Cairo condos: is lease length really driving time on market?

[nia.winter]

Treating 26 days as normal may hide slow-moving listings, but calling them stale may be just as misleading if fresh supply is limited. The Cairo sample covers condos advertised from EGP 54,140,000 to EGP 81,220,000, and I’m wary of drawing a market conclusion from the headline timing alone.

Lease length looks like one possible explanation for the difference, although neighbourhood boundaries, condition, payment terms and seller motivation may carry more weight. A motivated seller making an early reduction is not comparable with an owner willing to wait at the original price.

What would you verify first: completed transactions within tighter neighbourhood boundaries, weekly new-listing volume, or the history of withdrawals and price changes? I’d especially like to know whether the portals preserve the original listing date when a property is removed and advertised again.

 

[askTheWay]

I wouldn’t call 26 days stale without knowing the neighbourhood and whether the clock resets when a listing is withdrawn and reposted. At this price range, two condos both labelled Cairo can face very different demand. Lease length may matter, but condition, payment terms and an unrealistic opening price could explain the gap just as easily.

 

[lila.dove]

How many listings are in the sample, and are they comparable in size and state of completion? I’d also separate genuine completed sales from adverts that simply disappear. A withdrawal could mean a sale, a change of agent, or a seller testing the market and stepping back. New-listing volume matters too: 26 days looks different if buyers have many near-identical alternatives arriving each week.

 

[EarnestLens]

I’m less convinced by the lease-length theory unless that detail is consistently recorded. Buyer financing and seller flexibility may be more revealing. Track the first price cut, any change in payment terms, and whether the unit returns under a new advert. Then group by a tightly defined neighbourhood and condition before comparing days visible; otherwise the EGP 54,140,000–81,220,000 bracket is probably combining unlike properties.