PMC Insights
Commentary on Egyptian urban growth
Infrastructure, land value, development partnerships, and the conditions that create lasting real estate value.
Land Strategy
What a good first phase looks like in 2026
Higher financing costs and a more selective buyer have narrowed the definition of a defensible opening phase.
19 January 2026 · 6 min read
Urban Growth
Mixed-use that actually mixes
Stacking uses in one building is not mixed-use. Overlapping the hours those uses are active is.
12 May 2025 · 7 min read
Long-Term Value
Designing for the service charge
The handover is not the finish line. What a community can afford to maintain determines what it looks like in a decade.
21 July 2024 · 5 min read
Delivery
Permitting is a schedule, not a formality
Approvals rarely fail outright. They arrive late, in a sequence nobody mapped, after the contractor has mobilised.
8 February 2024 · 6 min read
Market
Second-home development needs a first-home discipline
Seasonal demand forgives a weak plan for three years and punishes it for the next fifteen.
30 October 2023 · 7 min read
Place-Making
Amenity that earns its operating cost
Every amenity is a permanent service charge. The question is not whether it sells units, but whether residents will still fund it in year seven.
14 June 2023 · 6 min read
Material Discipline
Specify for year fifteen, not for launch day
Egyptian light and dust are a maintenance brief disguised as an aesthetic one.
27 January 2023 · 5 min read
Urban Growth
The second ring of value around every new corridor
Frontage captures attention. The blocks behind it capture the daily economy — and hold value through the cycle.
19 September 2022 · 7 min read
Market
Underwrite absorption, not appetite
Interest is easy to gather and impossible to bank. Absorption is a rate, measured in units per quarter, at a stated price.
6 April 2022 · 6 min read
Place-Making
Shade is infrastructure
In Egypt, the hours a public space is usable is a hard number — and it decides whether ground-floor value ever materialises.
11 December 2021 · 5 min read
Delivery
Phasing is a risk instrument, not a construction sequence
Good phasing lets you be wrong once, cheaply, and correct before the second phase is committed.
2 August 2021 · 6 min read
Partnerships
Structuring a fair landowner partnership
The clauses that decide whether a co-development survives its first delay are agreed before anyone is under pressure.
15 March 2021 · 8 min read
Land Value
The cost of holding land without a strategy
Land appreciates on paper and depreciates in practice when phasing, permitting and product are left undefined.
24 November 2020 · 5 min read
Infrastructure
Infrastructure commitments, not master plans, tell you where demand lands
Plans are intentions. Funded contracts with a completion date are evidence. Value follows the second, not the first.
9 July 2020 · 7 min read
Land Strategy
Reading land before the master plan
A site tells you what it can carry long before a designer draws a line on it. Learning to listen is the first discipline of development.
18 February 2020 · 6 min read