Apartment · 105 sqm · Marina 8 (M8)

This unit is a 1 bed apartment of 105 m² in Marina 8 (M8) by Saudi Egyptian Developers (SED) in Al Alamein, North Coast.

The unit's current contract value is EGP 4,816,000. The current market reference for a comparable unit, after EXITLY's review, is EGP 12,000,000 — about EGP 114,286 per m².

The contract value is EGP 7,184,000 below the market reference.

Neither figure is payable; what the buyer pays now is the "total you pay now" shown on this page.

Paid in cash so far is EGP 2,865,520 — what the seller actually paid toward the unit price, as verified by EXITLY. Together with any expenses the seller paid that the buyer reimburses and the EXITLY fee it forms the "total you pay now"; nothing above what they paid is asked for the seller.

EGP 1,950,480 remains with the developer, paid on the developer's own plan.

The instalment is EGP 216,700 (quarterly), over 9 instalments.

In most cases, yes. A unit that still carries instalments is sold by transferring the contract to the new buyer, who takes your place in it and continues the remaining payments.

In practice: you agree with the buyer on what they pay you for what you have already paid the developer, and then you go to the developer together to have the contract formally moved into their name.

The transfer conditions themselves differ by developer and by contract — some require a minimum percentage paid before they will approve one, and transfer fees vary. Your contract and the developer’s own policy are what decide.

Overdue instalments do not close the door on selling. They do affect it: most developers will not approve a transfer until the arrears are settled.

It is common for seller and buyer to agree that part of the amount goes to the developer to clear the arrears first, and the transfer completes after that.

EXITLY reviews each case individually — arrears are never an automatic refusal.

A transfer moves the unit’s contract from your name to a new buyer’s, at the developer. The contract itself continues; what changes is who the buyer in it is.

This differs from selling a delivered and registered property: a unit still under construction, or not yet registered, is still at the contract stage with the developer, so the change happens there rather than at the property registry.

The developer approves and documents the transfer, and sets its own conditions and fees for it.

The down payment is the part paid at signing, before the instalments begin. It is set as a percentage of the unit’s total value, and the developer sets that percentage according to the project and the payment plan.

The larger the down payment, the smaller the monthly or quarterly instalment, and the other way round.

On a resale unit, what you pay the seller is usually against what they have already paid the developer, after which you continue the remaining instalments.

The longer the term, the smaller the instalment and the lighter the monthly burden. But the longer the term, the further the commitment extends and the higher the total usually becomes.

Long plans suit someone minimising the instalment; short plans suit someone wanting the commitment finished sooner.

The right comparison is the total paid across the whole plan, not the instalment on its own.

Property is not an easily liquid asset: selling a unit takes time and depends on finding a buyer willing to pay and to carry the remaining instalments.

What makes a later sale easier: a project with real demand, a well-known developer, a unit type common in that area, and a paid percentage that keeps the amount asked of a buyer reasonable.

What makes it harder: a very high paid percentage, which makes the buyer’s required amount large, or a unit type with thin demand where it sits.

Think about the exit while you are entering, not afterwards.

The contract price is the value written into the unit’s contract at the time it was signed with the developer. If that was years ago, the figure reflects prices then rather than today.

That is why a unit contracted some time ago can carry a contract value below the same project’s price now.

It does not mean the sale happens at the contract price — the seller and buyer agree an amount, and the gap between the two figures is what they are discussing.