Apartments for sale in the New Administrative Capital
Most New Capital apartments on the market are either unbuilt or delivered core-and-shell. Establish which you are being offered before discussing price, because the gap between them is months of work and a large sum.
The apartment market here splits cleanly in two: developer off-plan sales, and first-owner resale from people exiting instalment plans. The second group is growing, and it is where a buyer who wants a finished unit now should look.
Off-plan or first-owner resale
| Developer off-plan | First-owner resale | |
|---|---|---|
| What exists | Often nothing yet | The actual unit, inspectable |
| Price | List, with plan built in | Negotiable — the seller wants out |
| Payment | Long instalment plans | Cash, or assuming their plan |
| Delivery risk | Yours to carry | Already passed |
| Finishing | Usually core-and-shell | Sometimes finished by the first owner |
| Registration | Waits on the developer's parent title | Same constraint, inherited |
For anyone who wants to occupy or let within a year, first-owner resale of a delivered unit is the better structure. You are buying the same product with the delivery risk already spent.
Core-and-shell: what it actually means
على المحارة delivery is bare blockwork and screed — no flooring, no internal doors, no kitchen, no bathroom fittings, sometimes no internal plastering.
- Budget a substantial sum on top of the purchase price.
- Budget several months, with someone on site supervising.
- If you are buying from abroad, this is very hard to manage remotely and finished stock is usually the better decision.
- Get the specification schedule in writing so you know exactly what is and is not included at handover.
Snagging a delivered unit
- Every window and door: alignment, seals, locks, and whether the aluminium sits square in the opening.
- All taps, drains and the shower running together; check under sinks after ten minutes.
- Floor levels and tile lippage.
- Every socket and switch with a tester, and the distribution board labelling.
- Air conditioning condensate drainage — badly routed drains cause chronic wall damage.
- Balcony falls and drainage, and roof waterproofing on top-floor units.
Establish whether the developer's warranty survives a resale to you. Often it does not, and that is worth a price adjustment.
Owner listings on this site
Common questions
Are New Capital apartments delivered finished?
Frequently not. Core-and-shell is standard from many developers here, so the advertised price is not the cost of a liveable apartment.
Which district should I buy an apartment in?
The one with the most delivered and occupied units you can afford. Occupancy matters more than specification in a city still filling in.
Can I let a New Capital apartment?
Demand is tied to how many people have actually moved in, which varies sharply by district. Check occupancy before assuming rental income.
Last reviewed September 2026. Prices, tax rates, residency thresholds and ownership rules in Egypt change frequently — verify anything you are relying on.