The Hillage El Sheikh Zayed

The Hillage El Sheikh Zayed: size is where the value lies

The Hillage El Sheikh Zayed is a large compound of about 100 feddans by Madaar Development. Per the project data, buildings cover only about 11%, landscaping about 50 feddans, the commercial area 12 feddans and the sports club 10. The design takes its cue from rolling hills, with water features running over a kilometre and a central waterfall. It is due in May 2030; a twentieth secures a unit and ten years cover the balance. Every unit is listed as fully finished.

The Hillage El Sheikh Zayed prices

The developer's October 2026 offers:

• Two-bedroom: 144 m² for roughly 17.07 million, near 118,500 a metre.
• Three-bedroom flats from 146 to 207 m², priced 19.91 to 21.16 million.
• A four-bedroom penthouse on 238 m², close to 27.36 million (about 114,900 a metre).
• Twin houses: three bedrooms on 191 m² for about 30.36 million, four bedrooms on 226 m² for about 37 million.
• A three-bedroom villa on 210 m², about 42.31 million, a metre near 201,500.

The catch in the large three-bedroom

The smallest three-bedroom (146 m²) works out near 136,400 a metre, the widest (207 m²) near 102,200. The 61 m² between them cost only about 1.25 million, some 20,400 per added metre. The four-bedroom penthouse also has a lower metre than the small flat. So here, size is what gives you value. The 144 m² two-bedroom, meanwhile, is almost the size of the smallest three-bedroom yet about 2.85 million cheaper, so ask why; floor or view may explain it.

Penthouse or the widest three-bedroom?

Against the widest three-bedroom, the 238 m² penthouse adds 31 m² and about 6.2 million, so each added metre is priced near 200,000, far above the penthouse's own average. That may be the roof and the fourth bedroom, so ask whether the roof is counted in the area. If you do not need a fourth bedroom, the widest three-bedroom is the clearer deal. The penthouse runs near 216,600 a month against near 167,500 for the widest three-bedroom.

A big flat or a twin?

Set the four-bedroom twin beside the four-bedroom penthouse: some 9.64 million higher-priced, and 12 m² smaller. The three-bedroom twin, 191 m², is some 9.2 million above the widest three-bedroom flat, though 16 m² smaller. What you pay for in a twin is land, a garden and a single shared wall, not area. The three-bedroom villa sits about 5.31 million above the four-bedroom twin and is 16 m² smaller, so there too you pay for standing alone.

All developer units in the Masharf (Keller Williams Masharf) table hand over finished in May 2030.

The Hillage or Rewaya?

Rewaya, 2.6 km away, hands over between July and October 2029, asking 8% up front and eight years for the rest. Its two-bedrooms start at 136 m² and 11.53 million (near 84,800 a metre), three-bedrooms at 138 m² and 14.2 million, and its twin is 252 m² at 29.63 million. So The Hillage's two-bedroom is about 5.54 million higher-priced and its three-bedroom about 5.71 million. The twin shows it most: Rewaya's gives 26 m² more than the four-bedroom twin here for some 7.37 million less. Rewaya's largest three-bedroom, 230 m² near 20.44 million, is 23 m² bigger than the widest here and about 720,000 cheaper, and its 285 m² duplex near 26.58 million costs less than The Hillage's penthouse with far more room. Rewaya's finishing is not stated in the data; if semi-finished, add that cost before comparing. Its two-bedroom runs near 110,500 a month against near 135,100 here. With twins the picture flips: Rewaya's on its 8-year term needs near 284,000 monthly, above the three-bedroom twin here (near 240,300) and close to the four-bedroom, because the term here is two years longer.

Penthouse and villa against Ivoire West

Ivoire West, also about 2.6 km off, sells a 275 m² four-bedroom penthouse for about 24.31 million: 37 m² more than The Hillage's for roughly 3.05 million less. Its six-bedroom villa, 312 m² near 40.4 million (some 129,500 a metre), has 102 m² more than the villa here at about 1.91 million less, and is due October 2028. Its three-bedroom is 164 m² near 14.05 million, and its two-bedrooms start at 109 m² near 10.27 million, due September 2028, a year and eight months before The Hillage. Ivoire West's finishing is not stated, and that is the main thing to ask about.

A twin for the same money, far larger

For the money of a Hillage house, neighbours offer a far larger twin:

• Etapa (2.2 km, due at the end of this month): a four-bedroom twin of 393 m² near 37.48 million, about the price of the four-bedroom twin here with 167 m² more, but over 5 years.
• El Patio Zahraa (1.5 km): a four-bedroom townhouse of 213 m² near 27.8 million, a quarter down and 4 years.
• Six West (3 km, December 2026): a 233 m² two-bedroom costing some 44.28 million, a metre of 190,000, higher-priced than any flat here.

So The Hillage is not the lowest-priced around; quite the reverse. What it sells is stated full finishing, a long plan on a small deposit, and large green and water areas inside the walls. Neighbours due soon ask a bigger deposit and a much shorter term. By the month, Etapa's twin over 5 years comes to near 593,400, about double the four-bedroom twin here (near 292,900), and El Patio Zahraa's townhouse near 434,400.

The Hillage El Sheikh Zayed payment plans

Only 5% down makes entry easy: the smallest flat needs about 853,000. But the instalment is large: about 135,000 a month for the two-bedroom, near 157,600 for the lowest-priced three-bedroom and about 335,000 for the villa. With handover about three and a half years off, roughly 39% will be settled by then: about 6.72 million on the two-bedroom and 16.67 million on the villa, with over six years left after. Buying to rent out? Weigh the likely rent against that monthly figure first; where it falls well short, this is a long hold, not a flat that pays its own way.

The Hillage El Sheikh Zayed location

Per the project data, the Smart Village is about 5 minutes away, Sphinx Airport and central Sheikh Zayed 10, Arkan Plaza a quarter of an hour, the Grand Egyptian Museum 20 and downtown Cairo half an hour. It is reached from the Alexandria desert road and the Rod El Farag Axis.

The view and the club

Ask whether the flat looks onto the water or the waterfall or onto an inner street, since the layout steps like hills and the view changes from unit to unit. That may also explain the gap between the two-bedroom and the smallest three-bedroom. And ask about club membership: included in the price or charged separately.

Services

A sports club with tennis, padel and squash courts and an Olympic pool, a gym with yoga and Pilates space, car-free walking and running paths, children's areas, a commercial area, plus security and cameras.

Who is The Hillage developer? Madaar

Madaar also has Azha in Ain Sokhna and Azha North Coast.

Want the widest three-bedroom and the penthouse compared on the same budget? Message Masharf's WhatsApp.