Most buyer problems are not about negotiating the price — they are about things that could have been inspected before signing: a missing document, a plan violation, or a price 30% above the district for no reason. The inspection takes half an hour if you have the right list, and it saves weeks of endless argument.
Here is a checklist you can print and run against any property — second-hand or new project. The figures are approximate evaluation models, and legal references must come from a lawyer or notary — not from the seller or the agent.
1) The title record, possession, and the approved plan
Ask for a recent copy of the title record (not years old) and confirm:
- The seller's name is really there and their share is clear.
- No mortgage, seizure or lawsuit registered — if there is, stop.
- Possession is electronic (registered ownership), not a "hand deed".
- For company property: possession plus a lien notification does not prove ownership — request the completed building and licence.
The step people forget: request the record yourself, not a copy from the seller. A mortgage does not always mean failure — but it does mean you need the bank's approval before any payment.
Next, the approved plan: any property outside it carries demolition risk. Confirm the written area matches the actual area, check build ratios and setbacks, and look for unlicensed additions — they affect resale. If the flat has been subdivided, the metre difference can be thousands of pounds.
2) Comparables — five properties in the same district
Compare against whatever is commonly offered right now in the same district and roughly the same area. Compare within one district, not a whole "area" — the gap between districts can exceed the gap within one. A blank model to fill in:
| # | District / address | Area | Price per m² | Finish | Notes |
|---|---|---|---|---|---|
| 1 | |||||
| 2 | |||||
| 3 | |||||
| 4 | |||||
| 5 |
Average the district's price per metre: if the property is more than 15% – 20% above that average with no clear reason, the price is inflated. Compare against prices actually listed today, not prices achieved a year ago.
3) The technical inspection of the finishes
Take a good engineer or technician if you can — or walk this list:
- Damp in partitions and floors (white marks or smell).
- Cracked tiles, leaking bathrooms and kitchen.
- Electrical capacity (air conditioning + water heaters at the same time).
- Doors, windows, sealing and insulation.
- Fixtures and appliances if the contract mentions them.
If the flat needs major work, cost it yourself and deduct it from the asking price — "needs renovation" does not mean "a bargain". Flat price + renovation costs = one figure to compare against ready flats in the same district.
A technical inspection that costs you 1,000 – 2,000 pounds saves you tens of thousands. The buyer who refuses an inspection is usually hiding something.
If no inspection is possible before payment, write the right to inspect before completion into the contract — any clause that blocks your inspection blocks your purchase.
4) The yield formula
If you are buying to let, calculate it yourself:
Annual rent ÷ (purchase price + buying costs) × 100
- A good yield in Egypt: 6% – 9% — see the ROI calculation guide.
- Deduct from the net: voids, maintenance, taxes, and the financing instalment if any.
- Any promise of a "guaranteed 15%" = restart the calculation from the beginning.
For instalment projects, add late finishing payments and delay penalties — they turn a "sweet yield" into an ordinary one in the delivery year. If you will finance, put the instalment on the other side too — see comparing bank mortgage offers.
5) The developer's standing, and your exit
Legal standing: the commercial register and main activity, building permits, projects already delivered (dates and average delay days), and contract terms: payment dates, penalties and cancellation — our walkthrough is in tips before signing. Also ask: how many units actually delivered? Any litigation? Does the company reply when delays happen? The answers must be read before signing, not after.
Resale conditions: if you may sell in a few years, the property must be "easy to sell": immediate transfer capability; comparables easy to view; a mid-range area and price; clear transfer limits and any early-resale penalty. A property that fails the seventh check usually sits with you — capital standing still instead of earning.
6) Practical steps — the short version
- Request all documents before any deposit (record, plan, contract).
- Fill the comparables table with five properties in the district.
- Go to the viewing with the technical inspection list in hand.
- Work out the yield and the costs on paper — no guessing.
- Verify the company's record before signing.
- Take your time: any pressure to sign today = stop.
- Review the whole file with a lawyer or expert before paying.
Run it once and you will see it takes half an hour. After that, every new property gets the same seven questions in order — and far fewer deals will come to you.
Over 12 years in the Egyptian and Gulf real-estate markets, specializing in ROI analysis and investment portfolio management.