Lusail Residence New Cairo

Lusail Residence New Cairo: one metre price, whatever the size

At Lusail Residence New Cairo the metre barely moves with size: from about EGP 61,800 to about 63,600, whether you pick two bedrooms or a three-bedroom loft. The project is by Margins Development in the 6th Settlement. It spans 30 feddans, every unit is finished, and handover is due in September 2030. So the choice here is not "which is cheaper per metre" but "how many metres do I need, and which instalment can I carry".

Lusail Residence New Cairo prices

The developer offers three choices in October 2026, all fully finished:

• Two-bedroom flat: about 5.85 million. Sizes listed run from 92 to 136 m²; this price is for 92 m², and the larger sizes' price is not in the data.
• Three-bedroom flat, 174 to 189 m²: about 10.75 million.
• Three-bedroom loft, 247 to 298 m²: about 15.49 million.

The loft is at least 73 m² larger than the three-bedroom flat and about 4.74 million dearer, so each added metre costs near 64,900, about the project's own average. The loft is not dearer per metre here, just bigger.

Lusail Residence payment plans: the two-bedroom differs

The two-bedroom takes 15% down, about 878,000, with the rest over 10 years, so about 41,400 a month. The three-bedroom and loft need only 10% down over 8 years: the flat about 1.08 million down and near 100,800 a month, the loft about 1.55 million and near 145,200.

A quick sum before choosing

The three-bedroom costs less than twice the two-bedroom, yet its instalment is about two and a half times as much, because the term is two years shorter. With a steady income and a small deposit, the two-bedroom is the lighter monthly load. If you take the three-bedroom, make sure an instalment near 100,000 stays within budget until 2034. By handover, about four years off, roughly 49% of the two-bedroom will be settled, about 2.84 million, and near 55% of the three-bedroom, about 5.86 million, given its shorter term.

Lusail, Home Residence or Najm?

The most direct comparison is with two fully finished neighbours due at about the same time. Home Residence, 800 m away, sells a 107 m² two-bedroom near 5.23 million on 2.5% down over 8 years: 15 m² more than Lusail's for about 620,000 less, with roughly 131,000 down against 878,000 here. At Najm, 1 km away, the cheapest two-bedroom covers 115 m² for about 5.46 million, with 10% up front and ten years to pay, which is near 41,000 monthly, about Lusail's instalment, with 23 m² more. So for a two-bedroom, Lusail is not the best value among finished flats around it. As for lofts, Najm's covers 285 m² for about 15.14 million, some 38 m² more for less money.

Dearer than Glen, cheaper than El Patio Riva?

• Glen (600 m, October 2030): 8.3 million or so for 130 m² with two bedrooms, 10.72 million or so for 160 m² with three, on a 2.5% deposit and ten years.
• El Patio Riva (500 m, April 2030): cheapest three-bedroom 156 m² near 12.08 million, cheapest two-bedroom 125 m² near 8.7 million.
• Crescent Walk (800 m): cheapest two-bedroom 144 m² near 12.51 million, cheapest three-bedroom 197 m² near 19.74 million.
• Jiwar (1.5 km, two months before Lusail): a 138 m² three-bedroom near 6.78 million, but semi-finished.
• Ever New Cairo (1.4 km, three months after Lusail): cheapest two-bedroom 104 m² at roughly 8.5 million, about 2.65 million above Lusail's for just 12 m² more.
• Tierra (2.5 km): 7.01 million opens its two-bedrooms (109 m²) and 8.88 million its three-bedrooms (138 m²), on 2.5% over 10 years; its two-bedroom is 17 m² larger than here and about 1.16 million dearer, finishing not stated.

So Lusail's three-bedroom, 174 m² near 10.75 million, costs about the same as Glen's with 14 m² more, and about 1.33 million less than El Patio Riva's while 18 m² larger. Finishing at Glen, El Patio Riva and Crescent Walk is not stated in the data, while Lusail is fully finished, a point in its favour. Jiwar is far cheaper but semi-finished and 36 m² smaller. Lusail is stronger in three-bedrooms and lofts than in two-bedrooms. By the month, Glen's three-bedroom over 10 years runs near 87,100, El Patio Riva's over 8 years near 119,500, and Najm's (140 m² near 8.02 million) near 60,100, against near 100,800 here.

Lusail or Nest? Both finished

Nest, 2.2 km away, is also fully finished and due December 2029, nine months before Lusail. Its three-bedrooms start at 157 m² near 11.4 million, leaving Lusail's with 17 extra m² at some 650,000 less, though Nest's 8-year instalment, near 114,000, is about 13,000 higher. Nest's two-bedrooms start at 115 m² near 7.5 million, 23 m² more than Lusail's for about 1.64 million extra.

A loft here is not a loft next door

"Loft" means very different things around here: Lusail's is a three-bedroom from 247 m², Nest's a one-bedroom of 130 m² near 9.98 million, and Tierra's a one-bedroom of 87 m² near 6.06 million. Compare by rooms and area, not by the type's name. The real match for Lusail's loft is Najm's large one; at both, ask whether the loft has a high ceiling or two levels, since that changes how it lives.

Inside the 30 feddans

Per the developer's master plan, green space and water take about 81.5% of the plot, leaving the rest for buildings and services. Listed services: pools including a covered one for women, a padel court, a gym and CrossFit area, a yoga space and spa, running and cycling tracks, a kids' club, restaurants, cafés and shops, event and barbecue areas, and a cultural centre. The description also mentions a hotel and serviced apartments, but none of those units is on offer now.

Roads around the project

Named nearby: the Ring Road, the Regional Ring Road, Suez Road, the Ain Sokhna road, the Gamal Abdel Nasser and Sadat axes, plus Madinaty, North and South 90th Street and the American University. The data gives no drive times for any of them, so try the trip to your work at rush hour yourself before deciding.

Margins

Margins Development also has Oaks Egypt in the Capital's Downtown and Sheraton Residence in Mostakbal City. The metre gap is wide: Sheraton Residence asks close to 27.97 million for 132 m² with two bedrooms, roughly 211,900 per metre, over three times Lusail's, both fully finished. Oaks Egypt's flats are furnished, its 143 m² two-bedroom near 24.38 million, so Lusail is where Margins sells at its lowest metre by far.

Want the price of a two-bedroom larger than 92 m²? Send Masharf's WhatsApp the size you need and we will ask the developer for the price and instalment.