Kayan Compound 6th of October City

Kayan Compound 6th of October City: an owners' market, and four bedrooms cost less than three

Kayan Compound 6th of October City is by Badreldin Developments in the Northern Expansions, right opposite the Sheikh Zayed entrance. It covers about 100 feddans, with a large central park, a sports club and a clubhouse per the project data. The stated handover dates of most of its types have passed and the developer publishes no prices now, so buying means dealing with owners, who had about 42 units listed in mid-October 2026, from studios to townhouses.

Apartments for sale in Kayan compound

• A 60 m² semi-finished studio: about 4 million.
• One-bedroom, 70 m², two listings: 4.39 to 4.67 million.
• Two-bedrooms, 7 listings of 90 to 126 m²: 4.45 to 7.7 million.
• Three-bedrooms, 11 listings of 120 to 207 m²: 5.3 to 10.99 million, the cheapest on 120 m², near 44,000 a metre.
• A fully finished 210 m² four-bedroom: about 12.25 million.

The cheapest three-bedroom is only about 850,000 above the cheapest two-bedroom and gives 30 more metres and a room, so on a budget near 5 million, the three-bedroom is the deal. The studio, 4 million for 60 m², has a clearly higher metre than the cheapest two-bedroom, so it only makes sense if the budget stops at 4 million. The one-bedroom's stated date is March 2027, still ahead, so the seller's figure may carry instalments still due; ask.

Penthouses and townhouses: four bedrooms cost less

Penthouses

A 125 m² four-bedroom penthouse is listed near 5.92 million, while three-bedroom penthouses (120 to 143 m²) start at 6 million, and two-bedroom penthouses of 90 to 148 m² run 5.05 to 7.5 million across 5 listings. So the four-bedroom is cheaper than the three, and a two-bedroom may cost more than both. Floor, roof or the unit's condition likely explain it, so ask.

Townhouses

A 200 m² four-bedroom townhouse asks about 9.25 million, while three-bedroom townhouses of the same size run 11.53 to 13.33 million. Almost the same house, with the four-bedroom about 2.3 million cheaper. A gap that wide deserves a reason: position in the compound, finishing, or a seller in a hurry. Note too that the fully finished 210 m² four-bedroom flat, 12.25 million, costs about 720,000 more than the cheapest semi-finished three-bedroom townhouse, so finishing moves the price here more than the type of unit.

Kayan, Westdays or Diar II?

• Westdays (4 km, October 2030): a 75 m² one-bedroom for 4.5 million, a 100 m² two-bedroom for 5.79 million and a 135 m² three-bedroom for 7.61 million, on 2.5% down over 10 years.
• Diar II (2.4 km): two-bedrooms from 125 m² and 7.79 million, due December 2026, and three-bedrooms whose smallest is 163 m² at 10.15 million, due about two years later, both semi-finished.
• Mountain View iCity (2.6 km, February 2029): cheapest three-bedroom 130 m² at 11.33 million, a metre of roughly 87,200, about double Kayan's cheapest three-bedroom.

So Kayan's cheapest three-bedroom is about 2.31 million below a new Westdays three-bedroom, at a metre near 44,000 against 56,400 there, and about 4.85 million below Diar II. But new comes with a long plan: Westdays' three-bedroom runs near 61,800 a month after about 190,000 down, whereas a Kayan seller usually wants cash, or most of it. So the question is not price alone: do you have cash, or do you need instalments?

One, two and four bedrooms

Kayan's one-bedroom, 70 m² near 4.39 million, is very close to a new Westdays one (75 m² at 4.5 million), but Westdays' runs near 36,500 a month over 10 years and hands over three and a half years after Kayan's. Kayan's cheapest two-bedroom covers 90 m² for close to 4.45 million, about 1.34 million below Westdays' and 3.34 million below Diar II's, though 10 to 35 m² smaller. Among four-bedrooms, Diar II sells from 230 m² near 14.28 million, due October 2028, about 2.03 million above Kayan's finished four-bedroom flat for 20 more metres.

New townhouses nearby

New townhouses are larger and dearer: Roudy's (1.6 km, October 2029) covers 260 m² for roughly 14.85 million, The 8's (1.7 km) 253 m² for roughly 14.19 million, and IRA's 250 m² for about 16.53 million. Kayan's four-bedroom townhouse is thus about 4.94 million below The 8's, though 53 m² smaller. Per metre, Kayan's four-bedroom townhouse is near 46,300, Roudy's near 57,100 and The 8's near 56,100. By the month, Roudy's townhouse on 5% down over 10 years runs near 117,600, and IRA's on 10% over 8 years near 154,900. New townhouses here need a high monthly income for years; a Kayan townhouse needs cash now, so weigh them by what you hold.

Kayan or One33 by the same developer?

Badreldin sells new at One33, 3.5 km away, due February 2030. One-bedrooms there start at 63 m² and 5.51 million, two-bedrooms at 107 m² and 7.06 million, and the cheapest three-bedroom is 142 m² at 9.8 million, on 5% down over 9 to 10 years. One33's cheapest three-bedroom is thus about 4.5 million above Kayan's, and Kayan's one-bedroom (70 m² near 4.39 million) is larger than One33's and about 1.12 million cheaper. For the same developer without the wait, Kayan is far cheaper; for a long plan, One33.

Why the listings vary so much

Kayan's phases had stated handover dates spread from early 2025 to this year, and each type has its own finishing per the project data: the studio, one-bedroom and townhouses semi-finished, the two and three-bedrooms mixed, and the four-bedroom fully finished. That is why the same type shows prices far apart. When comparing two listings, ask first which phase the unit is in, whether the building is actually complete, what its finishing is, and whether it faces the central park. That can explain a million or two.

Location

By the project data it is a 7-minute drive to Mall of Arabia, 10 to the Juhayna and El Hosary squares and 12 to Sphinx Airport, with the Alexandria desert road and 26th of July nearby, and the Sheikh Zayed entrance opposite.

What to ask a Kayan seller

Ask for the seller's original contract and check that the unit has really been handed over with nothing owed to the developer; if something remains, ask for a statement. See the finishing yourself, since listings mix semi-finished, finished and mixed units. Ask about yearly maintenance fees and the deposit, and who runs the compound now. If the unit faces the central park, compare it with the same type elsewhere in the compound to see exactly what the view costs you.

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