KAIA Compound El Sheikh Zayed

KAIA Sheikh Zayed is a compound of fully finished apartments by Guira Developments in Sheikh Zayed. Its entry unit is a 56 m² studio at EGP 7,008,606, and apartments go up to 217 m² three-bedrooms, on 10% down over 8 years, with handover in June 2029, at October 2026 prices.

KAIA has no one-bedroom apartment: you choose between a studio, a two-bedroom from 120 m² and a three-bedroom from 186 m². Below we work out what each costs before and after the keys, and compare KAIA with Westrict, about 450 m away, and with other Sheikh Zayed apartments from 7 million up.

KAIA Compound El Sheikh Zayed prices, October 2026

KAIA prices in October 2026 start at EGP 7,008,606 for a 56 m² studio; two-bedrooms run from 10,935,065 to 15,564,300 and three-bedrooms from 17,091,572 to 20,566,092, all fully finished. Three types only, and Masharf (Keller Williams Masharf) holds the low and high for each:

Down payment, instalment and metre are worked out on the lowest price and smallest area, with the instalment spread evenly over 96 months. With the instalment at a third of income, the studio needs a household income of about EGP 197,120 a month, the two-bedroom about 307,550 and the three-bedroom about 480,700.

At the top of each range, the 15,564,300 two-bedroom needs 1,556,430 down and about 145,920 a month, and the 20,566,092 three-bedroom 2,056,609 down and about 192,810 a month. The gap within one type reaches 4.6 million on two-bedrooms, so ask for the price of each size and floor by name.

KAIA on instalments: how much is paid by the June 2029 handover?

By June 2029 you will have paid 40% of the price at KAIA, the 10% down plus 32 instalments starting in November: about EGP 2,803,440 on the studio and 4,374,030 on the 120 m² two-bedroom, at October 2026 prices.

So 60% of the price is paid after the keys, while you live in the apartment or let it. If you let after 2029, the rent covering the instalment is about EGP 1,173 per m² a month on the studio, 854 on the two-bedroom and 861 on the three-bedroom.

The down payment is 10%, double that of Westrict and Ivoire West, which start at 5%. On a two-bedroom that means 1,093,507 in cash today, against 525,000 for Westrict's 112 m² two-bedroom. The term is 8 years, two shorter than neighbours on 10, so the monthly instalment is higher.

KAIA sizes: studio, two or three bedrooms?

The 120 m² two-bedroom at KAIA runs about 91,130 per m², below the studio (125,150) and the three-bedroom (91,890), so the two-bedroom gives the most space for each pound in October 2026.

The studio: a 7 million unit for letting

The 56 m² studio costs 7,008,606, the lowest price at KAIA. Its metre is about 34,000 above the other units, which is normal for small units, and in return the total is lower. The instalment is about 65,710 a month, so if you plan to let it after handover, check finished studio rents in Sheikh Zayed before building your sums on it.

Against the 62 m² studio at Al Karma Kay at 9,313,000 (about 150,210 per m², handover February 2030), the KAIA studio is 2,304,394 less and hands over eight months earlier.

The two-bedroom: 120 to 179 m²

Two-bedrooms start at 120 m² for 10,935,065 and reach 179 m², with a top price of 15,564,300. Moving up from the studio to the smallest two-bedroom costs 3,926,459 for 64 m² and two bedrooms more. If 120 m² is enough for a small family, that is the sensible starting point at KAIA.

The three-bedroom: from 186 m²

The smallest three-bedroom, 186 m² at 17,091,572, is 6,156,507 above the smallest two-bedroom for 66 m² more, about 93,280 per added metre, close to the apartment's own metre. So the third bedroom here is priced at about the same rate per metre as the rest of the apartment.

Still, 186 m² is a large three-bedroom against neighbours whose three-bedrooms start at 136, 138 and 146 m², and that is what puts KAIA's total above 17 million.

KAIA or Westrict?

Westrict is about 450 m in a straight line from KAIA; its 112 m² two-bedroom costs 10,500,000, 435,065 less than KAIA's 120 m², on 5% down over 10 years, but it hands over in June 2030, a year after KAIA.

KAIA's metre is about 2,620 lower, the apartment 8 m² larger and handover a year earlier. Westrict wins on cash: 568,507 less down and about 19,400 less a month, because its term is two years longer. If the cash you have decides, Westrict is lighter; if you want to move in or let sooner, KAIA hands over in 2029.

Westrict also has a 91 m² one-bedroom at 9,300,000, a size KAIA does not offer, since it jumps straight from studio to two-bedroom.

KAIA against other Sheikh Zayed apartments from 7 million

KAIA's 120 m² two-bedroom at 10,935,065 sits in the middle of the new apartments around it: above Ivoire West and Westrict, below Al Karma Kay and Rewaya, with a 91,130 metre below all of them except Rewaya, in October 2026.

Al Karma Kay, about 2.8 km away, hands over in June 2028, a year before KAIA, on 5% down, and its 110 m² two-bedroom is 134,935 more. Rewaya, about 5.5 km away, has a two-bedroom 16 m² larger at a lower metre, handing over in October 2029. Ivoire West, about 6.1 km away, hands over in September 2028 at the lowest price in the table, though its finish is not stated in the figures we hold.

Three-bedrooms: KAIA against its neighbours

For three bedrooms, KAIA starts at 17,091,572 for 186 m², above most neighbours because the apartment is larger, with a 91,890 metre in the middle of the range.

The Harv, about 880 m from KAIA, has a 146 m² three-bedroom at 8,882,549, about 60,840 per m², some 31,050 below KAIA's metre. The size gap is 40 m²; the price gap is 8,209,023. If you need three bedrooms and 146 m² is enough, The Harv saves more than 8 million.

Waterway West, about 2.1 km away, has a 185 m² three-bedroom close to KAIA's size, but 3,258,428 more, handing over in September 2030, fifteen months after KAIA.

Where is KAIA Sheikh Zayed?

KAIA is in Sheikh Zayed, about 450 m in a straight line from Westrict, 880 m from The Harv, 1.4 km from Village West and 2.1 km from Waterway West.

KAIA sits among a group of new apartment projects in the same area, most handing over between 2028 and 2030, so there may be construction around you in your first years there. Ask which entrance you will use to reach the compound, and see the map under location.

Inside KAIA

KAIA's design images show white buildings of about five floors with curved black roofs and planted balconies, long pools, water channels and walkways with seating between them, and a cycle lane on the street in front.

Low-rise buildings have fewer apartments per entrance, and ground-floor apartments look onto water or planting. Design images are not a contract, though. Request the master plan, the number of floors in your building, whether the apartment faces a pool or a street, and the services inside the compound.

KAIA Sheikh Zayed pros and cons

KAIA's main advantage is full finishing throughout with a two-bedroom metre of about 91,130 and a June 2029 handover; its main drawback is 10% down over only 8 years, against neighbours on 5% over 10, in October 2026.

• Pro: full finishing in every unit.
• Pro: a two-bedroom metre below Westrict, Ivoire West and Al Karma Kay.
• Pro: 60% of the price is paid after the keys.
• Pro: a 7 million studio for anyone wanting a unit to let.
• Con: 10% down and a higher instalment than neighbours on 10 years.
• Con: no one-bedroom, and the step from studio to two-bedroom is about 3.9 million.
• Con: Guira Developments has no other project on Masharf, so ask about its delivered projects and KAIA's construction progress.

Guira has no delivered project on Masharf to judge by, so get each floor's price, the view, the build progress and any plan beyond 8 years on paper. We can chase it at 01270970000.