V levels 6th of October City

V levels 6th of October City: one flat on three dates and three plans, and owners 5 million cheaper

V levels 6th of October City is a project by Dunes Capital Group on about 105 feddans in the Northern Expansion, 500 m from the Dahshur Link according to the developer. The developer is selling across several phases, each with its own date and payment plan: units due December 2026, Phase 3 due December 2027, and Phase 4 due December 2028. Meanwhile owners list the same sizes for much less. This page sets all these routes side by side.

V levels prices from the developer

• Every flat has three bedrooms. The 99 m² one is 8,007,000, booked with a tenth and paid across 8 years, keys December 2026; the 186 m² ones reach 14,497,000.
• Three-bedroom penthouses of 220 m², from 14,300,000 to 15,311,000.
• Three-bedroom townhouses: 19,514,000 for the smallest (229 m²) up to 25,437,000 for the largest (288 m²).
• The 270 m² three-bedroom twin is 25,414,000, with a quarter at booking, four years to pay and keys in December 2027.

The developer states no finishing for any unit, a question to ask before comparing with neighbours that do list theirs, such as semi-finished Elevation.

The same 186 m² flat in two phases

• Phase 3 sells it for 14,107,000, asking a quarter up front (about 3.53 million) and the rest over 4 years, so near 220,400 a month, with keys in December 2027.
• Phase 4 asks more, 14,497,000, yet only a tenth to book (about 1.45 million), stretching the balance across six years at roughly 181,200 monthly, keys December 2028.

So Phase 4 costs about 390,000 more and hands over a year later, but its deposit is over 2 million lower and its instalment about 39,000 lighter. With cash, Phase 3 is cheaper and sooner; with little cash, Phase 4 is easier to enter.

The 220 m² penthouse at three prices

The same penthouse is offered at 14.3 million on 50% down over 4 years with keys in two and a half months, meaning a 7.15 million deposit and then close to 149,000 monthly. In Phase 3 it costs 15.16 million on 25% down, and in Phase 4 15.31 million with a tenth down and six years at roughly 191,400 monthly. The cheapest is the nearest, but it needs half the price in cash.

The small flat has the dearer metre

Per metre, the 99 m² three-bedroom (8 million) works out near 80,900, more than the 186 m² size, which in Phase 3 is about 75,800. But it has the nearest date, and its deposit is only about 800,700 and an eight-year instalment of about 75,100, the gentlest entry to the project.

How much will be paid when you take the keys at V levels?

The phases differ not only in price but in what is paid by handover:

• The 99 m² flat, due at the end of this year: only about 12%, near 985,000, with about seven and a half years left while you live there.
• The 186 m² in Phase 3: near 46%, about 6.5 million, with under three years left.
• The 186 m² in Phase 4: about 42%, near 6.07 million, with four years left.
• The cheapest Phase 4 townhouse: about 42% too, near 8.18 million.

So the small flat is the only unit you can move into having paid little; the other phases ask nearly half the price before the keys.

Twin and townhouse at the same price in Phase 3

Phase 3 lists its 270 m² twin at 25.41 million and its 288 m² townhouse at 25.44 million: a 23,000 gap for 18 m² more in the townhouse. Both take 25% down over 4 years, about 397,000 a month. Phase 4 spreads its 288 m² townhouse over six years instead, which brings the monthly figure down to around 317,300. Among Phase 4 townhouses, moving from 229 to 288 m² costs some 5.87 million, close to 99,500 for each added metre.

V levels: developer price against resale

• Three-bedroom flats: owners list three on 186 and 189 m², the cheapest 8.95 and the dearest 11.1 million. So the same 186 m² the developer sells for 14.11 million in Phase 3 is about 5.16 million cheaper from an owner.
• The 220 m² penthouse: one owner asks 10.5 million for a three-bedroom and another 9.88 million for a four-bedroom, against the developer's cheapest at 14.3 million.
• Townhouses: two owners want 14.23 and 15.27 million for 228 and 229 m² houses, against 19.51 million for the developer's cheapest 229 m² one.

When does resale win?

The gap is large enough to raise a question: is the figure the full price or only what has been paid? If full, and you have the cash, resale is clearly cheaper overall. If it is only the amount paid, there are developer instalments on top for you to continue. Ask the seller for the phase and the handover date, and request the account statement. If the unit is in Phase 3, where the developer asks a quarter up front, the seller has likely paid a large sum, so the figure may well be close to a full price.

A V levels townhouse, or West End and El Patio Vera?

Phase 4's cheapest townhouse is 229 m² at 19.51 million, with a tenth to book and six years of payments near 243,900 each. Against it:

• West End, just 500 m away, starts townhouses at 240 m², 11 m² more, for close to 13.68 million, about 5.8 million less.
• El Patio Vera, 400 m off, asks about 18.3 million for its smallest townhouse (176 m²) and about 22.5 million for a 200 m² twin, handing over two months ahead of Phase 4.
• Elevation, 1.1 km off, lists semi-finished houses: 15 million for 286 m² in a townhouse, 24 million for 336 m² in a twin.
• The Zayard projects under a kilometre away: Zayard Villa a 290 m² house at 11 million, and Zayard Elite a 305 m² twin at 13 million.

So V levels houses carry some of the dearest metres around, and its 270 m² twin at 25.41 million costs more than Elevation's twin, which is 66 m² larger. If a house is your aim, neighbours give more space for less; ask about finishing in each.

The flats against Rafts and One33

The smallest three-bedroom here is 99 m² at 8 million. One33, 4.6 km off, sells its smallest three-bedroom at 142 m² near 9.8 million, and Rafts, 3.1 km away, 170 m² at 12.1 million. One33's penthouse is 139 m² near 8.93 million, against V levels' cheapest at 14.3 million for 220 m². At Ivoire West, 4.4 km away in Zayed, roughly 14.05 million buys the entry three-bedroom of 164 m², around 10,000 per metre more than V levels. So the flats here are roughly level with the neighbours, and their big edge is the near date of the smallest.

Project and location

The developer leaves 85% of the 105 feddans unbuilt, for greenery and water. Mall of Arabia is 8 km away, Juhayna Square 11, Misr University for Science and Technology 12 and Sphinx Airport 16.

Weighing up the phases at V levels? Message Masharf on WhatsApp and we'll put the lowest owner's price for your size next to each phase's figure.