Cairo country homes: is 78 days a real market shift or an active-listing bias?

W

weighTheWindow

Real estate agent
I’ve been looking at Cairo country homes advertised between EGP 28,610,000 and EGP 42,910,000. The current sample suggests roughly 78 days to find a buyer, with most of the apparent outliers connected in some way to rental regulation.

I’m unsure whether that reflects the market this month or simply the listings that remain visible. Would recent completed sales support 78 days, or should withdrawn stock and price cuts be treated separately?
 
Active listings alone will probably overstate the time needed. The homes that sold quickly disappear, while stale or withdrawn properties dominate what remains. I’d separate completed, withdrawn and still-listed homes, then record the date of the first meaningful price cut. That would show whether 78 days reflects buyer resistance or sellers taking time to adjust.
 
The sample definition may be the bigger problem here. If the boundary for Cairo or the meaning of “country home” changed between snapshots, the 78-day figure could shift without buyer demand changing at all.

I’d also separate move-in-ready homes from properties needing major work. Even within the EGP 28,610,000–42,910,000 band, those groups attract buyers with different financing and timelines.
 
I’d also be cautious about attributing the outliers mainly to rental regulation unless the transaction history supports it. Seller motivation can produce the same pattern. One owner may hold the original price for months, while another accepts an early offer. The visible days are similar data, but the decisions behind them are not.
 
New-listing volume is the missing comparison for me. If many properties entered this band recently, 78 days might partly reflect the changing composition of the sample rather than slower demand. Conversely, low new supply combined with older listings would make the figure more concerning. Do you have snapshots from the start and end of the month?
 
Buyer financing could muddy the completed-sale comparison as well. A property may find an agreed buyer earlier than the public record or listing status suggests, then remain visible while financing or other transaction steps continue. If possible, distinguish “offer accepted” from final completion rather than treating both as the day a buyer was found.
 
A practical way forward would be a small property-level table: neighbourhood, condition, first listing date, original and latest asking price, first price-cut date, current status, and whether it was withdrawn or completed. Even without a large sample, that should expose whether a handful of unchanged, regulation-affected listings are pulling the average toward 78 days.
 
Agreed on the table, but I’d report the middle observation as well as the average. One or two very long listings can distort the headline. I’d also keep withdrawn homes visible rather than deleting them: withdrawal can indicate a failed sale, a change in seller plans, or relisting under different terms. Completed deals are essential, but they are not the whole market.
 
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