J East New Cairo

J East New Cairo: the larger three-bedroom costs 1.4 million less

J East New Cairo is by Juzur Development in New Cairo, close to 90th Street according to the developer. Both of its phases sell on the same terms: semi-finished units, 10% at booking, ten years of instalments and keys in October 2030. The point worth stopping on: a 168 m² three-bedroom in Phase 1 costs about 1.4 million less than a 155 m² three-bedroom in Phase 2. This page works out where the value lies inside the project and how its metre stands beside the compounds around it.

J East prices, phase by phase

Phase 1

• Two-bedrooms between 115 and 140 m², priced 8,477,395 for the smaller and 8,901,333 for the larger.
• The three-bedroom, 168 m², priced 10,249,491: a metre near 61,000, the project's lowest.

In Phase 1, the larger two-bedroom has a much cheaper metre: 140 m² at 8.9 million comes to about 63,600, against near 73,700 for the 115 m² one. The 25 m² between them cost about 424,000 pounds, roughly 17,000 for each extra metre, under a quarter of the average. Buying a two-bedroom here, go for the bigger one: it adds only some 3,200 to each monthly payment.

Phase 2

Phase 2 offers a three-bedroom of 155 m² priced 11,660,394, a metre close to 75,200, on the same date and plan. If the phase doesn't matter to you, the 168 m² in Phase 1 is 13 m² larger and cheaper. If it does, ask how location and view differ inside the compound, and whether the unit faces the water, before paying the difference.

From two bedrooms to three at J East: what does the third room cost?

Set the 140 m² two-bedroom against the 168 m² three-bedroom in Phase 1 and the 28 m² between them are priced at about 1.35 million, under 48,000 a metre and below the project's average. So the third bedroom is not dear here, and the instalment goes up by only about 10,100 a month. If your family will grow, taking three bedrooms now costs less than selling and buying again later.

J East payment plans

• The smallest two-bedroom (115 m²): 847,740 at booking, then about 63,600 every month.
• The 140 m² two-bedroom: about 890,100 down and near 66,800 a month.
• The 168 m² three-bedroom: 1,024,949 down and close to 76,900 a month.
• In Phase 2, the 155 m² three-bedroom asks around 1.17 million to book and close to 87,500 monthly.

Keys arrive roughly four years into a ten-year plan, by which point some 46% has gone in (about 3.9 million on the smallest two-bedroom, 4.71 million on the 168 m² three-bedroom), and six years of payments remain after you move in. Bear in mind the unit is semi-finished, so at handover you will need cash for finishing at the very time instalments are still running.

The lone resale listing

In mid-October 2026 one owner was selling: a 151 m² two-bedroom at 8.53 million. That is 11 m² larger than the developer's largest two-bedroom and about 376,000 cheaper. Everything turns on one question: is that the full price, or only what the owner wants in hand? If it is the full price, the metre is about 56,500, below any developer unit. If it is the owner's cash with the remaining instalments on top, it is far dearer than buying from the developer. Ask for the account statement and what is left to pay.

J East or Begonia Residence?

Begonia Residence, 1.6 km away, is the closest to J East on price and plan: 10% down over 10 years, due October 2029, a year before J East.

• Two-bedrooms: Begonia's smallest is 88 m² at 6.8 million and its largest 121 m² at 8.7 million. For only about 200,000 more than that largest one, J East gives 140 m², 19 m² extra.
• Three-bedrooms: Begonia's cheapest is 148 m² at 9.8 million, and J East's 168 m² costs about 450,000 more, so 20 m² more against a year's extra wait. Monthly the gap is small: Begonia near 73,500, J East only about 3,400 above it.

Begonia lists no finishing for its units, so ask what it hands over before comparing. If you need space, J East gives the cheaper metre. If you need to move in sooner, or your budget is under 7 million, Begonia has smaller two-bedrooms that J East does not offer.

J East or Ninety Avenue? The same size, millions apart

These are the nearest neighbours on 90th Street, and their prices sit on another level:

• W Signature, barely 300 m away, wants about 14.4 million for a 130 m² two-bedroom and close to 17.43 million for a 156 m² three-bedroom, with a tenth at booking, seven years for the balance and keys due March 2028. Its three-bedroom is 12 m² smaller than J East's 168 m² one and over 7 million dearer, at near 186,700 a month.
• Ninety Avenue, 1.6 km from J East, starts its two-bedrooms at 139 m², a metre short of J East's largest, for about 13.28 million, roughly 4.38 million more. It asks 30% at booking, near 3.99 million in cash, then about 155,000 a month over 5 years, due May 2027. Its three-bedrooms start at 173 m² for about 16.61 million, just 5 m² above J East's 168 and over 6 million more.

That gap buys two things: time, since both hand over years before J East, and a developer's name or a spot on the street. If you are renting now and need to move within a year or two, add the rent you would pay until October 2030 to J East's price before comparing. If you are buying to wait, J East gives nearly the same space for half the price or less, at under half their instalment.

And the finished Ark?

The Ark, a kilometre off, is another story because it hands over fully finished, with a metre of roughly 162,000 to 165,000: its two-bedroom is 128 m² at 21.1 million and its three-bedroom 197 m² at 31.9 million. To picture the gap, for close to the price of J East's cheapest two-bedroom, The Ark sells a 52 m² studio at 8.6 million. Even with finishing costs added to a J East flat, the metre gap is larger than any finishing, so these are not units in the same class.

J East master plan and surroundings

Per the developer: greenery and water, with some homes overlooking it, running and cycling tracks kept apart from cars, sports facilities, a clubhouse, restaurants and cafés, two kids' areas, a barbecue area and camera security. Named landmarks: the American and German universities, Point 90 Mall, the Air Force Hospital, the Middle Ring Road, the Mohamed Naguib axis and Suez Road.

Want to see how the two phases differ on the ground? Message Masharf on WhatsApp and we will show you where each unit sits on the master plan.