ROI calculator
For villas and apartments in El Gouna and Soma Bay on the Red Sea, and on Egypt’s Mediterranean North Coast. Enter your own price, rent and costs and see the net rent, the yearly return, the payback time and the total gain in euro. Test a weaker Egyptian pound, or switch to “I already own it” to see how your unit has done.
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If you start from a listing, the price is an asking price of a listing published or updated within the last 90 days. Not a transaction price.
This calculator gives an estimate for orientation. It is not tax, legal or investment advice.
Frequently asked questions
What does the ROI calculator work out?
The full cost of buying a villa or apartment in El Gouna, Soma Bay or the North Coast (price, agency commission, developer or transfer fees), and what it returns if you let it long term: net rent after costs, net yield, payback time, the total gain over the years you choose and the yearly return, all shown in euro.
Can I use my own numbers?
Yes. You enter the price, the rent, the yearly costs, the years you plan to keep it, the price growth and, if you buy from a developer, the instalment plan. The result is only as good as the numbers you enter. Where we have no confirmed figure for a cost, the field stays empty and says "Ask us for the current figure".
What happens to the return if the Egyptian pound weakens?
You can set how much the pound weakens against the euro each year. The calculator then shows the result in euro for that case and the yearly weakening at which you still get your money back within your time horizon. Rent paid in pounds is worth fewer euro each year, and a price paid in pounds in instalments gets cheaper in euro.
I bought years ago. Can I see how my unit has done?
Yes. Choose "I already own it", enter the year you bought, what you paid and what it is worth today. The calculator shows your gain in euro, the rent received, the costs paid and the yearly return. The euro rate of the year you bought is filled in from the yearly average rate of that year; if you know the rate of your purchase day, type it over.
Where do the exchange rates come from?
Today's rate comes from the Central Bank of Egypt. We enter the rates every week and use the mid of the buy and sell rate. If the latest rates are older than 14 days, the calculator shows no currency conversion. The rate for the year you bought, in the owner view, is the average rate of that year from a public exchange-rate history.
Are the listing prices transaction prices?
No. If you start from a listing, the price is an asking price of a listing published or updated within the last 90 days. It is not a sale price, and you can change every figure.
Is this investment advice or a promise of return?
No. It is a calculation from the figures you enter and the scenarios you choose. It does not predict rents, prices or exchange rates.