Spring Valley-O West 6th of October City

Spring Valley O West is a houses-only district of O West by Orascom Development Egypt in October Gardens. In October 2026 a three-bedroom townhouse from 177 m² costs EGP 31,362,000 and a four-bedroom villa from 263 m² costs 52,694,000, on 5% down over 9 years, with handover on 8 February 2028.

If you want a house in O West, five districts sell them, and Spring Valley hands over first. This page adds up what you pay before you get the keys, then sets a Spring Valley house against the houses in O West's other districts and in compounds nearby, by name and number.

Spring Valley O West prices, October 2026

Spring Valley O West prices in October 2026 run from EGP 31,362,000 to 36,907,000 for a townhouse and from 52,694,000 to 59,491,000 for a villa, both on 5% down with the balance over 9 years. This is what Masharf (Keller Williams Masharf) holds:

At the smallest size the townhouse works out at about EGP 177,190 per m² and the villa at about 200,360. The monthly figure is the lowest price spread evenly over 108 months; Orascom's actual schedule may be quarterly or include annual payments. The finish has not been announced for either type, so ask for it in writing with the unit offer.

With the instalment at a third of income, the townhouse needs a household income of about EGP 827,600 a month and the villa about 1,390,500.

Spring Valley O West payment plan: what is paid by handover?

By the February 2028 handover you will have paid about 19% of the price: about EGP 5,982,000 on the townhouse and 10,050,900 on the villa, the down payment plus 16 instalments starting in November, at October 2026 prices.

After handover 92 instalments remain: about 25,380,000 on the townhouse and 42,643,100 on the villa. About 81% of the price is paid while you live in the house, which helps if you plan to sell your current home after you move. At Club Yard O West, the earliest handover in O West (August 2027), the share paid before handover is only about 13.8%, but it sells apartments, not houses.

Nine years in O West is shorter than plans at other October Gardens projects, so the instalment is high from month one. To cover it, rent would need to be about EGP 1,559 per m² a month on a 177 m² townhouse and about 1,762 per m² on a 263 m² villa, which makes a Spring Valley house a home to live in more than one to let.

Townhouse or villa in Spring Valley?

A Spring Valley villa costs EGP 21,332,000 more than a townhouse in October 2026, for 86 m² more at the smallest sizes, one more bedroom and bathroom, and about 187,640 more a month.

The villa's metre (about 200,360) is above the townhouse's (about 177,190), so part of the difference pays for standing alone with garden on every side. The down payment differs by 1,066,600.

If the top price of each type matches its largest size, the metre falls: a 211 m² townhouse at 36,907,000 is about 174,910 per m², and a 336 m² villa at 59,491,000 about 177,060, close to the townhouse metre. Ask for the price of each exact size before comparing.

• Townhouse: 3 bedrooms and 4 bathrooms, neighbours on both sides, the lowest entry to a Spring Valley house.
• Villa: 4 bedrooms and 5 bathrooms, detached, from 263 to 336 m².

Spring Valley or a house in another O West district?

Spring Valley is O West's earliest house handover (February 2028), but its metre is above the houses in Green Valley, Parkside and O Views in October 2026, all on 5% over 9 years.

Villas: a year earlier for EGP 133,000

The four-bedroom villa in Green Valley starts at the same 263 m² for 52,561,000, only 133,000 less and about 1,170 a month lower, but it hands over a year later. If a villa is your choice, Spring Valley gets you in a year earlier for a very small difference.

Townhouses: millions apart

For townhouses the sum turns around. A 169 m² Green Valley townhouse is 6,082,000 below the Spring Valley townhouse, and a 207 m² Green Valley twin house is 9,260,000 below it and 30 m² larger. A 217 m² three-bedroom Parkside villa at 30,567,000 is 795,000 below the Spring Valley townhouse and 40 m² larger, though it hands over in January 2030, 23 months later. In a Spring Valley townhouse you pay millions to move in one or two years sooner.

Spring Valley O West or a compound nearby?

Outside O West, a 215 m² four-bedroom townhouse in Garden Lakes at EGP 24,440,000 hands over in the same month as Spring Valley (February 2028), 6,922,000 less and 38 m² larger, at October 2026 prices.

Garden Lakes, by Hyde Park in October's eastern expansions, is about 6 km in a straight line from Spring Valley, and its townhouse runs about 241,850 a month over 8 years, some 34,000 below Spring Valley despite the shorter term. Keeva, on the Dahshur link road, also hands over in February 2028, with 195 m² for 8,462,000 less; ask for its down payment and plan before comparing.

Among villas, a 268 m² four-bedroom at Hyde Park Signature costs 47,850,000, 4,844,000 below Spring Valley at about 84,700 less a month over 10 years, but hands over in November 2029, 21 months later. Centrada's Belong, on the Wahat Road about a kilometre and a half from O West, has a 237 m² townhouse for 13,520,000 due in January 2030.

In short, the Spring Valley metre is above every house in the table. What it buys is O West, with its club already open, and a February 2028 handover. If that handover is what matters to you, Garden Lakes and Keeva give you the same month for millions less.

Where is Spring Valley O West, and what is around it?

Spring Valley is a district inside O West, the 1,007-feddan city Orascom is building in October Gardens on the Wahat Road; Orascom places it by its closeness to Juhayna Square, Mall of Egypt and the Grand Egyptian Museum.

From the Wahat Road you reach the Middle Ring Road and the 26th of July Axis. O West is a large city, so ask which gate is nearest to Spring Valley and how far it is from the club, and try the drive to work at rush hour.

The O West club has been open since October 2026

On 14 October 2026 Orascom opened the first phase of the O West sports club, 17 of its 26 feddans, run by Blue Ribbon. It has an Olympic pool, two 25 m pools (one indoor, one outdoor) and a children's pool; 8 squash courts, 5 padel courts and 2 basketball courts; a five-a-side pitch, a full-size pitch and a running track; and the 2,569 m² TRAX building for children from age 3. The second phase, 9 feddans, is still being built. Someone moving into Spring Valley in February 2028 will find a club that has been running for over a year.

Spring Valley O West pros and cons

Spring Valley O West's main advantage is the earliest house handover in O West (February 2028); its main drawback is a townhouse metre well above townhouses in other O West districts and nearby compounds, in October 2026.

• Pro: handover on 8 February 2028, one to two years before other O West houses.
• Pro: the villa is only 133,000 above the same size in Green Valley and hands over a year earlier.
• Pro: the O West club has been open since October 2026.
• Con: the townhouse is 6,082,000 above Green Valley's and 6,922,000 above Garden Lakes', which hands over the same month.
• Con: the 9-year instalment is high from month one (about 275,870 on the townhouse).
• Con: the finish has not been announced.

Still to get in writing from sales: the finish, the price of each size in the range, the plot and garden size, any handover or annual payments, and the maintenance charges. Send the questions on WhatsApp to 01270970000.