How Betak works

Last updated: October 30, 2026

This page explains, in plain words, what Betak measures, where its numbers come from and what it will not claim. We do not publish the detailed model, thresholds or weights: they are our intellectual property, and publishing them would also make them easy to game.

1. What the price means

Betak's "fair value" is an estimate built from the asking prices of similar properties currently advertised. It is not a sale price. Egypt has no public register of what homes actually sold for, so no one outside the parties to a deal can see that, and Betak does not claim to. Sellers often accept less than they ask, which is why Betak also suggests a maximum offer.

2. Where the data comes from

Public property listings from major Egyptian property portals, collected automatically and refreshed every day. Betak covers Alexandria, the North Coast and Cairo and Giza. Listings that disappear are kept in our records so that we can see how asking prices change over time.

3. Cleaning the data

Before any number is calculated we remove duplicates and listings that are clearly wrong: for example a rental shown as a sale, a listing placed in the wrong area, or a price that cannot be real.

4. Comparing like with like

A property is compared only with properties that are genuinely similar: the same area, the same way of buying (from the developer, resale on instalments or resale for cash), the same kind of property, and a similar size and features. A villa is never priced from apartments, and an instalment price is never mixed with a cash price when there is enough data to separate them.

5. When Betak says "not enough data"

If there are too few similar listings, or their prices are too scattered to mean anything, Betak does not give a fair value or a price position (such as "Good price" or "Room to negotiate"). It shows the range of prices it actually sees. If it does give a price position on a small number of comparisons, the report says so in plain words.

6. How the price position is reached

It compares the asking price with the market for similar properties. The named risks found in the listing can make it more cautious. There is no hidden score: the report lists the risks themselves, so you can see exactly what was found.

7. Risks and what they are

Risk flags come from what the listing says and does not say. A flag is a question to ask before you pay, not a legal finding. Betak does not check ownership, licences or registration with any authority. Ask your lawyer and your engineer to do that.

8. Returns

Return figures use three stated scenarios rather than one forecast. They are shown against a three-year certificate at a state bank, after inflation and in US dollars. Dollar figures use a market exchange rate that is refreshed daily, and the report shows which rate and which date. Some taxes and costs are not included, and the report says which.

9. Limits

• Betak is not a licensed valuer and does not give legal or investment advice.
• Listings can be wrong, out of date or exaggerated. Betak can reduce that risk but cannot remove it.
• We do not yet publish accuracy statistics. We do check our area figures against other published market figures.

Questions about the method: info@betak.io. See also About Betak and the Terms of Service.