El Patio Hills New Cairo

El Patio Hills New Cairo: the cheapest villa metre among its neighbours

El Patio Hills New Cairo is a compound of houses by La Vista Developments on 100 feddans in the 6th Settlement on the Middle Ring Road. The cheapest unit is a 190 m² three-bedroom townhouse at EGP 23,900,000, with 5% down, 8 years of instalments and handover in April 2030.

El Patio Hills has no apartment buildings, only townhouses and villas. What matters here is that a villa's square metre is cheaper than in every large compound around it, and that the gap between a townhouse and a standalone villa is much smaller than you would expect. Let us work it out.

Who is El Patio Hills for?

A family wanting its first house

The 190 m² three-bedroom townhouse at 23.9 million, with only 1,195,000 down.

Someone who wants a standalone villa at the lowest price

A 218 m² three-bedroom villa at 30.8 million, about the cheapest standalone villa in the surrounding area.

A large family

Four-bedroom villas from 255 to 475 m², from 37.8 million.

Someone who loves quiet

A compound of houses only, without apartment blocks, means lower density, more privacy and less traffic.

Three- or four-bedroom townhouse?

• Three-bedroom townhouse: 190 m² at 23,900,000, about 125,800 per m².
• Four-bedroom townhouse: 195 m² at 28,000,000, about 143,600 per m².

Only 5 m² and an extra room apart, for 4.1 million. So that extra room is very expensive, because it sits within almost the same space. If the family really needs four bedrooms, look at the villa first, because the gap between it and the four-bedroom townhouse is small.

Four-bedroom townhouse or three-bedroom villa?

The four-bedroom townhouse is 195 m² at 28 million, and the three-bedroom villa 218 m² at 30.8 million. So 2.8 million more buys a standalone villa 23 m² larger, with no shared wall and a garden all around. It does have one room fewer, but 218 m² leaves space for a study or a guest room. If privacy matters to you, the villa here is the best value in the compound.

Three- or four-bedroom villa?

The three-bedroom villa is 218 m² at 30.8 million, and the four-bedroom villa starts at 255 m² for 37.8 million. So 37 m² and a room for 7 million, about 189,000 per extra metre, dearer than the villa's average metre. So if three bedrooms are enough, the three-bedroom villa saves you 7 million.

Four-bedroom villas from 255 to 475 m²

The same type with 220 m² between sizes, priced from 37.8 to 65.2 million. That means there are very different models, probably on larger plots or with larger buildings. So when comparing, ask about the land area and the built area of each villa, because a villa on a large plot is worth something different from one with a large building on a small plot.

What income does the instalment suit?

5% down and 8 years of instalments on every unit. If the instalment is to stay under a third of household income:

• Three-bedroom townhouse: an instalment of about 236,500 a month, so an income of around 710,000.
• Four-bedroom townhouse: an instalment of about 277,100, so an income of around 831,000.
• Three-bedroom villa: EGP 1,540,000 down and an instalment of about 304,800, so an income of around 914,000.
• Four-bedroom villa: an instalment of about 374,100, so an income of around 1.12 million.

These are approximate and before any increases; the details are under payment plans.

El Patio Hills against its neighbours

• Villas: El Patio Hills from about 141,300, La Vista City about 147,900, City Gate about 177,900, Hyde Park Central about 189,200 and ZED East about 228,000.
• Townhouses: El Patio Hills from about 125,800, VEA about 117,300, Hyde Park Central about 120,400 and Hyde Park about 132,900.

For villas, El Patio Hills is cheaper than all its neighbours. For townhouses it is close to the market. So if you are buying a house in this area, the villa here is a clearer opportunity than the townhouse.

A house: what is different from an apartment?

• The garden: outdoor space all yours, but it needs upkeep, planting and water.
• Privacy: no neighbours above or below you.
• Cost: annual maintenance is usually calculated on area, so it is higher than for an apartment.
• Resale: houses in New Cairo have steady demand from families.

For investment: townhouse or villa?

If you are buying to sell after handover or to let, think about who will buy or rent from you. The three-bedroom townhouse is cheaper with a wider market, so it sells and lets faster. The standalone villa has a narrower market but holds its value, because the number of villas in any compound is limited. At El Patio Hills in particular, the small price gap between the four-bedroom townhouse and the three-bedroom villa makes the villa a wiser investment than the four-bedroom townhouse.

Handover in 2030: buy now?

Handover is about three and a half years away, with instalments over 8 years. So you will pay instalments for a while without living there, and a large part of the price will be paid after you move in. That suits a family planning its home early, not someone who needs to move within a year or two.

The garden: what does it cost you?

First-time house buyers sometimes forget the garden is a responsibility: planting, watering and cleaning, and perhaps a regular gardener. In a standalone villa the garden wraps around the whole house, so it is bigger than a townhouse's. Factor that into your monthly costs, especially if you will not live there full time.

The location: on the Middle Ring Road

The compound is in the 6th Settlement on the Middle Ring Road, close to the Suez road, 90th Street, the Ain Sokhna road and the Gamal Abdel Nasser axis. The American University, the German University and Cairo Festival City Mall are within reach, and ZED East is a direct neighbour. See it under location, or browse the other projects on the 6th Settlement page.

The El Patio series

El Patio Hills is part of La Vista's El Patio series, which in New Cairo includes El Patio Riva for apartments, El Patio Oro and El Patio Town Side. You can visit a delivered Patio compound and see for yourself how the developer delivers.

Who is La Vista?

La Vista Developments works in New Cairo, El Shorouk, October, Sokhna and the North Coast. It has compounds and villages delivered years ago, so you can ask residents about build quality, maintenance and compound management after handover, which matters more than anything in the brochure.

Things to know before you book

• Make sure the handover date is in the contract, and ask about the maintenance deposit.
• The finishing level is not recorded with us, so ask about it and get it in writing.
• For villas, ask about the land and built area of each unit.
• Read the pros and cons and the amenities above.

Your next step

Compare the three-bedroom villa with the townhouses under available units, and turn to the FAQs for any question.

If you want to know what is available today and each villa's land area, message Masharf on WhatsApp from the button on this page, and we will send you a written offer with the deposit, instalment and handover date for each available unit.