Best Compounds in 6th of October 2026 by the Numbers: Plans, Ready Units and Budget
Key takeaways
- No single compound in 6th of October is best for everyone: it depends on when you move in, your budget and your road.
- The longest developer plan in October 2026: 12 years with 1.5% down at Mountain View iCity October, and 11.5 years at Badya.
- The cheapest developer apartment: 73 m² at EGP 2,316,000 at Vida Residence, handover April 2029.
- The nearest developer handover: October 2026 at Rock Eden, and December 2026 at Diar II and V levels.
- The compounds with the most resale offers on 15 October 2026: Badya 297, iCity 217 and O West 167.
In this article37
- What is the best compound in 6th of October?
- Best compounds in 6th of October for long payment plans
- Best compounds in 6th of October on a budget
- Best compounds in 6th of October for investment
- Under construction or ready to move?
- 6th of October compounds by area
- Compounds in 6th of October City itself
- Compounds in October Gardens
- Compounds in the Northern Expansion
- Compounds in the Green Belt
- Large and small compounds in 6th of October
- 6th of October compounds by developer
- Which road are 6th of October compounds on?
- Apartment or house in 6th of October compounds?
- The compounds people search for in 6th of October
- Badya
- Mountain View iCity October
- Swan Lake October
- El Patio Vera
- O West Orascom
- Sun Capital
- Hyde Park Signature
- Vida Residence
- Kite
- One33
- Palm Hills October
- Grand Heights
- Mena Garden City
- Gardenia Park
- El Patio 6 October
- Pyramids Walk
- Green Yard
- Tala
- West Town
- How to choose your compound in 6th of October
- Best compounds in 6th of October or Sheikh Zayed?
- Frequently asked questions
The best compounds in 6th of October depend on what you need: for the longest developer plan, Mountain View iCity October runs up to 12 years with 1.5% down and Badya 11.5 years; for the lowest developer price, Vida Residence starts at EGP 2,316,000 and Kite at EGP 3,650,400, in October 2026. To move in straight away, ready compounds such as Palm Hills October, Grand Heights and Mena Garden City sell as resale from owners. This guide sorts the compounds in 6th of October on Masharf by clear criteria, with every figure taken from the project's own page and dated.
What is the best compound in 6th of October?
No single compound in 6th of October suits everyone. The best one fits when you want to move in, your budget and the road you drive every day. Here is an answer for each kind of buyer in October 2026:
- A family that wants to move in soon: developer handover in October 2026 at Rock Eden and December 2026 at Diar II and V levels, or a ready compound on resale such as Palm Hills October.
- An investor: a compound where the developer still sells and the resale market is busy, like Mountain View iCity October with 122 resale apartment offers on 15 October 2026, next to developer plans of up to 12 years.
- A tight budget: Vida Residence from EGP 2,316,000, Kite from EGP 3,650,400 and Ashgar City from EGP 3,655,000.
- Someone who wants a house: El Patio Vera townhouses from the developer from EGP 18,300,000, or ready houses on resale at El Patio 6 October and Mena Garden City.
The guide works with five criteria: when you move in, size, developer, road and budget. There is no «number 1», because the order changes from one buyer to the next.
Best compounds in 6th of October for long payment plans
The longest plan in 6th of October compounds in October 2026 was 12 years with 1.5% down at Mountain View iCity October, followed by 11.5 years at Badya with the same down payment. Each row shows the cheapest unit on that plan.
| Compound | Down payment | Longest plan (years) | Cheapest unit on that plan (EGP) |
|---|---|---|---|
| Mountain View iCity October | 1.5% | 12 | 11,530,571 |
| Badya | 1.5% | 11.5 | 5,971,000 |
| Westdays | 2.5% | 10 | 4,496,712 |
| Hyde Park Signature | 5% | 10 | 6,650,000 |
| Kite | 10% | 10 | 3,650,400 |
| Leaves | 5% | 10 | 5,550,000 |
| Swan Lake October | 5% | 10 | 24,200,000 |
| Sun Capital | 5% | 10 | 8,333,000 |
The down payment in pounds matters more than the percentage. The smallest developer down payments on an apartment in 6th of October in October 2026:
- Badya: about EGP 89,600 (1.5%) on a 58 m² apartment at EGP 5,971,000, over 11.5 years.
- Westdays: EGP 112,418 (2.5%) on a 75 m² apartment at EGP 4,496,712, over 10 years.
- Vida Residence: EGP 115,800 (5%) on a 73 m² apartment at EGP 2,316,000, over 8 years.
- Mountain View iCity October: EGP 172,959 (1.5%) on a 115 m² apartment, over 12 years.
- Kite: EGP 365,040 (10%) on the EGP 3,650,400 apartment, so the cheapest price is not always the lightest down payment.
Ask for the full payment schedule before you compare, since instalments can be quarterly or include a payment on handover.
Best compounds in 6th of October on a budget
The cheapest developer apartment in 6th of October compounds in October 2026 was 73 m² for EGP 2,316,000 at Vida Residence, and six compounds had developer apartments under EGP 5 million:
| Compound | Size (m²) | Cheapest developer apartment (EGP) | Handover |
|---|---|---|---|
| Vida Residence | 73 | 2,316,000 | April 2029 |
| Kite | 72–102 | from 3,650,400 | February 2027 |
| Ashgar City | 72–81 | from 3,655,000 | June 2028 |
| Westdays | 75 | 4,496,712 | October 2030 |
| Villagio Gray | 81–99 | from 4,664,000 | May 2030 |
| Ashgar Heights | 49–81 | from 4,768,000 | March 2027 |
Kite, Ashgar City and Ashgar Heights are in October Gardens, while Westdays and Villagio Gray are in 6th of October City itself. All apartments with their prices are on apartments for sale in 6th of October.
Best compounds in 6th of October for investment
If you are buying to resell or rent out later, start with a compound that moves: the developer is still selling and owners are offering units. These are the 6th of October compounds with the most resale offers on Masharf on 15 October 2026, developer-selling compounds first:
| Compound | Area | Resale offers | Cheapest offer (EGP) | Developer still selling? |
|---|---|---|---|---|
| Badya | October Gardens | 297 | from 2,900,000 | yes |
| Mountain View iCity October | Northern Expansion | 217 | from 4,730,000 | yes |
| O West Orascom | October Gardens | 167 | from 4,627,640 | yes |
| Garden Lakes | 6th of October City | 69 | from 4,303,200 | yes |
| Sun Capital | October Gardens | 62 | from 3,300,000 | yes |
| Ashgar City | October Gardens | 52 | from 2,670,096 | yes |
| New Giza | 6th of October City | 80 | from 8,000,000 | no, resale only |
| Nyoum October | Northern Expansion | 44 | from 1,435,000 | no, resale only |
- Badya: 297 resale offers from EGP 2,900,000, next to developer sales with 1.5% down over 11.5 years.
- Mountain View iCity October: 217 offers from EGP 4,730,000, and developer plans of up to 12 years.
- O West Orascom: 167 offers from EGP 4,627,640, and seven unit types from the developer.
Many offers give you prices to compare when you buy and when you sell, and the developer's price next to owners' prices in the same compound shows today's gap. No one can promise a fixed return in any compound, so work out the expected rent, down payment and instalment on paper first.
Under construction or ready to move?
In October 2026, developer handovers in 6th of October run from October 2026 to December 2030. These are the nearest, and any date already passed says «ask whether it was handed over»:
| Compound | Nearest developer handover | Cheapest unit (EGP) |
|---|---|---|
| Mountain View iCity October | was due September 2026, ask whether it was handed over | from 22,865,210 |
| Rock Eden | October 2026 | from 11,522,321 |
| Diar II | December 2026 | from 7,794,796 |
| V levels | December 2026 | from 8,007,000 |
| Ashgar City | January 2027 | from 4,732,000 |
| Kite | February 2027 | from 3,650,400 |
Ready compounds sell as resale from owners, for example:
- Palm Hills October on the 26th of July Axis, apartments on resale from EGP 10,640,000 on 15 October 2026.
- Grand Heights in the Northern Expansion, townhouses from EGP 17,500,000.
- Mena Garden City on 240 feddans, a 275 m² townhouse at EGP 18,000,000.
- El Patio 6 October, ready houses by La Vista, villas on resale from EGP 16,250,000.
- Ready: you see the unit and the neighbours before you pay.
- New: a longer plan, and you pick your unit from the start.
All ready compounds are on ready-to-move compounds in 6th of October.
6th of October compounds by area
Masharf splits 6th of October into four parts, each with its own compounds and prices in October 2026.
Compounds in 6th of October City itself
Inside the city, developers sell at Swan Lake October by Hassan Allam on 173 feddans, apartments from EGP 24,200,000 with 5% down over 10 years, and at Hyde Park Signature from EGP 6,650,000 over 10 years. Ready resale includes Palm Hills October and El Patio 6 October, and there are resale houses at Pyramids Walk. More on compounds in 6th of October.
Compounds in October Gardens
October Gardens has some low developer starting prices: Kite from EGP 3,650,400 and Ashgar City from EGP 3,655,000, plus large projects such as Badya on 3,000 feddans, O West Orascom on 1,007 feddans and Sun Capital on 575 feddans. The whole area is on October Gardens compounds.
Compounds in the Northern Expansion
In the Northern Expansion, Mountain View iCity October covers 500 feddans with plans of up to 12 years, One33 by Badreldin covers 133 feddans with apartments from EGP 5,506,817, and El Patio Vera is houses only on the Sheikh Zayed border. Ready resale includes Grand Heights, Tala and Green Yard. The full list is on Northern Expansion compounds.
Compounds in the Green Belt
The Green Belt is mostly houses. Its cheapest developer unit is a 240 m² townhouse at EGP 13,684,690 in West End, and villas at The 8 start from EGP 19,870,000. People often search for its projects under Sheikh Zayed names. Its projects are on Green Belt compounds.
Large and small compounds in 6th of October
By land area on Masharf, the largest 6th of October compounds where the developer sells are Badya on 3,000 feddans, O West Orascom on 1,007 feddans, Sun Capital on 575 feddans and iCity on 500 feddans.
| Compound | Land area | Selling |
|---|---|---|
| Badya | 3,000 feddans | developer |
| O West Orascom | 1,007 feddans | developer |
| Sun Capital | 575 feddans | developer |
| Mountain View iCity October | 500 feddans | developer |
| Swan Lake October | 173 feddans | developer |
| One33 | 133 feddans | developer |
| Dream Land | about 2,000 feddans | resale only |
| Palm Hills October | about 952 feddans | resale only |
| Grand Heights | about 905 feddans | resale only |
| Mena Garden City | 240 feddans | resale only |
| Gardenia Park 1 | 90 feddans | resale only |
At the other end there are small compounds:
- Vida Residence on 24 feddans.
- El Patio Vera on 40 feddans.
- Kite on about 50 feddans.
In a large compound, ask which district your unit is in and which services already run near it; in a small one, ask what services are inside.
6th of October compounds by developer
Several developers have more than one compound in 6th of October, so you can visit a finished one before buying in a new one. The table puts what each developer sells now first, then resale only:
| Developer | Selling now | Resale only |
|---|---|---|
| Palm Hills Developments | Badya, Palm Parks | Palm Hills October |
| Mountain View | Mountain View iCity October, Mountain View 4 | Mountain View October Park |
| IGI Real Estate | Ashgar City, Ashgar Heights | Gardenia Park 1, Gardenia Park 2 |
| Centrada Developments | Kite, Belong | — |
| La Vista Developments | El Patio Vera | El Patio 6 October |
| Arabia Holding | Sun Capital | West Town |
| Hyde Park | Hyde Park Signature, Garden Lakes | — |
| Hassan Allam Properties | Swan Lake October | — |
| Orascom Development Egypt | O West Orascom | — |
| Badreldin Developments | One33 | Kayan |
- Visiting a finished compound by the same developer shows the finishing and maintenance after handover.
- If you are considering Badya, you can look at Palm Hills October.
- If you are considering Ashgar City, you can look at Gardenia Park.
Which road are 6th of October compounds on?
- Wahat Road: Badya, O West Orascom behind Media Production City, Kite opposite October University for Modern Sciences and Arts, and ready Gardenia Park 1.
- 26th of July Axis: Palm Hills October, Jazebeya, and One33 where it meets the Cairo–Alexandria Desert Road.
- On the Sheikh Zayed border: El Patio Vera in the Northern Expansion, and the Green Belt projects.
- Near the Dahshur Link: Gardenia Park 2.
- In the heart of October: Swan Lake October, two minutes from Palm Parks.
If you commute to Cairo every day, being near the 26th of July Axis or the Desert Road makes a difference; if you work inside October, a compound in the city itself can save you the drive. Try the journey at rush hour before you decide.
Apartment or house in 6th of October compounds?
In October 2026, the cheapest developer apartment in 6th of October was EGP 2,316,000 at Vida Residence, the cheapest townhouse EGP 13,520,000 at Belong, and the cheapest villa EGP 19,870,000 at The 8.
- Apartment compounds: Vida Residence, Kite, Ashgar City and One33.
- House compounds: El Patio Vera from the developer, and Pyramids Walk, El Patio 6 October and Mena Garden City on resale.
- Both: Badya, O West Orascom, Sun Capital, Mountain View iCity October and Swan Lake October.
The compounds people search for in 6th of October
Badya
Badya is a city by Palm Hills Developments on 3,000 feddans in October Gardens, sold district by district.
- Developer apartments of 58–70 m² from EGP 5,971,000, finished, with 1.5% down over 11.5 years, in October 2026.
- On resale on 15 October 2026, studios from EGP 2,900,000.
Mountain View iCity October
Mountain View iCity October is a residential city by Mountain View on 500 feddans in the Northern Expansion.
- Finished developer apartments from EGP 11,329,868, with plans of up to 12 years at 1.5% down.
- The developer's villa and 4-bedroom duplex were due in September 2026, so ask whether they were handed over.
- Resale apartments from EGP 4,730,000 on 15 October 2026.
Swan Lake October
Swan Lake October is by Hassan Allam Properties on 173 feddans in the heart of October.
- Developer apartments of 151–170 m² from EGP 24,200,000, finished, with 5% down over 10 years, in October 2026.
El Patio Vera
El Patio Vera is ground-level houses by La Vista on 40 feddans in the Northern Expansion, on the Sheikh Zayed border.
- Developer townhouses of 176–206 m² from EGP 18,300,000, with 5% down over 7 years, handover October 2028.
O West Orascom
O West Orascom is a city by Orascom Development Egypt on 1,007 feddans in October Gardens, on the Wahat Road.
- A 68 m² developer apartment at EGP 7,685,000, semi-finished, with 5% down over 9 years, in October 2026.
Sun Capital
Sun Capital is by Arabia Holding on about 575 feddans in October Gardens.
- Developer apartments of 113–125 m² from EGP 8,333,000, with 5% down over 10 years, handover March 2027.
- Resale apartments from EGP 3,300,000 on 15 October 2026.
Hyde Park Signature
Hyde Park Signature is by Hyde Park, opposite Gezira Club and next to Garden Lakes by the same developer.
- A 68 m² developer apartment at EGP 6,650,000, with 5% down over 10 years, in October 2026.
Vida Residence
Vida Residence is an apartment and duplex compound by Kayan Real Estate on 24 feddans.
- The cheapest apartment is 73 m² at EGP 2,316,000, semi-finished, with 5% down over 8 years, handover April 2029.
Kite
Kite is by Centrada Developments on about 50 feddans in October Gardens, on the Wahat Road.
- Apartments of 72–102 m² from EGP 3,650,400, with 10% down over 10 years, handover February 2027.
One33
One33 is by Badreldin Developments on 133 feddans in the Northern Expansion.
- Developer apartments of 63–89 m² from EGP 5,506,817, with 5% down over 9 years, in October 2026.
Palm Hills October
Palm Hills October is a large community by Palm Hills on 4 million m² on the 26th of July Axis, mostly lived in, sold on resale: apartments from EGP 10,640,000 on 15 October 2026.
Grand Heights
Grand Heights is by Kuwadico on about 905 feddans in the Northern Expansion; its houses have been handed over, and townhouses sell on resale from EGP 17,500,000.
Mena Garden City
Mena Garden City is a house compound by Mena for Touristic and Real Estate Development on 240 feddans, ready, with a 275 m² resale townhouse at EGP 18,000,000.
Gardenia Park
Gardenia Park 1 is ready villas by IGI on 90 feddans on the Wahat Road, and Gardenia Park 2 is near the Dahshur Link, with a 340 m² resale villa at EGP 25,000,000 on 15 October 2026. In Gardenia Park 1 itself, the cheapest resale villa is 441 m² at EGP 55,000,000.
El Patio 6 October
El Patio 6 October is a ready house compound by La Vista, with resale villas of 224–290 m² from EGP 16,250,000.
Pyramids Walk
Pyramids Walk is by Wadi Degla on about 33 feddans, all houses, with resale townhouses of 380–400 m² from EGP 16,000,000.
Green Yard
Green Yard is by Al Nasr Housing and Development, an apartment compound people already live in, with a 138 m² resale apartment at EGP 4,250,000.
Tala
Tala is by Housing and Development Properties in the Northern Expansion, with a 133 m² resale penthouse at EGP 6,300,000.
West Town
West Town is in October Gardens, 20 feddans by Arabia Holding, with a 294 m² resale townhouse at EGP 31,500,000.
How to choose your compound in 6th of October
- Fix the one thing you will not bend on first, be it the move-in date or the budget.
- Pick the road you will drive every day, then the area.
- Compare only three compounds in the same area and unit type, by price per square metre.
- Visit once mid-week and once at the weekend, and ask a resident about maintenance.
- If the compound is new, visit a finished compound by the same developer.
Developer prices here are for October 2026 and resale prices for 15 October 2026, and both change. To ask about a compound, call us on 01270970000 by phone or WhatsApp, 9 am to 9 pm.
Best compounds in 6th of October or Sheikh Zayed?
In October 2026, developer apartments start at EGP 2,316,000 in 6th of October and EGP 2,357,333 in Sheikh Zayed, and plans reach 12 years in both cities. The real comparison is compound against compound and road against road; see best compounds in Sheikh Zayed.
