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In the current Egyptian real estate market, flashy advertising campaigns and large-scale "on-paper" projects are no longer enough to attract discerning investors. The benchmark of trust has shifted decisively to actual project delivery, a trend reinforced by a landmark ruling from Egypt’s Court of Cassation.

The ruling holds developers legally accountable for delays exceeding two years without a valid force majeure reason, making them liable for immediate compensation. This decision effectively ends years of postponement and strengthens the rights of buyers under the law.

Execution Before Announcement

Leading developers agree that the market now demands strategic growth over aggressive expansion. Bayoumi Zakaria, CEO of Al Madina Real Estate, emphasizes that a developer’s strength is measured by what they deliver, not merely what they market, highlighting the company’s track record of completing over 20 projects in New Cairo before expanding further. Similarly, Yasser Khalaf, Chairman of Cairo Capital, asserts that occupied, functioning developments are the true indicator of readiness, not just construction progress.

Ready-to-Use Projects: The Safer Investment

The market clearly favors completed, operational projects, particularly in the commercial sector. Engineer Hisham Madkour, Vice Chairman of Madkour Holding, notes that ready-to-use projects reduce risk and provide faster returns. Ahmed Atiya, CEO of Madkour Development, adds that the market now demands modern assets with professional operational management that can sustain long-term value.

Prime Locations and Operational Value

Success increasingly depends on strategic locations and mixed-use projects. Mohamed El Maghazi, co-founder of Mini Market, highlights the scarcity of land in New Cairo, which elevates the importance of premium locations. Ahmed Shaker, also a co-founder, adds that infrastructure development rewards projects offering tangible operational value, ensuring high occupancy rates and sustainable returns.