Safe off-plan buying: 12 steps before you sign
Off-plan sales give you the lowest price and the longest payment term — and the biggest risk. The difference between the deal of a lifetime and a delay nightmare is due diligence before signing. This is the checklist we apply at Tycoons before recommending any project.
The 12-point checklist
First: the developer
- 1. Delivery record: how many projects were actually delivered, and were they on time? Visit an older project and ask residents.
- 2. Financial standing: construction volume on the ground versus promises — a developer who sells but does not build is a red flag.
- 3. Legal entity: commercial registration, tax card, and a contracting company name matching what is advertised.
Second: land and permits
- 4. Land ownership: a registered land allocation/purchase contract with no disputes (verify with NUCA for new cities).
- 5. Building permit: a valid permit in the project's own name — not a "permit being issued".
- 6. Ministerial decree/approvals: for projects inside new cities, confirm the master plan is approved.
Third: the contract
- 7. Delivery schedule and penalties: a fixed delivery date plus clear compensation for every month of delay.
- 8. Payment schedule attached to the contract: no verbal promises — every installment and its date in writing.
- 9. Resale and assignment clause: the percentage that must be paid before reselling and the developer's transfer fees.
- 10. Finishing specs annexed: finishing type and materials in detail — not a floating "super lux" label.
Fourth: price and project
- 11. Compare the meter price to the district: if clearly above the area average, ask why (a view? finishing? or just overpricing?).
- 12. Real sales ratio and construction phase: a project that is 80% sold with construction underway is far safer than a brand-new launch.
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Frequently asked questions
What should I check before buying off-plan in Egypt?
Four areas: the developer (delivery record, financial standing, legal entity), the land and permits (registered land title, valid building permit), the contract (delivery schedule with penalties, attached payment schedule, finishing specs), and the price (compare the meter price to the district average).
How do I verify a developer's track record?
Count how many projects were actually delivered and whether they were on time. Visit a finished project by the developer and ask residents. Compare construction on the ground against sales promises — a developer who sells but does not build is a red flag.
Is off-plan buying safe in Egypt?
It offers the lowest price and longest payment terms but carries the highest risk. Safety comes from due diligence: verified land ownership, valid permits, a contract with delivery penalties, and a developer with a proven delivery record.