contract. Some delivery entries are a year only, others a month and day, so read each one as written.

Access and landmarks from the record

Distances from the record, in kilometres, for a few projects:

• Park St. Edition: Bouri Square 0.9 km, G.OUT Mall 1.8 km, German University in Cairo 4.3 km, Almaza Airport 10.7 km.
• The Qube: ElFedaa Mall 0.7 km, AUC New Cairo 2.4 km, Lotus Square 4.1 km.
• V40 District: Future University 0.9 km, Meeting Point Mall 1.1 km, Durrat Al Qahira Hospital 2.4 km, Lotus Square 2.7 km.
• Scenario: Ainava 0.2 km, German International University of Applied Sciences 4.3 km, Capital International Airport 15.6 km.
• C North: C-Side 0.3 km, C Reef 0.7 km, Alamein International Airport 31.8 km.

These are straight-line distances as recorded. They are not drive times, and they do not reflect traffic.

How to compare two offers

When two offers arrive with different plans, compare them in this order:

1. Calculate the deposit in pounds from the asking price, not only as a percentage.
2. Subtract the deposit from the price to get the balance.
3. Divide the balance by the number of months, then ask about any uplift or interest written in the contract. The catalogue does not show them.
4. Compare the date of the last instalment with the recorded handover date. If the instalments end before handover, you are paying for a unit you have not yet received. That may be a sound choice, but it should be a deliberate one.
5. Do not compare offers on price alone across different projects. Size, location and handover date matter as much.

A lower deposit means less cash at booking, but usually a larger balance to repay later. A longer term lowers the monthly instalment but raises the total cost. The right plan depends on your income, your liquidity and how long you need the unit.

FAQ

What is the usual deposit in New Cairo compounds?

The most common deposits in New Cairo are 5% and 10%. Of the area's projects with a listed price, 127 start at 5% and 86 at 10%. Some projects are lower, at 1.5% or 2.5%, and some are higher.

What is the longest payment plan in New Administrative Capital?

The longest term recorded for the area is 15 years, but the most common terms among its projects are 10, 5 and 8 years. Check the term of each plan within the project itself, because a project may offer more than one.

What is the difference between asking price and sale price?

The asking price is what a seller or developer lists in the catalogue at a given time. The sale price is what both sides agree in the final contract. The catalogue shows asking prices only and keeps no history, so it cannot tell you whether prices have risen or fallen.

Can the price change before the balance is paid?

The answer is in the contract. Before you sign, look for a clause on price changes or uplifts, and ask the developer to explain it in writing. The catalogue does not calculate any uplift, so do not rely on its figures alone.

Where on the North Coast is the lowest deposit?

On the North Coast-Sahel, 95 of the 166 projects with a listed price start at a 5% deposit, and 50 start at 10%. In Ras El Hekma, projects such as Gaia and C North start at 5%. Compare the deposit against the full asking price, because the lowest deposit in the catalogue does not mean the smallest amount paid at booking in every project.