Oaks Egypt New Capital City

Oaks Egypt New Capital City: a furnished hotel flat at half Sofitel's metre, keys in a year

Oaks Egypt New Capital City is a tower of hotel apartments by Margins Development in the Capital's Downtown, at the entrance to Central Park, on a plot of about 9,239 m². Flats are handed over furnished and, per the developer, run by an international hotel company with hotel services: housekeeping, reception and concierge. Flats are due October 2027, about a year away. Below, every unit type gets its metre and monthly cost, the sum paid before handover is totalled, and both flats and shop are set beside what nearby towers and Margins' sister project ask.

Oaks Egypt prices from the developer

• One-bedroom flats between 30 and 90 m²: 5,410,000 to 16,960,000, close to 180,300 a metre on the small one and about 188,400 on the large. 15% down, seven years.
• Studio, 60 m²: 10,930,000, around 182,200 a metre, on 10% down over six years.
• Two-bedroom, 143 m²: 24,380,000, near 170,500 a metre, with only 5% down but a five-year term.
• One shop, 43 m²: 8,820,000, about 205,100 a metre, on 15% down over eight years, due a month before the flats.

Flats and the studio come furnished; no finishing is stated for the shop. Note that the studio (60 m²) is bigger than the smallest one-bedroom (30 m²), so the label says nothing about size here. Ask for each unit's layout before comparing.

Each type on its own plan

What sets Oaks apart is that every type has its own deposit and term, which moves the instalment like this:

• The 30 m² one-bedroom books with 811,500 and runs near 54,700 monthly across 84 months. The largest (90 m²): 2,544,000 down and near 171,600.
• The studio books with 1,093,000 and runs roughly 136,600 monthly across 72 months.
• Two-bedroom: just 1,219,000 down, barely more than the studio, yet close to 386,000 a month for 60 months, the heaviest instalment in the tower.
• Shop: 1,323,000 down and about 78,100 a month for 96 months.

So the two-bedroom is easy to enter and hard to keep up: a small deposit and a monthly sum that needs a large income. The one-bedroom is the reverse, a higher share up front and a lighter instalment over longer.

Paid by handover

About 12 instalments fall before the keys. By then you will have paid close to 1.47 million on the smallest one-bedroom (around 27% of its price), about 2.73 million on the studio (25%) and near 5.85 million on the two-bedroom (24%). The rest runs six years on the one-bedroom, five on the studio and four on the two-bedroom. Since the flat is furnished and hotel-managed, letting can begin the first month after handover, with rent helping to pay off the balance.

One-bedroom: 30 m² or 90?

Within one-bedrooms the sum runs against the usual pattern. Between the 30 m² flat (5.41 million) and the 90 m² one (16.96 million) lie about 11.55 million; spread over the sixty metres between them, each added metre costs some 192,500, more than the small flat's own metre. Here the big flat is not cheaper per metre, quite the opposite. If letting is the aim, the small one costs far less, so ask the operator what each size is expected to earn and judge the yield on the price, not the metre.

Only two one-bedroom units are listed, so ask Margins whether any sizes between 30 and 90 m² exist.

From one bedroom to two: the added metre is cheaper

The largest one-bedroom is 90 m² at 16.96 million; the two-bedroom 143 m² at 24.38 million. Those extra 53 m² come to roughly 7.42 million, so each one costs near 140,000, well under what a metre of the one-bedroom costs. If you are eyeing the biggest one-bedroom, the two-bedroom is better value per metre, though its monthly instalment is far higher because of the short term.

Oaks, or Sofitel Oia Towers?

Sofitel Oia Towers in R7, about a kilometre away, is the nearest hotel-managed residence. Sofitel's smallest two-bedroom is 169 m² and costs close to 58.58 million; at around 346,700 per metre, that is roughly double what Oaks charges. Between the Oaks two-bedroom (143 m²) and Sofitel's smallest lie about 34.2 million for 26 more metres. Sofitel is listed finished, on 10% down over seven years, due January 2028, three months after Oaks. The gap is the hotel name, flat sizes and services; if hotel-managed letting is the goal, Oaks gets you in for far less. In both, ask about the management contract: the operator's share of rent, and how many days a year you may stay yourself.

Oaks, or Sheraton Residence by the same developer?

Margins runs a second project on the same model: Sheraton Residence in Mostakbal City, New Cairo. Head to head:

• Studio: at Sheraton Residence a 60 or 62 m² studio costs close to 12.22 million, which is about 1.29 million more than here. Its term is eight years, though, so the instalment is near 114,600, some 22,000 a month lighter.
• Two-bedroom: Sheraton Residence sells 132 m² near 27.97 million, so Oaks is about 3.59 million cheaper and 11 m² larger. Sheraton's instalment is around 262,200 against about 386,000 at Oaks, thanks to the eight-year term.
• Date: Sheraton Residence is due October 2029, exactly two years after Oaks.

So Oaks is cheaper and sooner, Sheraton Residence lighter per month. Margins also has Lusail Residence in the 6th Settlement, but those are ordinary homes at about 63,600 a metre, not hotel flats.

A hotel flat or an ordinary flat in Downtown?

If hotel management and furniture don't matter to you, Moonreal Tower, 700 m away, offers finished one-bedrooms starting at 71 m² for about 6.45 million. Its metre, near 90,900, is half of Oaks'. But it is due July 2030 with no hotel operator, and that gap is the price of furniture, management and a near date. The other way, Nile Business City, 400 m off, sells a 62 m² studio near 25.8 million, more than twice the Oaks studio, due October 2030.

The Oaks shop, or Downtown's other shops?

The Oaks shop is 43 m² at 8.82 million, near 205,100 a metre, handing over in under a year. Around it:

• Code, 600 m away, prices its 42 m² shop near 9.24 million. That is around 420,000 above Oaks for one metre less, and the keys arrive nearly two years after.
• Striple Walk stands just 100 m away. Its cheapest shop, 37 m², asks 6.8 million (close to 183,800 per metre) spread over 14 years, yet it hands over only in October 2030.
• UniTower, a kilometre off, charges close to 9.25 million for its smallest shop of 30 m², around 308,400 per metre, and hands over early next year.
• Radix Agile, 300 m off, asks close to 9.11 million for only 20 m², about 455,400 per metre.

So the Oaks shop's metre sits in Downtown's lower band with a near date, and its customers come built in: the hotel flats' residents and guests.

Inside the tower

Per the developer, the ground and first floors hold shops, the second services such as a spa and gym, and hotel flats run from the third floor up, with an infinity pool, restaurant and café on the roof, plus a lobby, meeting rooms and parking. The tower is two minutes from Al Masa Hotel, three from the Government District, five from the Financial District, a minute from the Green River and close to the monorail. Levels Business Tower, 500 m away, is another neighbour, with offices from 51 m² near 11.05 million.

Before buying a hotel flat

A hotel flat is not costed like an ordinary one. Rent is split between you and the operator, there is usually a yearly service charge, and furniture needs renewing after some years. So ask Margins for the management contract in writing, the operator's share, the days you may use the flat yourself, the inventory handed over with it, and whether you can sell while the contract runs.

Want to know what a hotel flat could earn you a year after the operator's share? Message Masharf on WhatsApp.