The View Waterway New Cairo

The View Waterway New Cairo: apartments on 90th Street handed over in 2028

The View Waterway New Cairo is a compound by The Waterway Developments on 231,112 m² in El Lotus, Fifth Settlement, fronting 90th Street. It has two- and three-bedroom apartments and a four-bedroom duplex. The cheapest unit is a two-bedroom from 139 m² at EGP 22,251,000, with 10% down and 9 years of instalments, and apartments handed over in March 2028.

The View is one of the dearest compounds per metre around it, and that is the price of its position on 90th Street itself. The question is which unit gives you the most value within that price, because the gaps between the two- and three-bedrooms are worth working out.

Who is The View for?

Someone working on 90th Street

The compound is on the street itself, so your office, the banks and the malls are minutes away.

A family wanting three spacious bedrooms

Three-bedroom apartments from 177 to 273 m², so ask about floor and view.

A couple or a small family

A two-bedroom from 139 m² at 22.25 million, with about 2.2 million down and the rest over 9 years.

A very large family

A 422 m² four-bedroom duplex at 69.93 million, handed over September 2029.

Two bedrooms or three?

• The largest two-bedroom: 170 m² at 24,783,000.
• The smallest three-bedroom: 177 m² at 26,825,000.

So about 2 million more gets you 7 m² and another room. The three-bedroom's price per metre, about 151,600, is lower than the two-bedroom's at about 160,000. If your budget is near 25 million, the three-bedroom gives better value than the largest two-bedroom.

Three-bedrooms from 177 to 273 m²

The three-bedrooms span a very wide range: from 177 m² at 26.8 million to 273 m² at 41.1 million. So 96 m² more for about 14.3 million, about 149,000 per extra metre, close to the average. Ask about floor and view before choosing. Ask about apartments facing 90th Street versus the compound's interior, because the view affects both comfort and price.

Choosing a three-bedroom

• Size: about 96 m² separates the smallest and largest, so decide how much you really need before looking at prices.
• Floor: higher floors have wider views and are quieter from the street; the ground floor may come with a garden, so ask.
• Orientation: a north-facing apartment is cooler in summer, which saves on air conditioning.
• View: onto 90th Street or into the compound, which makes a difference to quiet and resale price.

The two-bedroom: who is it for?

A two-bedroom of 139 to 170 m² is generous for two bedrooms, enough for a couple with one or two children, or someone working from home who needs a study. Its deposit is 2.2 million. But if you foresee a larger family in a few years, the three-bedroom for a small difference beats moving later.

The 422 m² duplex

The 422 m² four-bedroom duplex costs 69,930,000, about 165,700 per m², the dearest metre in the project, and is handed over in September 2029, a year and a half after the apartments. It is for a large family wanting a villa's space in a compound on 90th Street. But against the largest three-bedroom apartment, 273 m² at 41.1 million, the duplex is 149 m² larger and about 28.8 million dearer.

What income does the instalment suit?

10% down and 9 years of instalments. If the instalment is to stay under a third of household income:

• Two-bedroom: EGP 2,225,100 down and an instalment of about 185,400 a month, so an income of around 556,000.
• Three-bedroom: EGP 2,682,500 down and an instalment of about 223,500, so an income of around 671,000.
• The duplex: EGP 6,993,000 down and an instalment of about 582,800, so an income of around 1.75 million.

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

The View against its neighbours

• Apartments: The View from about 151,600, AZAD, a kilometre away, about 131,000, Azad Views about 123,100, Noi about 106,200 and Lush Valley about 92,200.
• Duplexes: The View about 165,700, Azad Views about 114,700, AZAD about 106,400 and Amara about 84,500.

The View is dearer than all its neighbours, and the gap for duplexes is very large. That gap is the price of the 90th Street frontage and the developer's name. So if being right on 90th Street is not essential for you, AZAD and Azad Views a kilometre away save you money per metre.

A 90th Street frontage: advantage or drawback?

Being on 90th Street puts you next to everything: malls, banks, offices, restaurants and universities. But it also means traffic and bustle next to the compound. So an apartment facing the street is not the same as one facing inside. If you value quiet, ask about the interior apartments. If you are buying to let, the 90th Street location makes letting to employees and companies easier.

Handover in 2028: how soon?

The apartments are handed over in about a year and a half, so you will be living there by the summer after next, and instalments run 9 years, so most of them will be paid while you live there or let. That is soon compared with most new projects in New Cairo. The duplex follows a year and a half later.

For investment

An apartment on 90th Street lets easily to staff of the companies and banks around it. The two-bedroom has the wider rental market, while the three-bedroom's lower price per metre gives you a better resale margin. And the near handover means rent starts in only a year and a half.

The location: El Lotus on 90th Street

The compound is in El Lotus fronting 90th Street, close to the Ring Road and the Gamal Abdel Nasser axis. Golden Square is next door, the American University close and Americana Plaza nearby. Its neighbours include Mivida, Hyde Park and Palm Hills New Cairo. See it under location, or browse the other projects on the El Lotus page.

El Lotus: the area

El Lotus is one of the Fifth Settlement's areas that has filled with compounds and commercial projects around 90th Street. So services, restaurants and offices are next to you, but competition for tenants is also high. If you are buying to invest, choose an apartment with a clear advantage, such as a view or a good floor, so it lets faster than those around it.

Who is The Waterway?

Among The Waterway Developments' projects are The Waterway New Cairo, W signature and Triangle. For comparison, three-bedroom apartments at W signature in South Investors start at about 111,700 per m², clearly cheaper than here, but its frontage is not on 90th Street itself.

Things to know before you book

• Ask about each apartment's view, onto 90th Street or inside.
• Make sure the handover date is in the contract, and ask about the delay penalty.
• Ask about the maintenance deposit and when it is due, and the parking allocated to each apartment.
• For the duplex, ask why it is handed over a year and a half after the apartments.
• The finishing level is not recorded with us, so ask about it and get it in writing.
• Read the pros and cons and the amenities above.

Your next step

Compare the two- and three-bedrooms under available units, and turn to the FAQs for any question.

If you want to know which apartments are available, with each one's view and floor, message Masharf on WhatsApp from the button on this page, and we will send you a written offer with the deposit and instalment.