Developers planning serviced apartments in New Cairo ask the same first question: how seasonal is Cairo? The answer, from twelve months of AirDNA data, is barely. That changes how you plan a pre-opening, how you price the first year and how you judge the operator you hire.
AirDNA, Cairo Governorate market, July 2025 to June 2026, typical-listing basis. AirDNA has no separate New Cairo submarket; Cairo Governorate is the closest measured market.
Twelve months, one flat line
Revenue per typical listing by month, USD.
The best month, July 2025, earned USD 964 per typical listing. The weakest, February and March 2026, earned USD 687 each. That is a spread of 1.4 to 1. Cairo does not have a summer and a winter season. It has a slightly softer late winter and a steady rest of the year.
What a flat market means for a developer
- You can open in any month. In a seasonal market, handing over in the off-season costs you a year of reviews before the first good summer. In Cairo, a unit that opens in October earns roughly what one opening in April does.
- The rate is the lever, not the season. With occupancy averaging 54% and rates between USD 50 and 58 all year, the gap between an average block and a good one is positioning: unit mix, photos, reviews and the price you hold. That is what a feasibility study has to settle before handover.
- Year one is about reviews. A new listing starts with none. Plan for the first months to run below the typical listing while reviews build, and judge an operator on how fast they close that gap.
Size a block with your own assumptions
This is market arithmetic, not a projection for your project. A feasibility study replaces the typical listing with comparables for your unit types and district.
Licensing comes first
Egypt's Decree 209/2025 sets the licensing path for short-stay units. Any serious pre-opening plan builds it into the timeline before the first listing goes live. Our owner's guide to the decree covers what it requires.
