El Patio Riva New Cairo

El Patio Riva New Cairo: a three-bedroom apartment under 12 million

El Patio Riva New Cairo is an apartments and penthouses project by La Vista Developments on 75 feddans in the 6th Settlement. The cheapest unit is a 112 m² two-bedroom apartment at EGP 8,700,000, with 5% down, 8 years of instalments and handover in April 2030.

El Patio Riva is an apartments-only compound with no villas, and its price per metre is among the lowest in the 6th Settlement for a developer of this size. There is one point you need to know: the large apartments here are not far in price from the small ones, so you can get much more space for a small difference.

Who is El Patio Riva for?

A couple or a small family

A two-bedroom apartment from 112 to 137 m² from 8.7 million, with only 435,000 down and the rest over 8 years.

A family wanting three bedrooms and a lot of space

Three-bedroom apartments from 156 to 212 m², priced from 11.2 to 11.8 million. That is among the lowest prices per metre in the area.

Someone who likes penthouses

A three-bedroom penthouse from 125 m² at 10.4 million, and a four-bedroom from 156 m² at 13.3 million.

Someone planning a family home at leisure

Handover is about three and a half years away and instalments run over 8 years, so the instalment is spread over a long period.

The three-bedroom apartment: the size gap is bigger than the price gap

Three-bedroom apartments run from 156 to 212 m², priced from 11,200,000 to 11,800,000. So the size gap between the smallest and largest is 56 m², and the price gap only 600,000. The price per metre for the cheapest is about 71,800, the lowest in the whole project.

The upshot: if you are taking three bedrooms, ask for the largest size available. Because 56 m² more for a small difference turns the apartment into a space with a study or a large reception, without paying for the space.

Two bedrooms or three?

• Two-bedroom apartment: from 112 m² at 8,700,000, about 77,700 per m².
• Three-bedroom apartment: from 156 m² at 11,200,000, about 71,800 per m².

2.5 million more gets you 44 m² and another room, about 56,800 per extra metre, cheaper than the two-bedroom's own price per metre. So if your budget allows, the three-bedroom is better value. And the instalment rises by only about 24,700 a month.

Penthouse or apartment?

• Three-bedroom penthouse: from 125 m² at 10,400,000, about 83,200 per m².
• Three-bedroom apartment: from 156 m² at 11,200,000.
• Four-bedroom penthouse: from 156 m² at 13,300,000, about 85,300 per m².

The three-bedroom apartment is 31 m² larger than the three-bedroom penthouse and only 800,000 dearer. So the penthouse here is not the best value for space; it is for someone who wants the top floor, so ask whether it has a terrace or roof and how big. The four-bedroom penthouse is for someone who needs the fourth room, but it is about 1.5 million dearer than the largest three-bedroom apartment.

What income does the instalment suit?

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

• Two-bedroom apartment: an instalment of about 86,100 a month, so an income of around 258,000.
• Three-bedroom penthouse: an instalment of about 102,900, so an income of around 309,000.
• Three-bedroom apartment: EGP 560,000 down and an instalment of about 110,800, so an income of around 332,000.
• Four-bedroom penthouse: an instalment of about 131,600, so an income of around 395,000.

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

El Patio Riva against its neighbours

Using the price per m² of the cheapest apartment in nearby projects:

• Crescent Walk: less than a kilometre away, about 86,900.
• Ever New Cairo: about 80,300.
• El Patio Riva: about 71,800.
• Lusail Residence: about 61,800.
• Glen: about 57,500.

El Patio Riva sits in the middle: cheaper than Crescent Walk and Ever, dearer than Lusail and Glen. Against Crescent Walk next door, a 144 m² two-bedroom there costs 12.5 million and is finished, while here a two-bedroom from 112 m² costs 8.7 million. A big gap, but ask about the finishing level here, as it is not recorded with us, so the comparison is fair.

The El Patio series: see before you buy

El Patio Riva belongs to La Vista's El Patio series of compounds, which in New Cairo includes El Patio Oro, El Patio Hills, El Patio Town Side and Patio Vida. The advantage of the series is that you can visit a delivered Patio compound and see how the developer delivers, and how the buildings and gardens look after years.

Buying off-plan until 2030

Handover is April 2030, so you will pay instalments for about three and a half years without living there. If you rent now, that means rent and instalments together for a while, so work out both against your income before booking. If you need to move soon, this project is not for you; look for something ready in New Cairo.

For investment: two bedrooms or three?

If you are buying to let after handover, the two-bedroom is easier to let because its market is wider: a couple, a small family or someone working in New Cairo. The three-bedroom's rent is higher but its market is families looking for space. And because the three-bedroom's price per metre here is lower than the two-bedroom's, if you sell later, the three-bedroom may gain more on resale. Think about what you will do with the apartment after handover before choosing.

The 6th Settlement: why prices are calmer

The 6th Settlement extends the Fifth Settlement towards the Middle Ring Road. Its prices are calmer than the Fifth because it is a bit further from 90th Street and the older services, but the big developers are building there now, and 90th Street is about 20 minutes away. So you pay less per metre and wait for services to fill in around you over time.

The location: the 6th Settlement

The compound is in the 6th Settlement, about 7 minutes from the Middle Ring Road, 15 from Mostakbal City, 17 from the American University, 20 from 90th Street and 26 from the New Administrative Capital. Its neighbours include Crescent Walk, Ever and Lusail. See it under location, or browse the other projects on the 6th Settlement page.

Who is La Vista?

La Vista Developments is active in New Cairo, El Shorouk, October, Sokhna and the North Coast. It has villages and compounds delivered years ago, so you can see its building and maintenance standard for yourself, and ask residents about compound management after handover.

Things to know before you book

• Ask for the largest size available among the three-bedroom apartments, because the price gap is small.
• The finishing level is not recorded with us, so ask about it and get it in writing, because it changes the comparison with Crescent Walk and others.
• Make sure the handover date is in the contract, and ask about the penalty if it slips.
• If you take a penthouse, ask exactly about the terrace or roof.
• Read the pros and cons and the amenities above.

Your next step

Compare the apartments with the penthouses under available units, and turn to the FAQs for any question.

If you want to know the sizes available today and their prices, especially the largest three-bedroom, message Masharf on WhatsApp from the button on this page, and we will send you a written offer with the deposit and instalment.