Midtown East Compound New Cairo

Midtown East Compound New Cairo: the same townhouse, double the instalment in Phase Two

Midtown East Compound New Cairo is by Better Home on about 58 feddans in the 6th Settlement, and it is all houses: townhouses, twins and a large villa of five and six bedrooms, due April 2030. The project has two phases, and the same 305 m² townhouse sells in them at two prices on two quite different plans. That gap is the first thing to know before booking; the second is how a house here stands against the 6th Settlement houses around it.

A 305 m² townhouse: Phase One or Phase Two?

• In Phase One: 23,656,869 to 27,559,033, on a tenth down and ten years, which puts the cheapest at close to 177,400 monthly.
• In Phase Two: 27,577,473 to 32,924,126, the same tenth down but six years, which lifts the monthly figure to about 344,700.

Same size, same rooms, same date. The oddest point: Phase One's dearest townhouse and Phase Two's cheapest cost almost the same, under 20,000 pounds apart. Yet Phase One spreads it over 10 years at about 206,700 a month, and Phase Two over 6 at nearly double. Unless you have a clear reason to pick Phase Two, such as a particular spot or view, Phase One is the easier sum.

And within a single phase?

In each phase the same 305 m² sells across a wide range: about 3.9 million in Phase One and about 5.35 million in Phase Two. With the area fixed, that gap must pay for something else: an end unit, a larger garden or a water view. Ask exactly what before paying it, as in Phase Two alone it nears 18% of the cheapest unit's price.

Paid by handover at Midtown East

April 2030 is about 42 months away, and the term changes a great deal:

• Over 10 years (the Phase One townhouse and the twins in both phases): you take the keys with about 41% paid, near 9.82 million on the cheapest townhouse.
• The six-year Phase Two townhouse: roughly 62% in by the keys, near 17.24 million on its cheapest unit, and the balance gone within two and a half years of moving in.
• Over 5 years (the villa): near 73% before handover, around 43.9 million.

So Phase Two and the villa finish early but demand a very heavy monthly income until you move in. The developer gives no finishing level for any of these houses; find out, because a semi-finished house means finishing bills landing at handover alongside the instalments.

Midtown East's twin and villa

The six-bedroom twin on 420 m² costs 40,334,541 in Phase One and 42,210,418 in Phase Two, both over 10 years, an instalment of about 302,500 and 316,600 respectively. The villa on offer in Phase Two, five bedrooms on 450 m², costs 60,159,016 over just 5 years, pushing the monthly payment towards 902,000, close to a cash deal.

The extra metre between types

Moving from the townhouse to the twin in Phase One adds 115 m² and some 16.68 million above the townhouse price, close to 145,000 a metre. From the twin to the villa in Phase Two adds only 30 m² for about 17.95 million, and the villa has one bedroom fewer. So what the villa costs is not area but being a detached house, likely on more land; ask the plot and garden size of each type before comparing.

A Midtown East townhouse, or Acasa Alma and Golf Town?

Phase One's townhouse metre is about 77,600. Around it:

• Acasa Alma, a kilometre away, prices its townhouses at almost the same rate per metre (about 75,700); the smallest there has four bedrooms on 256 m² and costs roughly 19.37 million. The difference is the payment: just 1% at booking and around 8 years of instalments, with keys in October 2029. You pay about 4.29 million less and get 49 m² less.
• Golf Town, a little further at 2.8 km, has the neighbours' cheapest townhouse metre, about 64,600: a five-bedroom house of 277 m² at 17.9 million, booked with 5% and paid over 8 years, keys September 2029. One bedroom and 28 m² fewer save you about 5.76 million.
• The smallest townhouse at Vallis is 170 m² at about 15.5 million, and at Ever 165 m² at about 15.75 million: houses over 130 m² smaller, at a higher metre of 91,200 to 95,400.
• Crescent Walk: a 206 m² townhouse at about 27.03 million, near 131,200 a metre.

So Midtown East's townhouse has one of the lowest metres around, but it is also one of the largest, so its total is above most neighbours'. If you truly need six rooms, the metre here is good. If four or five will do, Acasa Alma and Golf Town give a smaller house for millions less.

For a townhouse's money: a smaller villa?

At GRAND LANE, 1.5 km off, the entry villa, detached with four bedrooms on 235 m², costs around 23.86 million, almost exactly what the cheapest townhouse here costs. The catch is the terms there, 15% to book and four years to clear the rest, which means close to 422,500 every month. So the choice is a smaller detached house on a very heavy instalment, or a townhouse 70 m² larger at under half that monthly.

The twin and villa against Ever and Crescent Walk

• Ever, 1.1 km away, has a twin with the same six bedrooms but on 313 m², at about 32.82 million, with 5% down, 10 years and keys in December 2030. Those 107 extra square metres in Midtown East's twin come to some 7.5 million, so each costs below 70,200.
• Crescent Walk: a five-bedroom twin from 268 m² at about 34.41 million, 152 m² smaller than Midtown East's and far dearer per metre.
• Ever's five-bedroom villa starts at 423 m² for about 47.68 million, over 8 years and due February 2028. Midtown East's villa is 27 m² larger and about 12.48 million dearer, handed over two years later and paid in only 5.
• Crescent Walk's largest villa, seven bedrooms on 403 m², costs about 61.27 million, so Midtown East's villa is 47 m² larger and about 1.1 million cheaper.
• Hyde Park, 4 km off: a four-bedroom twin of 218 m² at about 36.03 million, roughly half Midtown East's twin area for only about 4.3 million less, a metre near 165,300, nearly double Midtown East's.

In short, the twin here is clear value per metre, while the villa is not the cheapest around and carries the area's heaviest plan.

Six bedrooms in a townhouse

That is a lot of rooms for a townhouse, so ask for the layout: how many rooms are on the roof or in the basement, and how many on the two main floors. Ask for each room's size to see what those six actually look like.

Roads and master plan

Per the developer: the Gamal Abdel Nasser axis 3 minutes away, the Mohamed Naguib axis and South 90th Street 5, Suez Road 10, with the Middle Ring Road and the Sokhna road both about 15 minutes off. The developer leaves about four-fifths of the 58 feddans unbuilt, for greenery, water and fountains, with a clubhouse and pools.

Better Home

The developer also builds Midtown New Cairo and Highland Park, and in the Capital Midtown Condo and Midtown Sky.

Can't decide between Phase One and Phase Two? Write to Masharf on WhatsApp and we'll pin both units on the site plan for you.