Leaves Compound 6th of October City

Leaves Compound 6th of October City: semi-finished flats on 5% down over ten years

Leaves Compound 6th of October City comes from Biography Developments, the company once called El Attal, so many buyers search for it as "Leaves El Attal". It covers 36 feddans of 6th of October City on the Sheikh Zayed edge. The developer offers semi-finished flats only, one to three bedrooms, with 5% at booking and the balance across a decade; the announced handover is July 2030.

Leaves prices 2026

• One-bedroom: 5,550,000 for the 75 m² unit, rising to 6,993,000 for 90 m².
• Two-bedroom: either 105 m² (8,085,000) or 115 m² (8,970,000).
• Three-bedroom: the 160 m² opens at 12,750,000; the biggest, 185 m², is listed at 14,774,400.

Per metre, the smallest one-bedroom works out near 74,000 and the entry three-bedroom close to 79,700. That narrow spread means buying space here does not carry a heavy premium.

Extra metres inside each type

• Going from the 75 m² one-bedroom to the 90 m² one adds 15 m² for roughly 1.44 million, about 96,200 for each extra metre, higher than the flat's own rate.
• Within two-bedrooms, ten more metres cost some 885,000 (around 88,500 apiece).
• Among three-bedrooms, the extra 25 m² come to near 2.02 million, the lowest-priced added metre on the list at about 81,000.

The step from the largest one-bedroom (90 m²) up to the smallest two-bedroom (105 m²) costs only some 1.09 million, buying 15 m² and a whole room, near 72,800 a metre. So with a budget around 7 million, the small two-bedroom is the smarter buy than the big one-bedroom. From the largest two-bedroom to the first three-bedroom, the jump is 45 m² for around 3.78 million, roughly 84,000 per metre.

Leaves payment plan: 5% and 120 months

Every type follows the same terms, so only the deposit and the monthly figure change:

• The smallest one-bedroom asks 277,500 upfront, then about 43,900 monthly.
• Booking the entry two-bedroom takes 404,250; each month after costs near 64,000.
• On the first three-bedroom, 637,500 goes in at signing and around 100,900 a month follows.
• The 185 m² three-bedroom needs some 738,700 first, with monthly payments of roughly 117,000.

How much is paid by handover?

From now to the July date is about 45 months, so 45 of 120 instalments. By the day you collect the keys, roughly 41% will be settled: some 2.25 million on the smallest one-bedroom, 3.28 million on the entry two-bedroom and 5.18 million on the first three-bedroom. The other 75 months, six and a quarter years, run on while you live there or let the flat. Units come semi-finished, so budget the fit-out before comparing with a finished project.

Leaves, or Westrict and KAIA?

• Westrict, 2.5 km off, runs nearly the same terms (5% over ten years, keys a month before Leaves). Its 91 m² one-bedroom costs 9.3 million, some 2.31 million above Leaves' largest one-bedroom for a single extra metre, with a monthly near 73,600. With 112 m² for 10.5 million, its two-bedroom is about 1.53 million higher than Leaves' 115 m² one.
• KAIA, 2.8 km away, asks 10% down over eight years and is due June 2029, thirteen months sooner. A 186 m² three-bedroom there is around 17.09 million, roughly 2.32 million above Leaves' 185 m² unit, and the monthly comes near 160,200 against about 117,000 here. KAIA's entry unit is a 56 m² studio close to 7 million: 1.46 million more than Leaves' 75 m² one-bedroom for 19 fewer metres.

For much the same space, then, Leaves comes in 1.5 to 2.5 million under its Zayed neighbours. Ask about the difference: location, finishing and developer, especially since Leaves is semi-finished.

Leaves, or The Harv and Waterway West?

The Harv, 2.9 km off has a lower metre, around 60,500. Its first two-bedroom, 113 m² near 6.84 million, saving roughly 1.25 million on Leaves' smallest two-bedroom while adding 8 m², and its date is December 2028, about eighteen months earlier. Over nine years its monthly lands near 60,200, very close to Leaves' two-bedroom. Its three-bedrooms open at 146 m² for some 8.88 million. On figures alone The Harv is the clearer offer; ask about finishing and location before deciding.

At the other end, Waterway West (2.8 km) charges around 110,000 a metre. Its 185 m² three-bedroom, exactly the size of Leaves' largest, is near 20.35 million, a gap of about 5.58 million. Four bedrooms there mean 232 m² and roughly 25.52 million. Keys there are due September 2030, two months after Leaves.

Leaves 6th of October size and design

Leaves Compound 6th of October covers 36 feddans: 28 for housing and 8 for hotel units. There are 30 buildings, each a ground floor plus three with four flats a floor, and 80% of the land is gardens and lakes. The blocks are low, so floor and view are what separate two flats of the same size; ask about both before booking.

Leaves 6th of October amenities

Leaves' announced amenities include lakes and gardens, a spa and gym, restaurants and cafés, clinics, a hotel, a children's area, security and cameras. Handover is announced for July 2030, so ask what will be running on the day you receive your flat and what the service charges are.

Leaves pros and cons

The pros of Leaves in October 2026 are mostly price and term:

• Metre: about 74,000 to close to 79,700, against near 91,900 at KAIA, 102,200 at Westrict and 110,000 at Waterway West.
• Payment: 5% down and 120 months, the same plan on every type.
• Instalment: about 43,900 a month on the smallest one-bedroom and about 100,900 on the smallest three-bedroom.
• Sizes: one-bedrooms of 75 to 90 m², two-bedrooms of 105 to 115 and three-bedrooms of 160 to 185.

The cons of Leaves: flats are semi-finished, so the fit-out cost lands on top of the price while instalments run. The date is July 2030, after The Harv (December 2028) and KAIA (June 2029). And the developer stops at three bedrooms, with no duplexes or penthouses in the October 2026 table.

Leaves location

Leaves is placed with the Alexandria desert highway on one side and the 26th of July corridor on the other, near Nile University and Mall of Egypt. Close by are Space Mall, about a kilometre away, and Bridges at 2.4 km, both with shops, clinics and offices, so daily services sit near home. Biography also builds Parklane in R7 of the New Capital, The 101 in Mostakbal City and Bayside in Ras Sudr.

Which buyer does Leaves suit?

• Someone after a one-bedroom by Zayed with a monthly under 45,000 and less than 300,000 down, willing to wait years for the keys.
• A buyer planning to let to Nile University students: check room rents nearby and work the return on the price after finishing.
• A large family needing four bedrooms: the developer stops at three here, and Waterway West has a 232 m² four-bedroom.
• Anyone wanting to move in soon: The Harv's date is nearer.

Torn between a large one-bedroom and a small two-bedroom at Leaves? Message Masharf on WhatsApp at 01270970000 and we'll work out the deposit and instalments down to the last payment.