Nest Compound New Cairo

Nest Compound New Cairo: only 4% down, and a two-bedroom for 677,000 over the one-bedroom

Nest Compound New Cairo is by N Developments in the 6th Settlement; as published for the project it covers about 51 feddans and was designed by Raef Fahmy's practice. Every unit is handed over finished, with just 4% to book and eight years for the rest, and keys are announced for December 2029. The list runs from a one-bedroom and a loft through two- and three-bedrooms to a duplex, and the gaps between them suggest the smartest buy here is usually not the cheapest unit.

Nest prices 2026

• One-bedroom, 80 m²: 6,818,000 (85,200 or so per metre).
• Two-bedrooms: the 115 m² unit costs 7,495,000, the 165 m² one reaches 12,699,000.
• Loft with a single bedroom on 130 m²: 9,980,000.
• Three-bedrooms: opening at 157 m² and 11,404,000, growing to 320 m² and 23,148,000.
• Three-bedroom duplex, 285 m²: 22,394,000.

The small two-bedroom is the deal

Between the one-bedroom and the smallest two-bedroom lie 35 m² and a whole room, and the price moves by only about 677,000: some 19,300 for every added metre. That pulls the two-bedroom's metre (about 65,200) well below the one-bedroom's (85,200). With a budget near 7 million, the two-bedroom is by far the clearer choice.

Within the two-bedrooms: 50 m² for 5.2 million

From the smallest two-bedroom (115 m²) to the largest (165 m²) the price climbs close to 5.2 million; each added metre works out near 104,100, dearer than any type's own rate here. Three-bedrooms, by contrast, run 157 to 320 m² at an almost flat metre around 72,500. So the large two-bedroom is where space costs most; ask about the difference: floor, view and garden.

The loft against the flats

The 130 m² loft pairs one bedroom with an open living area and sits roughly 2.49 million above the smallest two-bedroom, which buys just 15 extra metres. The smallest three-bedroom adds only around 1.42 million over the loft, with 27 more metres and two more bedrooms. The loft therefore suits someone after a particular kind of home with room to entertain, not someone counting metres and rooms. Ask about ceiling height and layout, since that is what justifies its price.

Largest three-bedroom or the duplex?

The biggest three-bedroom spreads 320 m² over one floor; the duplex has 285 m² over two, and only about 754,000 separates them in the duplex's favour. That is 35 more metres on a single level for under a million, so if you need a lot of space, see both in person before deciding.

Nest payment plan over eight years

• One-bedroom: 272,720 upfront, then about 68,200 each month.
• Smallest two-bedroom: 299,800 to reserve, with instalments near 75,000.
• Loft: a first payment of 399,200 and some 99,800 monthly.
• First three-bedroom: 456,160 at booking; the monthly then lands around 114,000.
• Duplex: 895,760 at signing, followed by around 223,900 a month.

At handover

December is about 38 months away, or 38 of 96 instalments. By the time you collect the keys close to 42% will be settled: about 2.86 million in the one-bedroom, 3.15 in the smaller two-bedroom, 4.79 in the entry three-bedroom. The remaining 58 months, almost five years, run while you live there. A small deposit also means a higher monthly figure than projects taking 10% upfront on the same price.

4% here; what do the neighbours ask?

Nest's 4% deposit is below Patio Vida and Hyde Park Central (5%) and above Tierra (2.5%). The bigger difference is the term: Tierra and Hyde Park Central run ten years, Nest and Patio Vida eight. Comparing instalment to instalment, the term matters more than the deposit; Nest's two-bedroom costs about 18,000 a month more than Tierra's, though the price gap is under half a million.

Apartments for sale in Nest from owners

Twelve offers were logged in the second half of October 2026, and resale here cuts both ways:

• Seven three-bedrooms sized 157 to 195 m², asks running from 8.34 million to 13.68.
• Two 135 m² two-bedrooms between 8.4 and 10.49 million.
• An 80 m² one-bedroom near 7.21 million, and another 80 m² unit registered as a studio at 6.87 million.
• A three-bedroom penthouse, the only one on the market right now.

Resale three-bedrooms 3 million under the developer

The cheapest resale three-bedroom matches the developer's smallest (157 m²) in size and undercuts it by about 3.06 million. A gap that wide calls for questions: is that the full price or what the seller has paid, and how many instalments remain owed to the developer? Ask for the contract and account statement, add what you would pay the seller to the balance, and only then compare with 11.4 million.

The one-bedroom goes the other way

The 80 m² resale one-bedroom costs some 393,000 more than the developer's unit of the same size, and the developer adds eight years of instalments on a small deposit. Here the developer is the clearer route, unless the seller holds a floor or spot no longer available. The resale penthouse, 220 m² asking 15 million, sits about 7.39 million below the new duplex, a sum worth asking about the balance on.

Nest, or Tierra and Patio Vida next door?

• Tierra, 500 metres off, asks 2.5% down over ten years. Tierra's entry two-bedroom, 109 m² at roughly 7.01 million, ends up 489,000 cheaper than Nest's and 6 m² smaller, at about 56,900 a month against 75,000 here. Tierra's largest three-bedroom (155 m²) is near 11.11 million, level with Nest's smallest. Its biggest one-bedroom, 95 m² close to 5.99 million, beats Nest's by 15 m² while costing 830,000 less.
• Patio Vida, also 500 metres away, is listed semi-finished on 5% over eight years, due October 2029. Its three-bedrooms open at 158 m² and 11.5 million, almost a copy of Nest's smallest in size and price, except that Nest comes finished. Patio Vida's duplex covers 336 m² for 27.6 million.

Nest, or Grounds and Hyde Park Central?

• Grounds, a kilometre away, runs near 56,000 a metre, clearly under Nest. An 80 m² one-bedroom there is around 4.51 million, some 2.31 million below Nest's same-size unit, while its 116 m² two-bedroom (close to 6.47 million) is roughly 1.03 million under. It is due December 2029, like Nest.
• Hyde Park Central, 1.2 km off, is dearer: an entry two-bedroom there is 101 m² near 9.11 million, against which Nest gives 14 more metres and saves 1.6 million. Its three-bedrooms start at 130 m² around 11.23 million over ten years, due January 2030.

Nest thus sits mid-market in the 6th Settlement: above Grounds and Tierra, below Hyde Park Central and very close to Patio Vida. Ask the neighbours about finishing before comparing metre for metre, since Nest delivers finished.

Nest location

Nest stands in New Cairo's 6th Settlement, with Tierra and Patio Vida around 500 metres away, Grounds at a kilometre and Hyde Park Central at 1.2 km. Being this close makes comparison easy: you can visit all of them in one day and see the finishing yourself. N Developments also has 3 Sides Mall in El Shorouk.

Found a resale three-bedroom at Nest below the developer's price? Send Masharf the offer on WhatsApp and we'll find out what is still owed on it.