Real advice. Real clarity.

Guiding you home. Building your future.

I help buyers compare Madinet Masr projects in East Cairo through clear locations, starting prices, payment plans and direct guidance before making a property decision.

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MNHDMadinet Masr official project focus

East CairoSuez Road · Mostakbal City · New Heliopolis

AdvisorClear guidance before you decide

Amr Sayedelahl · Real Estate Advisor

Project snapshot

Projects4

Starting4M

Plan up to15y

FocusMNHD

What I do

Advisory built around the right project fit.

Every recommendation starts with the location, unit type, payment plan, and why that choice fits your goal before you commit.

Projects

Compare Madinet Masr launches.

View Taj City, Sarai, The Butterfly and Talala with locations, starting prices, amenities, and project media.

Open projects

Calculators

Run the numbers before you buy.

Use the Sarai market snapshot, editable 2031 forecast, payment schedule and USD/EGP comparison tools.

Open calculators

Featured projects

Pick a project. See the entry price and the numbers.

Four Madinet Masr launches across East Cairo's growth corridors. Clean project locations, official-style renders, amenities, and starting prices by unit type.

Sarai investment snapshot

Buy today. View the 2031 outlook.

An editable buyer scenario using today's entry price, payment assumptions and projected 2031 outcomes. Official facts are separated from forecast assumptions.

2026 → 2031 forecast

Official community scale 5.5M SQM Madinet Masr Sarai master community

Official location Cairo-Suez Road Accessible from Al-Amal Axis

Published plan examples Phase-specific terms Club Views: 0% / 12y · ESSE: 5% / 8y · delivery 4y

Historic market scenario

Sarai Market Snapshot - 2019 to 2026

Edit the launch, paid, resale, company and annual rent figures below. The table calculates yield on launch price, appreciation per year over seven years and formula-based return on equity. Applying a rate uses the midpoint of that product's calculated appreciation range in its 2031 forecast.

Product	Launch 2019	Paid by 2026	Resale value 2026	Company price 2026	Rent / year 2026	Yield on launch	Appreciation / year	Calculated ROE	Forecast
{{ scenario.product }}	M	M	M	M	K EGP	{{ saraiHistoricMetrics(scenario).rentYield }}	{{ saraiHistoricMetrics(scenario).cagr }}	{{ saraiHistoricMetrics(scenario).roe }}

Seeded from the supplied market snapshot reference. These editable resale and rent figures are illustrative market inputs, not presented as official Madinet Masr published historical prices.

Company price today

M EGP

Down payment

Installment plan

years

Delivery

years

2031 growth assumption

% / yr

Resale 2031 low

Resale 2031 high

Company price 2031 low

Company price 2031 high

Annual rental yield low

Annual rental yield high

Edit assumptions for {{ activeSaraiScenario.product }}. Results update instantly using a five-year hold to 2031.

Price today{{ saraiMetrics(activeSaraiScenario).price }}

Down payment{{ saraiMetrics(activeSaraiScenario).down }}

Paid by delivery{{ saraiMetrics(activeSaraiScenario).paid }}

Resale 2031{{ saraiMetrics(activeSaraiScenario).resale }}

Company price 2031{{ saraiMetrics(activeSaraiScenario).company2031 }}

Growth scenario 2031{{ saraiMetrics(activeSaraiScenario).growthValue }}

Rent / year{{ saraiMetrics(activeSaraiScenario).rent }}

Equity by 2031{{ saraiMetrics(activeSaraiScenario).equity }}

Yield today{{ saraiMetrics(activeSaraiScenario).yield }}

Expected ROE{{ saraiMetrics(activeSaraiScenario).roe }}

Payment plan{{ activeSaraiScenario.downPct }}% / {{ activeSaraiScenario.planYears }} years

Growth assumption{{ saraiMetrics(activeSaraiScenario).growthPct }}

Product	Price today	Down payment	Paid by delivery	Resale 2031	Company price 2031	Rent / yr 2031	Yield today	Equity 2031	ROE
{{ scenario.product }}	{{ saraiMetrics(scenario).price }}	{{ saraiMetrics(scenario).down }}	{{ saraiMetrics(scenario).paid }}	{{ saraiMetrics(scenario).resale }}	{{ saraiMetrics(scenario).company2031 }} Growth case: {{ saraiMetrics(scenario).growthValue }}	{{ saraiMetrics(scenario).rent }}	{{ saraiMetrics(scenario).yield }}	{{ saraiMetrics(scenario).equity }}	{{ saraiMetrics(scenario).roe }}

Build equity during construction. Explore Sarai units today with payment flexibility and potential long-term rental and resale value.

{{ activeSaraiScenario.downPct }}% down payment {{ activeSaraiScenario.planYears }}-year installments Delivery around {{ activeSaraiScenario.deliveryYears }} years Growth case: {{ saraiMetrics(activeSaraiScenario).growthPct }} annually = {{ saraiMetrics(activeSaraiScenario).growthValue }} in 2031 Apply a 2019 to 2026 appreciation rate above to calculate a growth case 2031 equity: {{ saraiMetrics(activeSaraiScenario).equity }} Projected yield: {{ saraiMetrics(activeSaraiScenario).yield }}

*Official community and published phase examples are sourced from Madinet Masr's Sarai project page. Historical growth is calculated only from prices entered above; forecast figures and payment inputs are editable scenario assumptions, not guaranteed returns. Confirm current phase prices and terms before purchase.

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✓ Selected

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Comparing

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You pay {{ fmt(selectedProject.price * selectedProject.downPct / 100) }} EGP down + {{ fmt((selectedProject.price - selectedProject.price * selectedProject.downPct / 100) / selectedProject.paymentYears) }} EGP/yr for {{ selectedProject.paymentYears }} years.

Hold for {{ state.years }} years

Sale at year {{ state.years }} · Rent starts year {{ selectedProject.deliveryYears + 1 }}

Project price (EGP)

EGP

Down payment{{ selectedProject.downPct }}%

Installment years{{ selectedProject.paymentYears }} yrs

EGP inflation{{ state.inflation }}% /yr

EGP depreciation vs USD{{ state.fxDepreciation }}% /yr

USD rate now1 USD = {{ state.usdRate }} EGP

1 USD = EGP

Gold annual return (USD){{ state.goldPct }}% /yr

Stocks annual return (USD){{ state.stocksPct }}% /yr

Property appreciation{{ state.reAppreciation }}% /yr

Rental yield (post-handover){{ state.reYield }}% /yr

For a fair comparison, alternative assets receive the same cash schedule (down + yearly installments) as the real-estate payment plan — not a lump sum.

Best

After {{ state.years }} years

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≈ {{ fmt(a.localEnd) }} EGP

{{ pct(a.usdAnnualized) }} / yr {{ a.usdProfit >= 0 ? '+' : '' }}${{ fmt(a.usdProfit) }} profit

The bottom line

Over {{ state.years }} years you pay in {{ fmt(totalInvested) }} EGP (≈ ${{ fmt(totalInvestedUsd) }} USD) on the {{ selectedProject.name }} schedule. That same cash schedule becomes:

{{ a.name }} ${{ fmt(a.usdEnd) }} {{ pct(a.usdAnnualized) }}/yr

Location intelligence

The address is the first investment filter.

Each project sits on a different East Cairo corridor. The goal is to understand road access, nearby demand drivers, delivery, amenities, and future demand before choosing the unit.