Belva Compound El Sheikh Zayed

Belva Compound El Sheikh Zayed: 1% down, at half the neighbours' metre

Belva Compound El Sheikh Zayed is by Karnak Real Estate Developments on about 18.5 feddans in El Sheikh Zayed, a minute from El Nozha Street according to the developer; searches for "Karnak Belva" mean the same project. Booking takes only 1%, so the lowest-priced flat reserves for about EGP 40,700, leaving eight years of instalments; keys are due in June 2029. Flats cost 49,000 to 64,000 a metre, while compounds within a kilometre sell above 100,000. This page looks at where that gap comes from and which size gives the most here.

Belva Compound El Sheikh Zayed prices, October 2026

Belva prices in October 2026 start at EGP 4,072,100 for a one-bedroom and reach 14,319,250 for a duplex, with 1% down over 8 years, on Masharf (Keller Williams Masharf) figures:

• One-bedrooms: 4,072,100 for 69 m² and 4,693,348 for 89 m².
• Two-bedrooms: 5,942,650 at the 93 m² end, 7,564,932 at the 139 m² end.
• Three-bedrooms on 135 to 201 m², from 6,662,965 to 9,879,355.
• Three-bedroom duplexes of 232 or 267 m², between 13,068,000 and 14,319,250.

The project data gives no finishing level for any type, and that is the first thing to ask: if the units are semi-finished, finishing money comes on top of these prices at handover.

Larger units at Belva have the lower metre

In almost every type the larger unit costs less per metre than the smaller one, with extra space priced below the average:

• One-bedrooms: 69 to 89 m² adds about 621,000, near 31,000 per extra metre, so the 89 m² unit runs about 52,700 a metre instead of 59,000.
• Two-bedrooms: going from smallest to largest adds 46 m² for around 1.62 million, some 35,300 for each one.
• Three-bedrooms: the metre holds at roughly 49,000, with the extra 66 m² at about 3.22 million.
• Duplexes: the 35 m² between the two sizes cost about 1.25 million, near 35,800 a metre.

So here the widest size of the type you can afford tends to be the deal. Across types, the widest one-bedroom is 89 m² and the smallest two-bedroom 93 m²: only 4 m² apart but about 1.25 million, which is the price of the second bedroom alone.

An extra room for less money

The lowest-priced three-bedroom, 135 m², costs 6.66 million; the highest-priced two-bedroom, 139 m², 7.56 million. So you can have an extra room and pay about 900,000 less for nearly the same space. Three-bedrooms overall run about 49,400 a metre, the project's lowest. The duplex, though, is only 31 m² larger than the biggest three-bedroom flat (201 m²) yet about 3.2 million dearer, far above any extra metre within the types; ask whether a roof or terrace is counted in its 232 m².

A 1% deposit at Belva: what do you pay for it?

The small deposit lets you book with almost no cash, but it means 99% of the price sits in instalments. The lowest-priced one-bedroom runs about 42,000 a month, the lowest-priced two-bedroom about 61,300, the lowest-priced three-bedroom about 68,700, the widest three-bedroom near 101,900 and the duplex about 134,800. So the real question here is not "do I have a deposit?" but "will this instalment stay comfortable for 8 years?".

Belva at the keys

June 2029 is some 32 months off, roughly a third of the plan. When you pick up the keys, about 35% will have gone in: around 2.05 million on the lowest-priced two-bedroom and 2.3 million on the lowest-priced three-bedroom, with the rest over five years and a bit after you settle.

Belva or The Harv?

The Harv, a kilometre and a half away, is the nearest neighbour at Belva's price level, and the difference is that it is listed as fully finished:

• A 113 m² two-bedroom there, the smallest, costs about 6.84 million, payable over nine years after 5%, keys December 2028.
• Three-bedrooms there open at 146 m² for close to 8.88 million, so the rate barely moves from its two-bedrooms.

So The Harv's metre is about 11,000 above Belva's three-bedrooms, but finished, and it hands over six months earlier. If Belva turns out semi-finished, finishing costs could close that whole gap, making The Harv the better buy; if Belva is finished, Belva is clearly cheaper. On the deposit, Belva is lighter: 1% against 5%.

And Sky Ramp?

Sky Ramp, further out at 3.6 km, runs about 73,000 a metre, roughly a quarter above Belva. There, about 9.4 million buys a 126 m² two-bedroom, roughly 10.83 million a 150 m² three-bedroom and some 14.63 million a 200 m² duplex, all booked at 5% over eight years and handed over in January 2030. So Sky Ramp's duplex is 32 m² smaller than Belva's and about 1.56 million dearer.

The same flat at Belva, Al Karma Kay and Rewaya: the monthly bill

The metre tells part of the story; the instalment tells the rest:

• A 135 m² three-bedroom at Belva runs about 68,700 a month. At Al Karma Kay, 600 m away, the smallest three-bedroom is 136 m² at about 15.33 million on 5% and eight years, near 151,700 a month, over double, though due June 2028, a year before Belva.
• A 139 m² two-bedroom at Belva runs near 78,000 a month. At Rewaya, 3.5 km off, the smallest two-bedroom is 136 m² at about 11.53 million, around 110,500 a month, due October 2029.
• Duplexes: Al Karma Kay's start at 299 m² near 30.14 million and Rewaya's at 285 m² near 26.58 million, more than double Belva's for some 50 to 70 m² more.

Belva and the compounds within a kilometre

Looking at the nearest neighbours by distance: Al Karma Kay, 600 m away, about 100,600 a metre; Village West about 100,500; Waterway West about 110,000. So Belva sells at roughly half most neighbours' metre. Village West, for one, is finished, its smallest three-bedroom 149 m² at 15.9 million with a stated date of November 2026, so you pay over double Belva but move in two and a half years sooner. Waterway West is later still: a 140 m² two-bedroom at 15.4 million with keys in September 2030, over a year after Belva.

Belva master plan and services

Architect Raef Fahmy drew the plan, the developer says, keeping the bulk of the plot green or under water. Services: pools, a commercial area with restaurants and shops, a gym, football and padel courts, and running and cycling tracks.

Belva Compound location in Sheikh Zayed

Belva Compound is in El Sheikh Zayed, a minute from El Nozha Street, next to Al Karma Kay and Village West. Mall of Arabia, Media Production City, Nile University and Smart Village are nearby, a short drive from the Desert Road and the 26th of July corridor.

Want to know which instalment suits you at Belva? Send Masharf's WhatsApp your rough monthly income, and we will tell you which size you can carry.