97 Hills New Cairo

97 Hills New Cairo: a four-bedroom penthouse cheaper than a three-bedroom apartment

97 Hills New Cairo is a compound by Palm Hills Developments in New Cairo, on 97 feddans. On offer are a penthouse, an apartment, townhouses and villas, the cheapest a 239 m² four-bedroom penthouse at EGP 28,684,000, all with 2.8% down, 10 years of instalments and handover in December 2030.

Two things stand out: the four-bedroom penthouse costs less than the three-bedroom apartment while being 56 m² larger, and the largest villa has the cheapest metre of the villas. So a unit's name and size do not tell you its price here. This page goes through them one by one.

Who is 97 Hills for?

A large family that wants space at the compound's lowest price

The 239 m² four-bedroom penthouse is the cheapest unit and the cheapest metre among apartments and penthouses.

A family that wants a house with a garden

The five-bedroom townhouse from 252 m² costs about 6 million less than the cheapest villa.

A very large family

The six-bedroom villa of 467 m², the cheapest metre among the villas.

Someone who wants a small deposit

2.8% down, under a million for most units, with the rest over 10 years.

The penthouse or the apartment?

• Four-bedroom penthouse, 239 m²: 28,684,000, about 120,000 per m².
• Three-bedroom apartment, 183 m²: 29,571,000, about 161,600 per m².

The penthouse costs about 887,000 less while giving 56 m², a room and a roof more; the apartment's metre is about 41,600 dearer. Unless the apartment has something specific you want, such as its floor or view, the penthouse is the clearest deal in the compound. A metre gap this large usually comes from position, so ask what the apartment overlooks.

Townhouse or villa?

• Townhouse, 5 bedrooms, 252 to 254 m²: from 34,936,000, about 138,600 per m².
• Villa, 3 bedrooms, 247 m²: 40,894,000, about 165,600 per m².
• Villa, 5 bedrooms, 295 m²: 52,604,000, about 178,300 per m².
• Villa, 6 bedrooms, 467 m²: 67,845,000, about 145,300 per m².

The townhouse has five bedrooms, while the three-bedroom villa is slightly smaller and about 6 million dearer, so in the villa you pay for standing free, not for rooms. If you want a villa, the six-bedroom has the cheapest metre: about 15.2 million more than the five-bedroom for 172 m² and a room more, roughly 88,000 per added metre. The five-bedroom villa is the dearest metre in the whole compound, so ask about its position.

The sums: 2.8% down, 10 years

• Penthouse: 803,152 down, then about 232,300 a month.
• Apartment: 827,988 down, then about 239,500.
• Townhouse: 978,208 down, then about 283,000.
• Six-bedroom villa: 1,899,660 down, then about 549,500.

If the instalment is to stay within a third of household income, the penthouse needs about 697,000 a month. The deposit is small but the instalments are heavy, because every unit here is large. These are approximate and before any increases; details are under payment plans.

What to choose for your budget

• Up to 30 million: the four-bedroom penthouse, the best value here, or the apartment if its position is special.
• 35 to 40 million: the five-bedroom townhouse, a house with a garden and plenty of rooms.
• 40 to 55 million: a three or five-bedroom villa, comparing positions carefully.
• Above 60 million: the 467 m² six-bedroom villa, the best villa metre.

Against the compounds around it

• Penthouses: El Patio Oro about 120,500 a metre, 97 Hills about 120,000, Trio 109,100, Mist 97,800.
• Townhouses: Sheraton Residence about 203,700, Mist 141,600, 97 Hills 138,600, Trio 124,200, Triangle 117,600.
• Villas: Sheraton Residence about 209,300, Mountain View iCity 155,700, 97 Hills from 145,300, Triangle 127,200, The 101 119,400.

So 97 Hills sits in the middle: far cheaper than Sheraton Residence next door, dearer than Trio, Mist and Triangle. You pay for the Palm Hills name and the small deposit, and the penthouse in particular holds up well against El Patio Oro and Trio.

97 Hills or Palm Hills New Cairo?

Palm Hills New Cairo, about 1.8 km away from the same developer, has apartments from 70 m² at 10,285,000. So if your budget fits a small apartment, look there; 97 Hills has only large units from 183 m² up. If you need space, 97 Hills offers a 239 m² penthouse for less than most large apartments in the area.

A small compound

At 97 feddans, it is relatively small: fewer neighbours, quiet and short walks. Internal services are naturally fewer than in a big compound, but the area around it is full of compounds and commercial projects, so daily needs are close.

Handover at the end of 2030

You will pay instalments for about four years before moving in. If you rent today, add those years of rent before comparing with a ready unit. In exchange, you book at today's price with a small deposit, and the instalment weighs less each year if your income rises. Ask about construction progress and visit the site before signing.

For investment

Large units in New Cairo let to families on long contracts, and a family tenant usually stays longer than a small-apartment tenant, though finding one takes longer. There is no rent before handover while instalments run, and the instalments here are high, so rent after handover will cover only part of them. Work it out with real rents for similar units nearby.

The location and the developer

The compound is in New Cairo, with Sheraton Residence about 1 km away, Vie Collective and Trio 1.1 km, Mist 1.4 km, and Triangle and Palm Hills New Cairo 1.8 km. See it under location, or the New Cairo page. Other Palm Hills projects include Village de la Capitale in the New Capital and Badya in October.

Things to know before you book

• Most units are one of a kind, so the choice will not wait.
• Ask why the apartment costs more than the larger penthouse.
• Ask for the full payment schedule in writing.
• Read the pros and cons and the amenities above.

Your next step

Look at the units under available units and the FAQs. To compare the penthouse with the townhouse for your budget, message Masharf on WhatsApp from the button on this page, and we will send you a written offer.