ZED East Compound New Cairo

ZED East Compound New Cairo: fully finished, from studio to villa

ZED East Compound New Cairo is a project by Ora Developers on 360 feddans in the 6th Settlement, at the end of South 90th Street. The cheapest unit is a 65 m² studio at EGP 8,900,000, with 5% down and up to 10 years of instalments; every unit is recorded as fully finished, and handover is October 2030.

ZED East is one of the most expensive compounds in New Cairo per square metre, and that is well known. What is less known is that inside it there are gaps between types that get you more space for less money, and that the instalment plan differs between the two phases. Those are the things we work out here.

ZED East comes in two phases with two plans

The developer's offer is split between two phases, each with a different payment plan:

• Club Residence: the studio, apartments and loft, with 10 years of instalments.
• The Emerald Collection: the duplexes, townhouses and villas, with only 8 years of instalments.

That difference affects the monthly instalment more than the price, as you will see when we compare the duplex with the apartment.

Who is ZED East for?

Someone who wants into ZED East for the least money

The 65 m² studio at 8.9 million is the cheapest ticket in, with a deposit of EGP 445,000 and an instalment of about 70,500 a month. It suits a single person or a rental unit.

A couple or a small family

The one-bedroom from 86 m² costs 11.7 million and the two-bedroom from 114 m² costs 16 million.

A family that needs three bedrooms

You have four options: a 193 m² apartment, a duplex from 174 m², a 215 m² townhouse or a 300 m² loft. The gaps between them are very large, and we break them down below.

A family that wants a standalone villa

The 4-bedroom villa from 250 to 290 m² costs 57 million.

Three bedrooms: duplex, apartment or loft?

• The duplex: from 174 m² at 27,000,000, about 155,200 per m².
• The apartment: 193 m² at 31,000,000, about 160,600 per m².
• The loft: 300 m² at 46,000,000, about 153,300 per m².
• The townhouse: 215 m² from 38,000,000, about 176,700 per m².

The duplex is 4 million cheaper than the apartment, and the apartment is only 19 m² larger. But note that the duplex runs over 8 years and the apartment over 10, so the duplex's monthly instalment is higher even though its price is lower. If you count the total price, the duplex is better value. If you count the instalment, the apartment is lighter every month.

The loft is 85 m² larger than the townhouse for only 8 million more, with a lower price per metre and 10 years of instalments instead of 8. So if you want a very large space and do not need a house on the ground, the loft is the best value in this category.

For investment: studio or one-bedroom?

If you are buying to let, the key comparison is between the two smallest units:

• The studio: 65 m² at 8,900,000, about 136,900 per m².
• The one-bedroom: from 86 m² at 11,700,000, about 136,000 per m².

The price per metre is almost the same, so 2.8 million more gets you 21 m² and a separate bedroom. A one-bedroom lets to a couple or a small family and a studio to a single person, so the one-bedroom has a wider market. If your budget allows the gap, the one-bedroom is easier to let and to resell later. Both are finished, so you will not spend much on fitting out before letting.

Townhouse or villa?

The villa is 250 m² at 57 million and the townhouse 215 m² from 38 million. So 35 m² more for 19 million, more than half a million per extra metre. What you pay for here is not space but independence: no shared wall with a neighbour and garden on every side. If that is not a priority for you, the townhouse saves you a great deal.

What income does the instalment suit?

The deposit is 5% on every unit. If the instalment is to stay under a third of household income:

• The studio: an instalment of about 70,500 a month over 10 years, so an income of around 211,000.
• One-bedroom apartment: an instalment of about 92,600, so an income of around 278,000.
• Two-bedroom apartment: an instalment of about 126,700, so an income of around 380,000.
• Three-bedroom apartment: an instalment of about 245,400, so an income of around 736,000.
• The duplex: an instalment of about 267,200 over 8 years, so an income of around 802,000.
• The villa: an instalment of about 564,000, so an income of around 1.69 million.

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

ZED East price per metre against the 6th Settlement

Using the price per m² of the cheapest unit of the same type in nearby projects:

• Apartments: ZED East about 136,000, Solana East about 140,400, Mountain View Hyde Park about 98,200, Hyde Park Central about 86,400 and Tierra about 64,300.
• Townhouses: ZED East about 176,700, Hyde Park about 132,900, El Patio Hills about 125,800 and VEA about 117,300.
• Villas: ZED East about 228,000, Hyde Park about 217,700 and Hyde Park Central about 189,200.

ZED East is dearer than almost all its neighbours, and the closest to it is Solana East from the same developer. The gap against Hyde Park and Hyde Park Central for apartments is more than 50%. So you are paying for Ora's name, the full finishing and the club the compound is built around. If those are not priorities for you, its neighbours give you more space for the same money.

How much does full finishing make a difference?

Every unit on offer in ZED East is recorded as fully finished, which is not the case in many of its neighbours. When you compare the price per metre here with a project delivered semi-finished, factor in the cost and time of finishing, which can narrow the gap somewhat. But ask for the exact finishing specification and get it in writing, because "fully finished" varies from one developer to another.

The location: the end of South 90th Street

The compound is in the 6th Settlement at the end of South 90th Street, served by the Ain Sokhna road, the Middle Ring Road, the Suez road and the Mohamed Naguib axis. Its immediate neighbours are Hyde Park Central, Mountain View Hyde Park, El Patio Hills and Tierra, all within one to two kilometres.

See it under location, or browse the other projects on the 6th Settlement page.

Who is Ora?

Ora Developers is Naguib Sawiris's company. In Sheikh Zayed it has ZED, whose name ZED East carries, and in New Zayed Solana. See its lived-in projects for yourself before deciding.

Things to know before you book

• Handover is about four years away, so if you need to move soon, look for something ready.
• The range runs from one-bedroom flats to villas, so settle on size and floor and ask what is currently on sale.
• Read the pros and cons and the amenities above, and check the master plan to see where your unit sits relative to the club.

Your next step

Compare the duplex with the apartment under available units, and turn to the FAQs for any question.

If you want to know what is available today and compare the instalment over 8 and 10 years, 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.