Garnet Compound New Cairo

Garnet New Cairo is an apartment compound by Jadeer Developments near North 90th Street. It has a studio and apartments from one to four bedrooms, fully finished, on 10% down over 9 years, with apartment handover in January 2028, at October 2026 prices.

Many people know it as "Garnet Residence". Its key number is the handover date: January 2028, only 15 instalments from now. So this page starts with that sum, then the prices, then compares the three-bedroom with neighbours from 7 million up.

When does Garnet New Cairo hand over?

Garnet's one- to four-bedroom apartments hand over in January 2028 and the studio in January 2030. By apartment handover you will have paid only 22.5% of the price, the 10% down plus 15 instalments starting in November, in October 2026.

So 77.5% of an apartment's price is paid after you receive it, over 7 years and 9 months. On the 142 m² three-bedroom, that means taking an 8.4 million apartment having paid about 1.89 million. If you let it, the rent covering the instalment is about EGP 493 per m² a month.

The studio is different: it hands over two years after the apartments, and its finish is not stated in the figures we hold, so ask about it by name.

Garnet New Cairo prices, October 2026

Garnet prices in October 2026 start at EGP 3,943,200 for a 62 m² studio, 4,506,600 for a one-bedroom, 6,690,880 for a two-bedroom, 8,400,720 for a three-bedroom and 12,151,260 for a four-bedroom. This is what Masharf (Keller Williams Masharf) holds:

Most starting prices are under 7 million; these are their actual prices. Down payment, instalment and metre are worked out on the lowest price and smallest area, with the instalment spread evenly over 108 months; the actual schedule may be quarterly. With the instalment at a third of income, the three-bedroom needs about EGP 210,020 a month and the four-bedroom about 303,780.

Why does one type vary by up to 7.7 million?

Four-bedrooms run only from 204 to 208 m², yet from 12,151,260 to 19,829,312, a 7,678,052 gap over 4 m². The difference comes from something other than size, such as the floor, the view or the building's position. Two-bedrooms show the same, from about 60,280 per m² at the lowest price to about 93,130 at the highest.

So when sales say "from 8.4 million", ask for the price of the exact apartment you are buying, with its building number, floor and view, and work out the metre yourself.

Garnet apartments from 7 million: three and four bedrooms

From 7 million up, Garnet has three-bedrooms from 142 m² at 8,400,720 and four-bedrooms from 204 m² at 12,151,260, both at about 59,000 per m² at the lowest price, handing over in January 2028.

The 142 m² three-bedroom needs 840,072 down and about 70,010 a month. The 204 m² four-bedroom needs 1,215,126 down and about 101,260 a month. The gap between them is 3,750,540 for 62 m² and a bedroom more, about 60,490 per added metre, almost the apartment's own metre.

The top prices for one- and two-bedrooms also pass 7 million: up to 9,787,397 and 12,759,064. If your budget is 9 or 10 million, compare a high-floor two-bedroom with a three-bedroom on an ordinary floor, as the two prices can come close.

Garnet or another three-bedroom near 90th Street?

Garnet's three-bedroom metre, about 59,160, is below Amara, J East, Avelin, Lush Valley and Mountain View 1.1 around it, and its January 2028 handover comes before all except Mountain View 1.1, in October 2026.

Amara, about 2.2 km away, is the closest figure: a 145 m² three-bedroom 1,024,280 more, on only 5% down (471,250), but handing over in September 2030, two years and eight months after Garnet. Amara is lighter on the down payment; Garnet is quicker to the keys and lower in price.

Avelin, about 1.6 km away, has a 122 m² three-bedroom at 9,700,000, 20 m² smaller and 1,299,280 more. Mountain View 1.1 hands over in July 2027, six months before Garnet, but its 140 m² apartment costs 16,586,259 on 20% down, 3,317,252 in cash, nearly four times Garnet's down payment.

Four bedrooms: Garnet against Amara

Garnet's four-bedroom is 204 m² at 12,151,260; Amara's is 197 m² at 15,660,000. Garnet is 7 m² larger and 3,508,740 less, handing over in January 2028 against September 2030. Amara wins on down payment: 783,000 against 1,215,126.

Red (G): clinics and offices beside Garnet

Red (G) is Garnet's commercial phase: clinics of 43 to 125 m² from EGP 6,235,000 and offices of 60 to 165 m² from 9,360,000, finished, on 10% down over 10 years, with handover in June 2029.

Garnet residents will have clinics and offices inside the same project. For anyone wanting a clinic to work in and an apartment to live in at one address, the clinics and offices are detailed on the Red (G) Garnet page.

Where is Garnet New Cairo?

Garnet is in the Fifth Settlement near North 90th Street, about 1.1 km in a straight line from Ninety Avenue, 1.6 km from Avelin and 2.2 km from Amara and J East.

Garnet's buildings are ground plus six floors, as the images show, with red brick alongside white and grey fronts and a long garden with water channels between them. With handover close, ask about construction progress on your own building, and see the map under location.

Jadeer Developments: its other projects

Besides Garnet, Jadeer Developments has projects in the New Administrative Capital: Chapters Residence apartments in R8, Code in Downtown and Obex offices.

Garnet is its New Cairo project. Ask sales about Jadeer's delivered projects, since Garnet is sold on a January 2028 date and the developer keeping to it is what matters.

Garnet New Cairo pros and cons

Garnet's main advantage is finished apartments handing over in January 2028 after 22.5% of the price, with a three-bedroom metre of about 59,160; its main drawback is prices within one type varying by millions, in October 2026.

• Pro: January 2028 handover with only 22.5% paid.
• Pro: full finishing on one- to four-bedroom apartments.
• Pro: a three-bedroom metre below Amara, J East, Avelin and Lush Valley.
• Pro: Red (G) clinics and offices in the same project.
• Con: 10% down, double Amara and Avelin.
• Con: prices within one type vary by up to 7.7 million.
• Con: the studio hands over in January 2030 and its finish is not stated.

Ask sales in writing for the apartment's price by building and floor, construction progress, a detailed finishing specification and maintenance charges. Send it on WhatsApp to 01270970000.