A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_URI::$config is deprecated

Filename: core/URI.php

Line Number: 103

Backtrace:

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_Router::$uri is deprecated

Filename: core/Router.php

Line Number: 131

Backtrace:

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property Web::$benchmark is deprecated

Filename: core/Controller.php

Line Number: 82

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 10
Function: __construct

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property Web::$hooks is deprecated

Filename: core/Controller.php

Line Number: 82

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 10
Function: __construct

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property Web::$config is deprecated

Filename: core/Controller.php

Line Number: 82

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 10
Function: __construct

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property Web::$log is deprecated

Filename: core/Controller.php

Line Number: 82

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 10
Function: __construct

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property Web::$utf8 is deprecated

Filename: core/Controller.php

Line Number: 82

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 10
Function: __construct

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property Web::$uri is deprecated

Filename: core/Controller.php

Line Number: 82

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 10
Function: __construct

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property Web::$exceptions is deprecated

Filename: core/Controller.php

Line Number: 82

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 10
Function: __construct

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property Web::$router is deprecated

Filename: core/Controller.php

Line Number: 82

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 10
Function: __construct

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property Web::$output is deprecated

Filename: core/Controller.php

Line Number: 82

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 10
Function: __construct

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property Web::$security is deprecated

Filename: core/Controller.php

Line Number: 82

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 10
Function: __construct

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property Web::$input is deprecated

Filename: core/Controller.php

Line Number: 82

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 10
Function: __construct

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property Web::$lang is deprecated

Filename: core/Controller.php

Line Number: 82

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 10
Function: __construct

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property Web::$db is deprecated

Filename: core/Loader.php

Line Number: 399

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 10
Function: __construct

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_DB_mysqli_driver::$failover is deprecated

Filename: database/DB_driver.php

Line Number: 371

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 10
Function: __construct

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property Web::$email is deprecated

Filename: core/Loader.php

Line Number: 1286

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 10
Function: __construct

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property Web::$template is deprecated

Filename: core/Loader.php

Line Number: 1286

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 10
Function: __construct

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Return type of CI_Session_files_driver::open($save_path, $name) should either be compatible with SessionHandlerInterface::open(string $path, string $name): bool, or the #[\ReturnTypeWillChange] attribute should be used to temporarily suppress the notice

Filename: drivers/Session_files_driver.php

Line Number: 132

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 10
Function: __construct

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Return type of CI_Session_files_driver::close() should either be compatible with SessionHandlerInterface::close(): bool, or the #[\ReturnTypeWillChange] attribute should be used to temporarily suppress the notice

Filename: drivers/Session_files_driver.php

Line Number: 294

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 10
Function: __construct

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Return type of CI_Session_files_driver::read($session_id) should either be compatible with SessionHandlerInterface::read(string $id): string|false, or the #[\ReturnTypeWillChange] attribute should be used to temporarily suppress the notice

Filename: drivers/Session_files_driver.php

Line Number: 168

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 10
Function: __construct

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Return type of CI_Session_files_driver::write($session_id, $session_data) should either be compatible with SessionHandlerInterface::write(string $id, string $data): bool, or the #[\ReturnTypeWillChange] attribute should be used to temporarily suppress the notice

Filename: drivers/Session_files_driver.php

Line Number: 237

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 10
Function: __construct

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Return type of CI_Session_files_driver::destroy($session_id) should either be compatible with SessionHandlerInterface::destroy(string $id): bool, or the #[\ReturnTypeWillChange] attribute should be used to temporarily suppress the notice

Filename: drivers/Session_files_driver.php

Line Number: 317

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 10
Function: __construct

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Return type of CI_Session_files_driver::gc($maxlifetime) should either be compatible with SessionHandlerInterface::gc(int $max_lifetime): int|false, or the #[\ReturnTypeWillChange] attribute should be used to temporarily suppress the notice

Filename: drivers/Session_files_driver.php

Line Number: 358

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 10
Function: __construct

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property Web::$session is deprecated

Filename: core/Loader.php

Line Number: 1286

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 10
Function: __construct

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property Web::$fungsi is deprecated

Filename: core/Loader.php

Line Number: 1286

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 10
Function: __construct

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property Web::$template_web is deprecated

Filename: core/Loader.php

Line Number: 1286

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 10
Function: __construct

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property Web::$Web_m is deprecated

Filename: core/Loader.php

Line Number: 361

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 14
Function: model

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property Web::$Property_setting_m is deprecated

Filename: core/Loader.php

Line Number: 361

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 14
Function: model

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property Web::$Property_m is deprecated

Filename: core/Loader.php

Line Number: 361

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 14
Function: model

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property Web::$pagination is deprecated

Filename: core/Loader.php

Line Number: 1286

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 16
Function: library

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property Web::$agent is deprecated

Filename: core/Loader.php

Line Number: 1286

Backtrace:

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 17
Function: library

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property Template_web::$CI is deprecated

Filename: libraries/Template_web.php

Line Number: 14

Backtrace:

File: /home/egyptrealtor/public_html/application/libraries/Template_web.php
Line: 14
Function: _error_handler

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 601
Function: load

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_Loader::$load is deprecated

Filename: core/Loader.php

Line Number: 934

Backtrace:

File: /home/egyptrealtor/public_html/application/libraries/Template_web.php
Line: 15
Function: view

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 601
Function: load

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_Loader::$CI is deprecated

Filename: core/Loader.php

Line Number: 934

Backtrace:

File: /home/egyptrealtor/public_html/application/libraries/Template_web.php
Line: 15
Function: view

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 601
Function: load

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_Loader::$benchmark is deprecated

Filename: core/Loader.php

Line Number: 934

Backtrace:

File: /home/egyptrealtor/public_html/application/libraries/Template_web.php
Line: 15
Function: view

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 601
Function: load

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_Loader::$hooks is deprecated

Filename: core/Loader.php

Line Number: 934

Backtrace:

File: /home/egyptrealtor/public_html/application/libraries/Template_web.php
Line: 15
Function: view

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 601
Function: load

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_Loader::$config is deprecated

Filename: core/Loader.php

Line Number: 934

Backtrace:

File: /home/egyptrealtor/public_html/application/libraries/Template_web.php
Line: 15
Function: view

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 601
Function: load

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_Loader::$log is deprecated

Filename: core/Loader.php

Line Number: 934

Backtrace:

File: /home/egyptrealtor/public_html/application/libraries/Template_web.php
Line: 15
Function: view

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 601
Function: load

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_Loader::$utf8 is deprecated

Filename: core/Loader.php

Line Number: 934

Backtrace:

File: /home/egyptrealtor/public_html/application/libraries/Template_web.php
Line: 15
Function: view

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 601
Function: load

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_Loader::$uri is deprecated

Filename: core/Loader.php

Line Number: 934

Backtrace:

File: /home/egyptrealtor/public_html/application/libraries/Template_web.php
Line: 15
Function: view

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 601
Function: load

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_Loader::$exceptions is deprecated

Filename: core/Loader.php

Line Number: 934

Backtrace:

File: /home/egyptrealtor/public_html/application/libraries/Template_web.php
Line: 15
Function: view

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 601
Function: load

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_Loader::$router is deprecated

Filename: core/Loader.php

Line Number: 934

Backtrace:

File: /home/egyptrealtor/public_html/application/libraries/Template_web.php
Line: 15
Function: view

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 601
Function: load

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_Loader::$output is deprecated

Filename: core/Loader.php

Line Number: 934

Backtrace:

File: /home/egyptrealtor/public_html/application/libraries/Template_web.php
Line: 15
Function: view

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 601
Function: load

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_Loader::$security is deprecated

Filename: core/Loader.php

Line Number: 934

Backtrace:

File: /home/egyptrealtor/public_html/application/libraries/Template_web.php
Line: 15
Function: view

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 601
Function: load

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_Loader::$input is deprecated

Filename: core/Loader.php

Line Number: 934

Backtrace:

File: /home/egyptrealtor/public_html/application/libraries/Template_web.php
Line: 15
Function: view

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 601
Function: load

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_Loader::$lang is deprecated

Filename: core/Loader.php

Line Number: 934

Backtrace:

File: /home/egyptrealtor/public_html/application/libraries/Template_web.php
Line: 15
Function: view

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 601
Function: load

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_Loader::$db is deprecated

Filename: core/Loader.php

Line Number: 934

Backtrace:

File: /home/egyptrealtor/public_html/application/libraries/Template_web.php
Line: 15
Function: view

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 601
Function: load

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_Loader::$email is deprecated

Filename: core/Loader.php

Line Number: 934

Backtrace:

File: /home/egyptrealtor/public_html/application/libraries/Template_web.php
Line: 15
Function: view

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 601
Function: load

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_Loader::$template is deprecated

Filename: core/Loader.php

Line Number: 934

Backtrace:

File: /home/egyptrealtor/public_html/application/libraries/Template_web.php
Line: 15
Function: view

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 601
Function: load

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_Loader::$session is deprecated

Filename: core/Loader.php

Line Number: 934

Backtrace:

File: /home/egyptrealtor/public_html/application/libraries/Template_web.php
Line: 15
Function: view

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 601
Function: load

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_Loader::$fungsi is deprecated

Filename: core/Loader.php

Line Number: 934

Backtrace:

File: /home/egyptrealtor/public_html/application/libraries/Template_web.php
Line: 15
Function: view

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 601
Function: load

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_Loader::$template_web is deprecated

Filename: core/Loader.php

Line Number: 934

Backtrace:

File: /home/egyptrealtor/public_html/application/libraries/Template_web.php
Line: 15
Function: view

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 601
Function: load

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_Loader::$Web_m is deprecated

Filename: core/Loader.php

Line Number: 934

Backtrace:

File: /home/egyptrealtor/public_html/application/libraries/Template_web.php
Line: 15
Function: view

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 601
Function: load

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_Loader::$Property_setting_m is deprecated

Filename: core/Loader.php

Line Number: 934

Backtrace:

File: /home/egyptrealtor/public_html/application/libraries/Template_web.php
Line: 15
Function: view

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 601
Function: load

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_Loader::$Property_m is deprecated

Filename: core/Loader.php

Line Number: 934

Backtrace:

File: /home/egyptrealtor/public_html/application/libraries/Template_web.php
Line: 15
Function: view

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 601
Function: load

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_Loader::$pagination is deprecated

Filename: core/Loader.php

Line Number: 934

Backtrace:

File: /home/egyptrealtor/public_html/application/libraries/Template_web.php
Line: 15
Function: view

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 601
Function: load

File: /home/egyptrealtor/public_html/index.php
Line: 633
Function: require_once

A PHP Error was encountered

Severity: 8192

Message: Creation of dynamic property CI_Loader::$agent is deprecated

Filename: core/Loader.php

Line Number: 934

Backtrace:

File: /home/egyptrealtor/public_html/application/libraries/Template_web.php
Line: 15
Function: view

File: /home/egyptrealtor/public_html/application/controllers/Web.php
Line: 601
Function: load

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  1. الرئيسية
  2. الأخبار والمقالات
  3. أحد أهم الأدوات المالية وأكثرها شيوعاً لتقييم الجدوى الاقتصادية للمشاريع أو الاستثمارات العقارية

أحد أهم الأدوات المالية وأكثرها شيوعاً لتقييم الجدوى الاقتصادية للمشاريع أو الاستثمارات العقارية

انشر هذا المقال

يُعتبر **معدل العائد الداخلي (IRR - Internal Rate of Return)** أحد أهم الأدوات المالية وأكثرها شيوعاً لتقييم الجدوى الاقتصادية للمشاريع أو الاستثمارات العقارية.
### ما هو الـ IRR ببساطة؟
هو "معدل الخصم" الذي يجعل **صافي القيمة الحالية (NPV)** لجميع التدفقات النقدية (الداخلة والخارجة) من مشروع معين مساوياً لـ **الصفر**.
بمعنى أبسط: هو النسبة المئوية للربح السنوي المتوقع الذي سيحققه الاستثمار على مدار عمره، مع مراعاة **القيمة الزمنية للنقود** (أي أن الجنيه اليوم يساوي أكثر من جنيه غداً).
### كيف يتم حسابه؟
يتم حساب IRR باستخدام معادلة "صافي القيمة الحالية" (NPV)، حيث نبحث عن القيمة r التي تحقق المعادلة التالية:
حيث أن:
 * C_t: التدفق النقدي الصافي خلال الفترة t.
 * r: معدل العائد الداخلي (IRR).
 * t: الفترة الزمنية.
 * n: إجمالي عدد الفترات.
> **ملاحظة:** يصعب حساب IRR يدوياً وعادة ما يتم استخراجه باستخدام جداول Excel أو الآلات الحاسبة المالية عبر التجربة والخطأ.
> 
### لماذا يعتبر الـ IRR مهماً؟
 1. **مقارنة المشاريع:** يسمح لك بمقارنة مشروعين مختلفين تماماً (مثلاً: بناء عقار جديد مقابل شراء عقار مؤجر) ومعرفة أيهما يعطي عائداً أعلى كنسبة مئوية.
 2. **القيمة الزمنية للنقود:** على عكس العائد البسيط، يدرك IRR أن الحصول على 100 ألف جنيه الآن أفضل من الحصول عليها بعد 5 سنوات.
 3. **قرار الاستثمار:** القاعدة العامة هي: إذا كان الـ IRR الخاص بالمشروع **أكبر** من تكلفة رأس المال (أو العائد الذي تطلبه كأدنى حد)، فإن المشروع يعتبر مربحاً.
### الفرق بين IRR و ROI و Cap Rate
| الميزة | IRR | ROI | Cap Rate |
|---|---|---|---|
| **التدفقات النقدية** | يأخذ في الاعتبار جميع التدفقات المستقبلية | يركز على الربح الإجمالي النهائي | يركز على الدخل السنوي الحالي فقط |
| **الزمن** | يهتم بـ "متى" تدخل الأموال وتخرج | لا يهتم بتوقيت الأموال | لقطة ثابتة (سنة واحدة) |
| **التعقيد** | معقد ويحتاج برمجيات | بسيط جداً | بسيط ومباشر |
### باختصار:
إذا كان

**Cap Rate** يخبرك كم يربح العقار "اليوم"، فإن **IRR** يخبرك بـ "القصة الكاملة" للاستثمار منذ لحظة دفع أول جنيه وحتى لحظة الخروج وبيع العقار في المستقبل.


إليك الترجمة العربية:

---

دعني أستعرض مثالاً عملياً على عقار واحد عبر المقاييس الخمسة جميعها.

---

**الصفقة**

- سعر الشراء: 1,000,000$
- تكاليف التجديد: 100,000$
- الدفعة الأولى (30%): 300,000$
- مبلغ القرض: 700,000$
- أقساط الرهن العقاري السنوية: 42,000$
- الإيجار السنوي الإجمالي: 80,000$
- المصاريف التشغيلية (ضرائب، تأمين، صيانة، إدارة): 20,000$
- سعر البيع بعد 5 سنوات: 1,250,000$

---

**صافي الدخل التشغيلي = الإيجار الإجمالي − المصاريف التشغيلية**
80,000$ − 20,000$ = **60,000$ سنوياً**

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**1. معدل الرسملة (Cap Rate)**
صافي الدخل التشغيلي / القيمة السوقية
60,000$ / 1,000,000$ = **6%**

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**2. العائد على التكلفة (Yield on Cost)**
صافي الدخل التشغيلي / إجمالي التكلفة
60,000$ / 1,100,000$ = **5.45%**

> أقل من معدل الرسملة هنا لأن تكاليف التجديد أضافت إلى أساس التكلفة دون أن ترفع صافي الدخل التشغيلي بالكامل بعد.

---

**3. العائد على الاستثمار (ROI) — بعد 5 سنوات**
- إجمالي صافي الدخل التشغيلي على مدى 5 سنوات: 300,000$
- ناقص أقساط الرهن العقاري: −210,000$
- صافي التدفق النقدي: 90,000$
- الأرباح الرأسمالية عند البيع: 150,000$
- **إجمالي الربح: 240,000$**

العائد على الاستثمار = 240,000$ / 300,000$ (حقوق الملكية المستثمرة) = **80% على مدى 5 سنوات (~16% سنوياً)**

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**4. الأرباح الرأسمالية (Capital Gain)**
سعر البيع − سعر الشراء
1,250,000$ − 1,000,000$ = **250,000$**

> إذا احتُفظ بالعقار أكثر من سنة، تُطبَّق ضريبة أرباح رأس المال طويلة الأجل (عادةً 15-20% في الولايات المتحدة). بعد ضريبة 20%: **200,000$ صافياً**.

---

**5. العائد المالي (Fiscal Yield)**
صافي الدخل بعد الضريبة / إجمالي الاستثمار
- التدفق النقدي السنوي بعد الرهن: 18,000$
- بافتراض ضريبة دخل 25%: 13,500$ صافياً
- 13,500$ / 300,000$ = **4.5%**

---

**جدول الملخص**

| المقياس | النتيجة |
|---|---|
| معدل الرسملة | 6.0% |
| العائد على التكلفة | 5.45% |
| العائد على الاستثمار (سنوي لـ5 سنوات) | ~16% |
| الأرباح الرأسمالية | 250,000$ (200,000$ بعد الضريبة) |
| العائد المالي | 4.5% |

---

الخلاصة الجوهرية: كل مقياس يروي *جزءاً مختلفاً* من القصة. معدل الرسملة والعائد على التكلفة يقيسان القدرة الإيرادية للأصل. العائد على الاستثمار يلتقط الصورة الكاملة. أما العائد المالي فيُظهر ما *تحتفظ* به بعد الضريبة.

هل تريد مني تعديل أي من الافتراضات أو نمذجة سيناريو مختلف؟

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أنواع العقارات

العقارات المميزة

65000.00 جنيه/في الشهر

شقة مودرن مفروشة للإيجار…

1200.00 دولار/في الشهر

شقة مفروشة للإيجار في سرايات…

16000000.00 جنيه

شقة للبيع في دجلة المعادي…

1000000.00 جنيه/في الشهر

للإيجار الإداري | مبنى كامل…

534000.00 دولار

شقة فاخرة للبيع في دجلة المعادي…

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فيلا تاون هاوس وسطي…
43000.00 جنيه/في الشهر
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CFC مساحة اداريه للايجار…
40.00 دولار أمريكي (دولار أمريكي $) للمتر المربع/في الشهر
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فيلا مودرن انيقة باميز…
90000.00 جنيه/في الشهر

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