Cairo inventory shifted in April 2025 — seasonal change or greater buyer selectivity?

R

RealMoss

First-time buyer
Established
The citywide average is not helping with the two Cairo neighbourhoods we like. In the April 2025 inventory, well-presented serviced apartments appear to be moving in roughly 23 days, while properties needing work remain available longer. I also see a gap of about 3.6% between asking prices and completed deals.

Does that combination point to more selective buyers, or could it just be seasonal noise and a change in the mix of listings? Completed transactions and neighbourhood-level observations would be especially useful.
 
One clarification: I do not yet have a large enough completed-deal sample to treat 3.6% as a firm market measure. I am also unsure whether all the reported “days” use the original listing date rather than the latest relisting date. If anyone has comparisons, please include sample size, transaction volume and how the dates were recorded.
 
The 23-day figure could indicate selectivity, but only if serviced apartments are being classified consistently and relistings are not resetting the clock. A 3.6% ask-to-sale gap alone does not show that prices are weakening; it may simply reflect normal negotiation or ambitious initial asking prices.

Were both neighbourhoods showing the same pattern, or is one supplying most of the quick sales?
 
Another issue is timing. April is one monthly snapshot, so completions may reflect negotiations started earlier. I would compare transaction counts with the preceding months and keep the original figures as well as any later revisions. Otherwise a revised sale price or corrected listing date could make the apparent shift look more precise than it was.
 
I would be even more cautious about combining serviced apartments with homes needing renovation. They appeal to different buyers, and condition affects both marketing time and the amount negotiated. If more ready-to-use units completed in April, the citywide numbers could change without either neighbourhood experiencing a broad market turn. Regional variation within Cairo is exactly what the headline average hides.
 
LeoCruz’s mix point is important, although it does not rule out greater selectivity. I would split the records by neighbourhood, serviced status and condition, then record first asking price, final asking price, completed price, original listing date and completion month. Add monthly transaction counts and note any relevant policy or property-tax timing without assuming causation. After two or three comparable periods, the seasonal explanation should be easier to separate from a genuine change in buyer behaviour.
 
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