Livyn Compound El Shorouk City

Livyn Compound El Shorouk: the smallest three-bedroom undercuts the largest two-bedroom, at about 38,000 a metre

Livyn Compound El Shorouk is a Nakheel Developments project in El Shorouk, published as standing directly on the Suez Road opposite Madinaty's Gate 3, on about 19.5 feddans. It offers flats only, one to four bedrooms, with keys announced for October 2029. The figure worth pausing on: larger flats here run near 38,000 a metre, below every compound in the comparison further down. The finishing level is not published, so that is the first question before any comparison, since an unfinished flat can need a large sum in cash before you move in.

Livyn prices 2026

• One-bedroom of 77 m²: 3,500,000.
• Two-bedrooms in two sizes: 120 m² for 4,600,000 and 128 m² for 5,900,000.
• Three-bedrooms spanning 148 to 201 m², priced 5,700,000 through 8,800,000.
• Four-bedroom of 196 m²: 7,700,000.

A list out of order

• The large two-bedroom costs 5.9 million and the small three-bedroom 5.7, so you pay 200,000 less and gain 20 m² and a room.
• The four-bedroom sits 1.1 million below the largest three-bedroom, just 5 m² smaller.
• Between the two two-bedroom sizes, 8 m² account for a 1.3 million gap.

Prices here follow neither area nor room count. Find out what drives it: which floor, what view, and how far the block stands from the Suez Road.

Move up a size or stay?

From the 77 m² one-bedroom to the smallest two-bedroom (120 m²), 43 extra metres cost about 1.1 million, roughly 25,600 each. From the smallest three-bedroom to the four-bedroom, 48 m² and a whole room come for around 2 million, near 41,700 a metre. The one-bedroom carries the project's dearest rate, about 45,500, so with a budget near 4.6 million the two-bedroom is far clearer.

Inside the three-bedrooms

The largest three-bedroom adds 53 m² and roughly 3.1 million over the smallest, close to 58,500 per metre, above the flat's own rate. The small three-bedroom is the better buy; the large one needs a clear reason such as floor, view or position.

Livyn payment plans

Most flats take 10% down over ten years; the four-bedroom alone takes 5% over eight:

• The one-bedroom is secured with 350,000, followed by 26,250 a month.
• The first two-bedroom needs 460,000 at signing and 34,500 monthly.
• The first three-bedroom asks 570,000 upfront and 42,750 each month.
• The four-bedroom wants less at the start, 385,000, but its monthly jumps to about 76,200 on the shorter term.

At handover

Three years stand between you and the keys. The one-bedroom buyer will have paid around 1.3 million, the smallest two-bedroom 1.7 and the smallest three-bedroom 2.11, each close to 37% of the price. The four-bedroom, on its shorter plan, reaches about 3.13 million, near 41%. The monthly on the smaller flats is close to a Shorouk rent, so if you rent now, set the two side by side.

Livyn, or El Patio Sola and Mayan?

• La Vista's El Patio Sola, only a kilometre away, shares the October 2029 date and is listed semi-finished. Its first two-bedroom, 123 m² near 8.2 million, runs about 3.6 million above Livyn's; its first three-bedroom, 154 m² at roughly 9.9 million, about 4.2 million above, with a monthly near 100,000, over twice Livyn's.
• Mayan El Shorouk, 2.5 km off and finished, is due June 2027, over two years sooner. Its first three-bedroom is 121 m² at 7 million, so Livyn's smallest gives 27 more metres for some 1.3 million less.

Livyn, or Rock Green and Rock White?

• Rock Green in New Heliopolis, 3.4 km away and semi-finished, takes 8% over eight years, due April 2029. Its three-bedrooms begin with 125 m² around 5.54 million, so Livyn adds 23 metres for only 156,000 more. Its 116 m² two-bedroom, near 5.93 million, sits 1.33 million above Livyn's smallest.
• Rock White, 3.2 km off and finished, due April 2028: its three-bedrooms open with 124 m² priced close to 6.55 million (roughly 52,800 per metre).

Livyn holds the lowest metre in the whole comparison, close to half of El Patio Sola's next door. A gap that large calls for questions: the finishing you will receive, Nakheel's delivery record, and which services will run at handover.

Two-bedroom monthly payments around Livyn

• At Livyn, the 120 m² two-bedroom costs 34,500 a month across ten years.
• At Mayan, the first two-bedroom (93 m²) comes to about 54,000 on the same term.
• At Rock Green, the 116 m² reaches roughly 56,900 over eight years.
• At El Patio Sola, the 123 m² climbs near 82,900, its term being under eight years.

Livyn's monthly is less than half El Patio Sola's, and that gap is what puts a large flat here within a middle budget.

The one-bedroom and the four-bedroom

The 77 m² one-bedroom costs 3.5 million. Madinet Masr's Sarai, 4.1 km away, opens its one-bedrooms at 50 m² near 3.67 million, so Livyn's is 27 m² larger and some 172,000 cheaper. At the other end, El Patio Casa, 2.7 km off, sells a 275 m² four-bedroom at 22.8 million, its announced date already passed. Livyn's four-bedroom is 79 m² smaller at about a third of that price.

Before booking

The low metre is tempting, but a fair comparison needs three answers in writing: the exact finishing, the projects Nakheel has delivered and where, and whether the compound's services start at handover or later. If the answers reassure, the gap with the neighbours is a real saving; if not, you are being paid that gap to carry the risk.

Which family does Livyn suit?

A family working in New Cairo, Madinaty or the Capital that wants space on a middle budget. A 148 m² three-bedroom here costs 5.7 million, a sum that does not reach even a two-bedroom at El Patio Sola a kilometre away. Buyers wanting known finishing, a big name and earlier keys may find the price gap justified at Mayan or El Patio Sola. For letting, check three-bedroom rents in Shorouk and Madinaty against the 42,750 instalment.

Livyn location

As announced, Livyn faces Madinaty's Gate 3 on the Suez Road, near El Rehab, Open Air Mall and the American University, and close to the Ring Road, the Regional Ring Road, the Mohamed Naguib Axis and the Sokhna road. Inside are walking, jogging and cycling paths, greenery and water features, restaurants and cafés, garages, and guarded entrances with cameras. Nakheel, founded in 2005, also builds Double Two Towers in the New Capital; ask about its delivered projects and visit them before booking.

Want to know exactly what finishing Livyn flats come with? Send Masharf a WhatsApp and we'll get Nakheel's specification for you.