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Real Estate Disputes in Egypt

Real estate disputes in Egypt are trapping thousands of buyers who paid for their dream homes, only to face years of delay, missing utilities, or a compound that looks nothing like the brochure.

Across Egypt, buyers are stuck in real estate disputes with developers who sold off-plan units, delayed delivery for years, changed designs and views, or even built on land that wasn’t registered in their name.

Andersen in Egypt has a targeted class action initiative to support buyers like you and hold abusive developers accountable.
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Disclaimer

The issues described on this page are based on allegations reported by purchasers and are currently under legal review by Andersen Egypt. No court has yet determined liability or awarded compensation in these matters. The information provided is for general informational purposes only and does not constitute legal advice or a guarantee of results. For advice tailored to your specific situation, please contact Andersen Egypt’s real estate disputes team for a formal legal consultation.

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Who This Real Estate Disputes Initiative Serves

real estate disputes

Delay in Delivery of Your Unit or Common Areas

  • Hand-over date has passed by 1–5+ years.
  • Building incomplete or construction barely started.
  • Unit finished but no water, no electricity, no elevators, no common facilities.
real estate disputes

Material Changes to Unit Specifications, Layout, or Views

  • Changed area or layout versus what you signed.
  • Different floor, orientation, or view than the contract or marketing.
real estate disputes

Modifications to Project Facilities or Services

  • Clubhouse, swimming pools, lagoons, hotel, or commercial areas reduced or never delivered.
  • Services (security, parking, maintenance, beach access, etc.) downgraded or canceled.
Land and Financial Icon

Land, Licenses, and Financial Abuse

  • Discovering the land is not registered in the developer’s name.
  • Building violations or legal disputes that prevent registration or delivery.
  • Asked to pay extra undocumented amounts for utilities or “lifetime maintenance”.
  • Forced to sign new handover reports with unfair clauses.
  • Losing expected rental income or resale value because of the developer’s delay.

If any of this sounds familiar, you are dealing with real estate disputes that may qualify for our class action initiative. Our property dispute legal team will review your documents and help you understand whether to proceed individually or as part of a broader realestate lawsuit with other buyers.

Common Types of Real Estate Disputes

1

Delay in Delivery of Your Unit or Common Areas

Delay & Non-Delivery

This is the most common type of real estate disputes we see, where developers fail to deliver units or shared facilities within the promised timeframe.

Typical warning signs include:

  • Handover dates passed years ago with no real progress on site.
  • Some buildings delivered, but infrastructure and common areas unfinished.
  • Units “delivered” without utilities, making them effectively uninhabitable.
  • Developers blaming the economy or external conditions while still selling new phases.

What our real estate litigation lawyer team assesses:

  • Contractual delivery date and any contractual grace period.
  • Proof of your payment schedule and your compliance with it.
  • Evidence of delay and its financial impact (lost rent, alternative housing costs, etc.).

Whether you searched “sue real estate developer for delay” or “realestate lawsuit for late delivery,” our attorney for property disputes team can translate your frustration into a structured claim.

2

Material Changes to Specifications, Layout, or View

Changes to What Was Promised

Some buyers discover that what was actually built is significantly different from the contract, marketing materials, or show units they relied on – another frequent category of real estate disputes.

You may notice differences such as:

  • Reduced area or a completely different layout than agreed.
  • A different floor or orientation than the one in your contract.
  • Losing a promised sea view or park view due to extra buildings added later.

This can amount to real estate fraud or misrepresentation. Our property dispute lawyer and real estate dispute lawyer teams analyze your case to determine:

  • Is this a minor variation or a fundamental breach of contract?
  • Can you seek compensation, a price reduction, or cancellation of the contract?

If you’ve been searching phrases like “types of real estate fraud” or “real estate scam in compounds,” you’re not alone – and you don’t have to fight it alone.

3

Project Facilities and Services Not Delivered

Facilities & Services

Many Egyptian buyers complain that the project delivered in reality looks nothing like the lifestyle marketed to them – a situation that often leads to serious real estate disputes.

Common complaints include:

  • The advertised club, pools, gyms, schools, hotels, or promenades were never implemented.
  • The compound feels like a construction site for years after the promised completion date.
  • Security, parking, landscaping, and maintenance are far below what was marketed.

Our lawyers for property disputes and class action lawsuit lawyers examine:

  • Marketing materials, brochures, email campaigns, and event presentations.
  • Contract clauses about facilities, services, and delivery timelines.
  • The actual status on the ground in your project.

When multiple owners in the same compound share the same issue, it strengthens the class action approach against misrepresentation and real estate fraud.

4

Real Estate Scam and Systemic Misconduct

Fraud & Misconduct

In some cases, what you’re facing is not just poor management – it is a real estate scam and a severe form of real estate disputes.

Red flags of systemic misconduct include:

  • Selling units on land that is not legally registered to the developer.
  • Collecting full payments without real construction or permits.
  • Reselling units to multiple buyers or threatening to withdraw units to force new terms.

If you’ve been searching “real estate scam,” “realestate scam,” “fake real estate projects,” or how to sue real estate companies, our real estate litigation lawyer team can help you understand whether your case fits within criminal complaints, civil compensation, or a combined realestate lawsuit strategy.

How Our Class Action Approach Works

Initial Case Submission

You share the basic facts of your situation through the form.

The process begins when you submit your case online and describe the real estate disputes you are facing. This allows us to capture the essentials quickly and in a structured way.

What you provide:
  • Project and developer name.
  • Payments made and the agreed delivery date in your contract.
  • The main issues you are experiencing with your unit or common areas.
What Andersen Egypt does:
  • A specialized attorney for property disputes reviews your submission.
  • We identify key legal and factual points that may need supporting documents.

Grouping Similar Real Estate Disputes

We map where your case fits relative to other buyers and projects.

Next, we examine whether your situation is shared by other purchasers with the same developer or within the same project. This step is crucial for building a class action style approach.

Our focus at this stage:
  • Identifying other buyers with similar real estate disputes.
  • Detecting recurring patterns such as delay, non-delivery, or changed specifications.
Possible outcomes:
  • Grouping your case with others to increase leverage and efficiency.
  • Flagging your case as unique and better suited for an individual pathway.

You receive a clear explanation of your legal options.

Once the broader context is clear, we move to a focused legal assessment. This is where the legal plan is shaped around your documents and the developer’s conduct.

Who is involved:
  • A dedicated real estate dispute lawyer or property dispute lawyer discusses your file.
Options that may be considered:
  • Filing a realestate lawsuit as part of a group or on an individual basis.
  • Pursuing a negotiation strategy with the developer under legal supervision.
  • Submitting parallel complaints to regulators or other competent authorities.

Filing and Follow-up

We handle the technical and procedural steps on your behalf.

After you agree on the direction, our legal team takes responsibility for the procedural work needed to advance your case.

What our legal team does:
  • Class action lawsuit lawyers prepare, submit, and track filings.
  • We communicate with relevant authorities, courts, and institutions.
  • We coordinate evidence and supporting materials from all participating buyers.
Your ongoing role:
  • Provide requested documents promptly and keep us informed of new developments.
  • Receive regular updates on the status of your file or group action.

Seeking Compensation and Protection

We work to repair the damage and reduce future risk.

The final stage focuses on concrete outcomes for you and on limiting the harm caused by repeated patterns of misconduct in the real estate market.

Potential outcomes we pursue:
  • Compensation for financial loss and loss of expected benefit.
  • Refunds or contract changes where justified.
  • Enforcing delivery of units or common areas under appropriate conditions.
  • Contract cancellation in serious breach cases linked to real estate fraud or real estate scam issues.
Wider impact:
  • Reducing repeated real estate fraud and scam patterns that harm many families.
  • Encouraging higher standards and accountability among developers.
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Frequently Asked Questions​

FAQ – Real Estate Disputes & Class Action | Andersen Egypt

What is this real estate disputes initiative by Andersen Egypt?

This initiative is a coordinated effort by Andersen Egypt to support purchasers affected by real estate disputes in Egypt, including delay in delivery, major changes to units or facilities, and other harmful conduct by developers. It combines individual review of each case with a class action style approach where multiple buyers share similar issues.

Who can join this class action initiative?

Any purchaser who has been harmed by a real estate project in Egypt may be eligible, including those facing delay in delivery, non-delivery of common areas, changes in specifications or views, or serious financial loss linked to developer conduct. Your case will be assessed individually before we confirm participation.

Do I need to live in Egypt to participate?

No. Many purchasers are based outside Egypt. As long as your dispute relates to a project or developer in Egypt, you may still participate. Communication and document review can be handled remotely, with in-person steps managed by our legal team where required.

Is this initiative limited to one developer or project?

The initiative covers multiple developers and projects in Egypt. In some cases, we group buyers from the same project into a focused action. In others, we may run several coordinated actions in parallel, depending on the facts and the number of affected buyers.

Can I join if I already complained to the developer or authorities?

Yes. Prior complaints or correspondence with the developer, regulators, or other bodies do not prevent you from seeking legal advice or joining our initiative. In fact, those communications can be useful evidence when we assess your case.

I signed all the contracts and kept paying. Do I still have a case?

Yes. Many of the strongest real estate disputes involve buyers who fully complied with their payment schedule and contractual obligations, while the developer delayed, changed terms, or failed to deliver what was promised. Our lawyers for property disputes assess your contracts and documents, not only your impressions of what happened.

My unit was delivered but with serious problems. Am I still eligible?

You may still have a case even if the unit was technically delivered. Examples include missing utilities, unsafe or incomplete construction, major differences in layout or area, or non-delivery of key project facilities. These can still qualify as real estate disputes, depending on your contract and the actual damage suffered.

What types of real estate disputes are you focusing on?

We focus on delay in delivery of units and common areas, material changes to specifications or views, non-delivery or downgrading of project facilities and services, abuses related to land or permits, unjustified extra payments, and patterns of conduct that may amount to real estate fraud or real estate scam schemes.

How will I know if my case is accepted?

Once you submit the form and provide initial documents, our team performs a preliminary legal review. We then inform you if your case is suitable for the class action style approach, for an individual action, or if we recommend a different legal strategy in your specific circumstances.

Is there a minimum loss amount or unit value to be eligible?

There is no fixed minimum, but we prioritise cases where there is clear legal breach and meaningful financial or practical harm. During the assessment, we look at the size of your investment, the seriousness of the breach, and whether your situation fits within the broader patterns we are targeting.

What documents should I prepare before submitting the form?

Ideally, you should gather the sale and purchase or reservation contracts, payment receipts or bank transfer confirmations, any revised contracts or addenda, email or message correspondence with the developer, marketing materials or brochures you relied on, and any handover or inspection reports you have signed or refused to sign.

What if I do not have all my receipts or emails?

Missing documents do not automatically prevent you from having a case. Provide whatever you have available and explain what is missing when you fill out the form. Our team can advise if additional steps are needed, such as requesting copies from the developer, banks, or other sources.

Do photos, videos, or site visits help my case?

Yes. Photos and videos of the project, your unit, and the condition of common areas can be very helpful, especially in real estate disputes regarding delay, incomplete works, or non-delivered facilities. We may also request technical reports or expert inspections in more complex cases.

Should I stop communicating with the developer once I contact you?

You should not sign any new documents, waivers, or settlements without legal advice. Routine communication can continue, but before agreeing to any new arrangements, we recommend that you consult our team so that your rights are not unintentionally weakened or waived.

Can you help me obtain documents from the developer or authorities?

In many cases, yes. Once we are formally engaged, we can guide you on how to request missing documents and, where appropriate, make formal requests or take legal steps to obtain information necessary to support your case.

How does the class action approach actually work in practice?

We collect individual cases through the form, identify buyers facing similar real estate disputes, and group them by developer or project where possible. Our legal team then designs a strategy that may include collective filings, coordinated evidence, and parallel complaints, while still assessing each client’s position individually.

How long does the initial review of my case take?

Timeframes can vary depending on volume and the completeness of your documents, but we generally begin with a preliminary review after you submit the form and supporting documents. If additional information is needed before we can advise you, we will contact you to request it.

Will I have to attend court hearings in person?

In many cases, our legal team can represent you without requiring your physical presence at every hearing, especially if you live abroad. However, there may be situations where your attendance or testimony is recommended. We will explain this clearly if it applies to your case.

Can I pursue my own individual case alongside this initiative?

It is possible to pursue individual action, but it must be carefully coordinated so that you do not create conflicting claims or weaken your position. During our assessment, we will explain whether a class action style route, an individual route, or a combined approach is more suitable for you.

How often will I receive updates on my case?

We provide updates at key stages of the process, such as after initial assessment, when important filings are made, and when there are significant developments. For active litigation, updates typically follow the court schedule and any major procedural steps.

Do I have to pay to submit the form?

No. Submitting the initial form and basic information does not create any fee obligation. Costs and fee arrangements only apply once we have reviewed your case and you have formally agreed to proceed with Andersen Egypt under a clear engagement agreement.

Fee structures can vary depending on the type and complexity of the case. They may include fixed fees for certain stages, hourly rates, success-based components, or a blended approach. All terms are explained in writing before you decide whether to proceed.

Are there additional court or expert fees I should expect?

Yes, litigation often involves court filing fees, expert reports, translations, and other disbursements. We aim to estimate these as realistically as possible at the outset and will inform you of any significant cost items before they arise whenever feasible.

The exact position depends on the fee arrangement agreed for your case. Some elements may be success-linked, while others are not. We will clearly explain what is payable in different scenarios before you sign any engagement documents, so that you understand the financial implications.

In many legal systems, including Egypt, courts have discretion to allocate costs in certain circumstances. Part of our legal strategy is to assess cost risks and advise you on them in advance, including where collective action may help manage these risks.

I’m not sure if what happened is a real estate scam or just bad management.

You do not need to label your own case. Our real estate dispute lawyer team and class action lawsuit lawyers will review the facts and documents to determine whether you are facing delay, breach of contract, misrepresentation, real estate fraud, or a combination of these, and then advise you on the most appropriate legal route.

What results can this process realistically achieve?

Depending on the case, potential outcomes include compensation for financial loss, refunds or partial refunds, enforcement of delivery under proper conditions, contract amendments, or cancellation of the contract. In some situations, the process can also contribute to broader corrective measures against abusive practices.

Can you guarantee a specific outcome or compensation amount?

No lawyer can honestly guarantee a specific result. Court decisions and negotiations depend on the facts, the evidence, the applicable law, and the conduct of the other parties. We commit to giving you a realistic assessment, to representing you diligently, and to updating you as the case develops.

Could joining this initiative affect my relationship with the developer?

Taking legal steps or participating in a class action style initiative may change how the developer deals with you, especially if it has been relying on delay or pressure tactics. We will discuss potential reactions and their implications with you so that you can make an informed decision about how you wish to proceed.

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