An overview of Al Burouj
Al Burouj is a residential development in El Shorouk City, built by IMKAN Misr, offering Standalone Villas, Twin Houses, Townhouses, Residential Apartments in sizes from 90 to 340 m². Published prices currently start from 10 million EGP, and a unit can be reserved with a 5% down payment with the balance paid over 7 years.
This is not an advertisement for Al Burouj. It is the full review I work through with clients before any purchase decision: the location and the real distances, the developer's record, an analysis of the rate per square metre, an instalment schedule worked out in numbers, a comparison against the other projects in the area, and the points you need to verify before you sign. If you finish reading and conclude the project does not suit your circumstances, the page has done its job.
I am Nada Mahmoud, a real estate consultant working in the Egyptian market, helping buyers and investors choose the right unit at the right price. You can browse the other available projects or contact me directly for a free property consultation.
The developer: IMKAN Misr
Before committing to years of instalments, the most important question is not about the project — it is about the developer. Have they delivered before? Did they deliver on time? What condition are their handed-over projects in today? That is what decides whether this contract is an asset or a risk.
IMKAN Misr, formerly Capital Group Properties, is an Emirati–Egyptian development partnership, and runs Al Burouj on the Cairo–Ismailia road as one of the largest integrated communities east of Cairo.
Al Burouj covers a large area at a low building ratio with extensive green space, and includes schools, a hospital, a retail district and a working farm inside the project, which makes it a self-contained community rather than a set of residential blocks.
Having educational and medical facilities actually operating inside the project is what moves resale value, because it turns the compound from an investment choice into a permanent home for a whole family.
Where Al Burouj is and how to get there
El Shorouk and its surroundings on the Cairo–Ismailia road serve buyers who want more space at a lower rate per square metre than the Fifth Settlement, without moving further from Cairo. The area has mature infrastructure, universities and schools, and noticeably more greenery and open space than the east Cairo average.
Its position on the Cairo–Ismailia road makes the New Administrative Capital, New Cairo and the Ring Road all easy to reach, and opens onto Badr City and Obour as well. The Light Rail Transit running through the area adds the rapid public transport link that was previously missing.
Compounds here are built at low coverage ratios with large green areas, which suits families looking for a higher quality of life on a smaller budget than the Fifth Settlement demands.
Distances from El Shorouk and East Cairo
These figures are approximate and vary with traffic and time of travel, but they are the reference every buyer uses when comparing two destinations:
| Cairo–Ismailia Road | The main gateway to the area |
|---|---|
| Ring Road | 10 to 20 minutes |
| New Administrative Capital | 20 to 30 minutes |
| Nasr City | 25 to 35 minutes |
| Cairo International Airport | 25 to 35 minutes |
Unit sizes and types in Al Burouj
The units available in Al Burouj are standalone Villas, Twin Houses, Townhouses, Residential Apartments. Sizes run from 90 to 340 m², and that wide spread between the smallest and largest layout means the project serves two buyers at once: the investor looking for the smallest rentable unit, and the family looking for a full-sized home.
In the residential market, resale speed depends on how the area maps to the number of bedrooms: a 130-square-metre three-bedroom sells faster than a 160-square-metre unit with the same bedroom count, because a buyer reads the extra metres as maintenance cost rather than value. Ask about the layout, not just the total area.
The announced delivery date is Immediate handover متاح. Always insist that this date is written into the contract with a clear compensation clause for delay.
The unit types explained
Every unit type has its own pricing logic and its own resale market. Here is a quick read on each type available in Al Burouj and who it suits:
Standalone Villas
The standalone villa is the highest tier in any project for both price and privacy, with a garden on all sides and often a private pool. Villas hold their value strongly because supply within any project is limited, but their resale liquidity is slower because fewer buyers can afford them. If you are buying a villa as an investment, model the expected time to sell, not just the expected price.
Twin Houses
A twin house is two units sharing a party wall, each with its own garden and independent entrance. It offers space and privacy approaching a villa at a lower price, which makes it one of the most in-demand types in residential compounds. When viewing, pay attention to the unit's orientation, the shared wall, and where the garden sits relative to the sun.
Townhouses
A townhouse sits within a terrace of adjoining units, and the corner units command a premium because they have an extra facade and a wider garden. The townhouse is the middle ground between an apartment and a villa in both price and space, and it is one of the types that finds consistent demand in the secondary market.
Residential Apartments
The apartment is the most widely held and most liquid unit type in the Egyptian market: faster to sell, easier to let and cheaper to maintain. When comparing two apartments, the deciding factor is not total area but the layout and how efficiently the space is used: a well-arranged 130-square-metre three-bedroom outperforms a 150-square-metre unit with wasted circulation.
Al Burouj prices and the rate per square metre
Published prices for Al Burouj start from 10 million EGP (last updated 24 September 2026). That price applies to the smallest available unit and rises with size, floor, view and where the unit sits on the master plan.
The approximate rate in Al Burouj is around 111,111 EGP per square metre. The rate per square metre is the only number that lets you compare two projects in the same area fairly — comparing the headline price of a 90-square-metre unit with a 140-square-metre one tells you nothing.
When comparing the rate between two projects, three things change the equation: whether the price includes full finishing or semi-finishing, whether the stated area is net or includes a share of common space, and whether a garden or terrace is counted at a different rate. Those differences alone can reverse the comparison.
Payment and instalment plans in Al Burouj
The payment plans currently available in Al Burouj:
- Payment terms from 4 to 10 years
- Apartments from 90 m² up to 190 m²
- Townhouses and villas from 160 to 340 m²
- The monthly instalment is set to fit the buyer income
The instalment schedule worked out on the entry price
This table is calculated on the lowest published price (10 million EGP) with a 5% down payment over 7 years, so you can see the real commitment in money rather than in percentages:
| Total unit price | 10,000,000 EGP |
|---|---|
| Reservation down payment (5%) | 500,000 EGP |
| Balance to pay in instalments | 9,500,000 EGP |
| Approximate monthly instalment | 113,095 EGP over 84 months |
| Approximate quarterly instalment | 339,286 EGP |
| Approximate annual payment | 1,357,143 EGP |
The table assumes an equal split with no interest and no additional payments. Most developers add a handover payment or uneven semi-annual instalments, so the real figure can differ — ask me for the official schedule for the unit you want before deciding anything.
A practical note: the longest term is not automatically the best choice. A longer term lowers the instalment, but most developers tie the cash discount or the lower headline price to shorter terms. If you have liquidity, ask for a comparison between the 7 years plan and a shorter one and look at the real difference in the total paid — it sometimes runs to a meaningful share of the unit value.
Services and price movement in El Shorouk and East Cairo
El Shorouk has universities, institutes, schools, hospitals and mature retail services, alongside extensive green space and low building ratios compared with east Cairo generally.
I have written a full guide to El Shorouk and East Cairo covering the services and amenities around the projects, how the rate per square metre has moved, and how to compare one project against another: Guide to Real Estate Investment in Egypt. If you are weighing Al Burouj against another project in the same area, start there.
Investing in Al Burouj: yield and season
The central advantage here is the rate per square metre: the same budget buys more space than it would in the Fifth Settlement. Rental demand is driven by the nearby universities and industrial zones, and the yield tends to be reasonable and stable rather than high and volatile.
Season: A permanent residential market with stable demand year round.
Read it the way an investor would: you pay 500,000 EGP now to secure an asset worth 10,000,000 EGP, and settle the balance over 7 years. That is real leverage — any appreciation during the payment term accrues on the full value, not on the amount you have paid in. It is exactly why buying on instalments in an inflationary market can beat paying cash, provided the instalment is comfortable rather than punishing.
Payment scenarios: which one costs you less in Al Burouj?
Almost every buyer asks the same question: cash or instalments? There is no single answer — it depends on the liquidity you have and on the alternative you could invest it in. Here are three scenarios worked out on the same unit in Al Burouj:
| Scenario | Paid at contract | Monthly commitment | Who it suits |
|---|---|---|---|
| Full cash settlement | 10,000,000 EGP | None | A buyer with the full amount available, chasing the lowest net price after discount |
| A 5% down payment over 7 years | 500,000 EGP | 113,095 EGP | The largest group of buyers — the smallest upfront commitment with an extended instalment |
| Double the down payment over half the term | 1,000,000 EGP | 214,286 EGP | A buyer with partial liquidity who wants to cut the total paid and capture the shorter-term discount |
The third scenario is the one most buyers overlook, and it is usually the cheapest: a larger down payment over a shorter term reduces the total paid, because developers tie the price to the length of the term. Ask me to compare the total across all three before you choose — on the same unit the gap between two plans can run into the hundreds of thousands.
Estimating the return on a unit in Al Burouj
If you are buying as an investment you need two numbers: the annual rental yield and the expected capital growth. This is an approximate calculation on the entry price in Al Burouj at three yield levels:
| Annual yield rate | Approximate annual income | Approximate monthly income |
|---|---|---|
| 4% | 400,000 EGP | 33,333 EGP |
| 6% | 600,000 EGP | 50,000 EGP |
| 8% | 800,000 EGP | 66,667 EGP |
This table is a calculator, not a promise of return. The actual rate depends on the unit position, its size, its finishing level and whether an operator manages it, and it is reduced by maintenance charges, commissions and void periods. I do not offer guaranteed returns, and if anyone guarantees you a yield in an advertisement, read the contract carefully before believing it.
One point that matters: compare the rental income against the instalment. If the expected rent exceeds the monthly instalment, the unit roughly funds itself, which is the best case for an investor. If it falls short, make sure you can cover the gap each month from other income for the whole term.
Buying a resale unit in Al Burouj: a practical guide
Because Al Burouj is delivered and operating, most transactions here happen on the secondary market between individuals rather than through the developer. That changes the rules of the purchase entirely, and it carries a completely different set of advantages and risks from buying off plan.
The biggest advantage is that you see the product with your own eyes: the unit, the amenities, the streets, the standard of maintenance and the services as they actually are, not a render or a promise. Delivery risk disappears, and you can take possession and use or let the unit immediately. The second advantage is that the price is set by supply and demand between individuals rather than by a fixed price list, which leaves far more room to negotiate than buying from a developer does.
Against that, there are five points to check before contracting on any resale unit:
- The chain of contracts: confirm the chain from the developer to the current owner is complete and sound, and that every previous assignment is documented and approved by the developing company.
- Maintenance arrears: ask for a formal clearance from the project management, because unpaid maintenance transfers to the new owner in most cases.
- The actual condition of the unit: inspect it yourself, estimate the cost of any renovation or finishing required, and add that to the purchase price before comparing it with other offers.
- Assignment fees: the developer charges a transfer fee that varies between companies. Establish the amount and who pays it before agreeing the price.
- The unit position and phase: in a large multi-phase project, the phase and the distance from the beach or the amenities determine a fair price more than the floor area does.
The step where I make the difference for clients is establishing what a fair price actually is: I gather the offers currently on the market for the same specification in the same phase, compare on condition and position, and set a sensible price range before we start negotiating. An individual seller sometimes prices on sentiment; the market prices on comparison — and the gap between the two is your gain.
What to verify before reserving in Al Burouj
Assess the compound's own amenities rather than the city's. The difference between a project with a clubhouse and internal retail and one that is simply residential blocks becomes very clear in the resale price five years later.
This is the list I go through with every client before any signature, whatever the developer's name:
- Actual construction progress: ask for recent site photographs and visit in person — not renders.
- Delivery record: ask about an earlier project the developer actually handed over, and go and see it yourself. It is the most honest indicator available.
- The delay clause: there must be a defined grace period and explicit compensation, not open-ended wording.
- The area in the contract: confirm whether it is net or gross, and at what proportion a garden or terrace is counted in the rate per square metre.
- Maintenance charges: establish the percentage, when it is due, and whether it is one-off or annual — this cost stays with you permanently.
- Land title and permits: ask to see the land status and the building permits before paying any deposit.
- The official instalment schedule: with the payments and their dates written down, not a percentage quoted verbally.
If any of these is unclear, that is not necessarily a reason to walk away — but it is reason enough to postpone signing until it is clarified in writing.
How to reserve in Al Burouj with Nada Mahmoud
- A needs call: we establish the budget, the purpose (home, holiday, investment) and the monthly instalment that is genuinely comfortable for you.
- A shortlist: I prepare two to four suitable units inside Al Burouj and in competing projects, with prices and official instalment schedules.
- The viewing: we arrange a site visit and inspect the unit on the ground or at its current stage.
- Negotiation: I negotiate the price, the payment plan and the available discounts with you — this is the stage where the largest difference is made.
- Contract review: we go through the critical clauses (delay, area, maintenance, handover) before you sign.
- After contracting: following up the payments and the handover, and helping you let or resell the unit later if you want to.
The service is free to the buyer because my commission comes from the developer — and even so, my interest is that you buy well, because a satisfied client comes back and refers me. You can look through my track record or read about the negotiation and buying service.
