Prototype. Every figure on this page is illustrative. The register holds 8 sample assets from the MoPED data-model workbook and 112 generated to match its schema — no real asset, valuation or coordinate.
Mixed-Use Block — El Temsah
ISM-MXU-0060 · Ismailia
3 - Long term / complexPartially utilizedCondition: PoorValidatedConfidence: Medium
Mixed-Use Block — El Temsah
98 Industrial Zone Road, El Temsah, Ismailia, Ismailia
Mixed-use · Standalone · Governorate - Cairo
Lowest capex-to-income ratio in its class — a candidate pilot for the leasing model.
Market value
EGP 111.5m
book value EGP 45.6m
Value after renovation
EGP 144.9m
scope: Full gut renovation
CapEx
EGP 87.5m
over 16 months
Net operating income
EGP 9m
on EGP 12.8m gross revenue
Gross yield
8.1%
below the 12% hurdle — sale candidate
Revenue gap
EGP 6.7m
against EGP 2.3m earned today
Recommendation
Highest & best use
Commercial / retail
Monetization route
Build-Operate-Transfer (BOT)
Payback
9.7yrs
Vacant
6yrs
Monthly rent equiv.
EGP 1,069,298
Assumed occupancy
79%
Blockers
- Title unregistered, registration file must be opened
- Licence lapsed, violation on record must be settled
- Existing government unit must be relocated first
Location
- Coordinates
- 30.5907, 32.2870
- Main road / transport
- 1.1 / 6.3 km
Estimated valueSimulated
Back-cast from today's valuation at the Assumptions sheet's inflation rate plus governorate drift.
Condition scoreSimulated
Decay rate follows the recorded utilization status; the final point is today's rating.
A. Identification & Ownership
14- Asset IDasset_id
- ISM-MXU-0060
- Asset Name (EN)asset_name_en
- Mixed-Use Block — El Temsah
- Asset Name (AR)asset_name_ar
- مبنى متعدد الاستخدام — التمساح
- Custodian Entitycustodian_entity
- Governorate - Cairo
- Custodian Sub-Unit / Directoratecustodian_sub
- Property Office
- Ownership Typeownership_type
- Usufruct (حق انتفاع)
- Title / Registration Statustitle_status
- Unregistered (غير مسجل)
- Asset Classasset_class
- Mixed-use (متعدد الاستخدام)
- Asset Sub-Typeasset_subtype
- Standalone
- Current Usecurrent_use
- Disused since the department merger
- Utilization Statusutilization_status
- Partially utilized (مستغل جزئياً)
- Years Vacant / Underusedvacancy_years
- 6
- Occupied By / Encumbrancesoccupied_by
- None
B. Location & Geospatial
14- Governorategovernorate
- Ismailia
- City / Markazcity
- Ismailia
- District / Neighbourhooddistrict
- El Temsah
- Full Address (EN)address_en
- 98 Industrial Zone Road, El Temsah, Ismailia, Ismailia
- Full Address (AR)address_ar
- ٩٨ طريق المنطقة الصناعية، التمساح، الإسماعيلية، الإسماعيلية
- Latitudelatitude
- 30.590738
- Longitudelongitude
- 32.286965
- Plot / Block No.plot_no
- Plot 175
- Zoning Classificationzoning
- Mixed-use
- Distance to Main Road (km)dist_main_road
- 1.08
- Distance to Transport Node (km)dist_transport
- 6.34
- Catchment Population (000s)catchment_pop
- EGP 197
C. Physical Characteristics
11- Land Area (m2)land_area
- 2,210 m²
- Built-Up Area / BUA (m2)bua
- 5,180 m²
- Gross Leasable Area (m2)gla
- 4,300 m²
- Number of Floorsfloors_count
- 8
- Number of Unitsunits_count
- 60
- Year Builtyear_built
- 1,990
- Building Age (yrs)building_ageƒ
- 36
- Structure Typestructure_type
- Reinforced concrete
- Finishing Levelfinishing_level
- Semi-finished
- Utilities Connectedutilities
- Water only
- Heritage-Listed?heritage_listed
- No
D. Internal Division & Layout
9- Internally Divided?has_internal_division
- Yes
- Number of Roomsrooms_count
- 195
- Number of Bathroomsbathrooms_count
- 61
- Reception / Hallsreception_count
- 49
- Kitchenskitchens_count
- 37
- Open-Plan Area (m2)open_plan_area
- 930 m²
- Partition Flexibilitypartition_flexibility
- Medium - some structural constraints
- Parking Spacesparking_spaces
- 0
- Layout Noteslayout_notes
- Single open floor plate, core to the north; ready for partitioning.
E. Condition & Renovation
9- Physical Conditioncondition_rating
- Poor
- Condition Notes (EN)condition_notes_en
- Roof sheeting corroded with partial collapse; primary frame salvageable.
- Condition Notes (AR)condition_notes_ar
- ألواح السقف متآكلة مع انهيار جزئي؛ الهيكل الأساسي قابل للإصلاح.
- Renovation Required?renovation_required
- Yes
- Renovation Scoperenovation_scope
- Full gut renovation
- Renovation Cost (EGP/m2)reno_cost_sqm
- 16,900 m²
- Est. Renovation Cost (EGP)reno_cost_totalƒ
- EGP 87,542,000
- Renovation Duration (months)reno_duration_months
- 16
- Licensing / Compliance Statuscompliance_status
- Unlicensed
F. Valuation
8- Valuation Methodvaluation_method
- Cost / replacement (التكلفة)
- Land Value (EGP/m2)land_value_sqm
- EGP 14,100
- Building Value (EGP/m2)building_value_sqm
- EGP 15,500
- Est. Market Value (EGP)market_valueƒ
- EGP 111,451,000
- Value After Renovation (EGP)value_post_renoƒ
- EGP 144,886,300
- Government Book Value (EGP)book_value
- EGP 45,600,000
- Valuation Datevaluation_date
- 23 Jun 2026
- Valuation Sourcevaluation_source
- Local office lease comparables
G. Income & Rental Potential
11- ADR - Residential (EGP/day)adr_residential
- EGP 0
- ADR - Commercial / Retail (EGP/day)adr_commercial
- EGP 44,500
- ADR - Office (EGP/day)adr_office
- EGP 0
- ADR Applied (EGP/day)adr_applicableƒ
- EGP 44,500
- Assumed Occupancy Rateoccupancy_rate
- 79.0%
- Gross Annual Revenue (EGP)gross_annual_revenueƒ
- EGP 12,831,575
- Monthly Rent Equivalent (EGP)monthly_rent_equivƒ
- EGP 1,069,298
- Annual Operating Cost (EGP)annual_opex
- EGP 3,849,473
- Net Operating Income (EGP)noiƒ
- EGP 8,982,102
- Gross Yield (%)gross_yieldƒ
- 8.1%
- Renovation Payback (yrs)reno_payback_yearsƒ
- 9.75
H. Utilization Gap & Monetization
7- Current Actual Income (EGP/yr)current_annual_income
- EGP 2,327,000
- Annual Revenue Gap (EGP)revenue_gapƒ
- EGP 6,655,102
- Highest & Best Usehighest_best_use
- Commercial / retail
- Recommended Monetization Routemonetization_option
- Build-Operate-Transfer (BOT)
- CapEx to Activate (EGP)capex_to_activateƒ
- EGP 87,542,000
- Priority Tierpriority_tier
- 3 - Long term / complex
- Key Blockersblockers
- Title unregistered, registration file must be opened; Licence lapsed, violation on record must be settled; Existing government unit must be relocated first
I. Media & Documentation
6- Photos Folder (URL)photos_link
- https://drive.example.org/assets/ISM-MXU-0060/photos
- Number of Photosphotos_count
- 23
- Floor Plan / Survey (URL)floorplan_link
- https://drive.example.org/assets/ISM-MXU-0060/plan.pdf
- Title Deed & Docs (URL)deed_docs_link
- https://drive.example.org/assets/ISM-MXU-0060/deed.pdf
J. Data Governance
7- Primary Data Sourcedata_source
- Government dataset (custodian)
- Data Confidenceconfidence_level
- Medium
- Site Visit Datesite_visit_date
- 17 Sept 2024
- Surveyor / Analystsurveyor
- M. Farouk
- Last Updatedlast_updated
- 5 Apr 2025
- Record Statusrecord_status
- Validated
- General Notesnotes
- Lowest capex-to-income ratio in its class — a candidate pilot for the leasing model.
23 photographs on file
The survey's geotagged photographs live in the custodian's drive folder. This prototype records the link and the count rather than shipping the images.
https://drive.example.org/assets/ISM-MXU-0060/photosSource: Government dataset (custodian). Surveyed by M. Farouk on 17 Sept 2024. Record last updated 5 Apr 2025.