Red Compound New Cairo

Red Compound New Cairo: two-bedroom townhouses and villas around the water

Red Compound New Cairo is by Cornerstone Development on 60 feddans in Mostakbal City, which people call "Red Mostakbal City". Per the project data, the name comes from a red water plant, and the whole design follows that idea: villas on the water and floating gardens. The cheapest unit is a one-bedroom at EGP 4,712,000, on a 5% deposit and an 8-year plan, and everything on offer is due in September 2030.

A type you rarely see: the two-bedroom townhouse

Most townhouses on the market have three or four bedrooms. Red offers one with just two, between 147 and 190 m², from EGP 12,348,000, about 84,000 per metre. It is a house with a garden for a couple who don't yet need many rooms, or for someone leaving a flat without paying for four bedrooms they won't use. Next to it, the three-bedroom townhouse, 170 to 283 m², starts at 15,300,000 at about 90,000 per metre.

Set the three-bedroom townhouse against the neighbours. Kukun, 600 metres away, has a 203 m² townhouse from 16.53 million spread over 10 years, roughly 130,900 monthly, while Red's comes to about 151,400 monthly over 8. Talda, 400 metres off, has a 275 m² townhouse from 17.84 million due August 2027, but on only 4 years. Red's townhouse is smaller than both, with an instalment in between.

Flats in three sizes

Apartments for sale in Red New Cairo come in three sizes.

One bedroom

76 m², between EGP 4,712,000 and 5,642,000; the cheapest works out at about 62,000 per metre, the lowest in Red.

Two bedrooms

Between 103 and 151 m², from 6,820,000 up to 12,080,000, so about 48 m² and over 5 million separate the smallest from the largest.

Three bedrooms

146 to 240 m², the cheapest at 9,344,000, about 64,000 per metre, below the two-bedroom's 66,214. So with a budget near 9.5 million, the smallest three-bedroom gives you an extra room and a better metre price than a large two-bedroom.

The same budget, four years apart

This is the key comparison on the page. Take a three-bedroom of about 145 m² in Red and its nearest neighbours:

• Red: 146 m² at 9.34 million, due in about four years; monthly instalment near 92,500 (8-year plan).
• Bloomfields, 1.1 km away: 149 m² at 9.89 million, due in about two and a half months; 5% deposit, monthly instalment near 78,300 (10-year plan).
• La Mirada, 700 metres away: 142 m² at 7.9 million, due around the same time, but with 20% down (about 1.58 million) and an instalment near 65,800.
• Beta Greens, 300 metres away: 133 m² at 9.56 million, due this month; 10% deposit, monthly instalment around 102,400 (7-year plan).
• Talda: 147 m² at 7.56 million, due in about ten months, but with a 15% deposit and a 4-year plan, so the instalment is near 133,800.

Bloomfields gives you much the same flat for about half a million more, handed over in two months instead of four years, with a lower instalment. What Red keeps is the water concept, the two-bedroom townhouse and a 5% deposit across every type.

And the two-bedrooms?

The cheapest two-bedroom in Red, 103 m², costs 6.82 million (some 66,200 per metre). La Mirada has a 110 m² two-bedroom from 6.03 million, Talda 112 m² from 6.09 million and Rosail 87 m² from 6.04 million on 12 years. On the other side, Bloomfields has 112 m² from 7.73 million and Beta Greens 100 m² from 9.86 million. Red's two-bedroom sits about 750,000 above the cheaper neighbours and one to three million below the dearer ones, and it is the only one among them with a four-year wait and just 5% down.

How Red's instalments work

Eight years is a middling term, shorter than many neighbours who spread over ten, so the Red New Cairo payment plans carry higher instalments: a one-bedroom starts with roughly 235,600 and then 46,629 monthly if split evenly; a two-bedroom comes to 67,490 a month and a three-bedroom 92,467. With handover about four years away, roughly half the price (52%) is behind you when you hold the key, and the rest over the four years after. See the payment plans section for the official schedule.

The villas: why is the five-bedroom so much dearer per metre?

A 314 m² four-bedroom villa starts at EGP 38,830,800, about 123,665 per metre. A 424 m² five-bedroom costs 71,690,000, about 169,080 per metre. A gap of 45,000 per metre between two villas in the same project is not normal. Most likely the five-bedroom sits right on the water, or on a much bigger plot. Ask exactly before weighing them up, because if the view is the reason, you are paying about 19 million extra for the lake.

Red's four-bedroom villa is also larger than the neighbours': Kukun 252 m² at 28.9 million, Scenes 210 m² from 26.55 million and Rosail 200 m² from 15.9 million, handed over before the year is out. Its metre, about 123,700, is close to Scenes (about 126,400) and Kukun (about 114,700), but its total price runs about 10 million higher because it is 60 to 100 m² bigger.

Owner listings: close to the developer

Owners had 7 units up in October 2026: one one-bedroom (80 m², about 4.84 million), two two-bedrooms (127 and 135 m², 6.26 and 7.97 million), two three-bedrooms (163 and 178 m², 10.57 and 10.87 million) and two three-bedroom townhouses (both 170 m², 14.29 and 16.77 million). These are close to the developer's prices, and the cheaper townhouse sits about a million under the developer's at the same size. With handover still far off, the seller is most likely selling the contract while you continue the instalments, so ask Cornerstone for the account statement and work out what remains before comparing.

Red New Cairo master plan

Sixty feddans is a medium size, so distances inside are short and residents not many. Per the project data there are pools, a clubhouse, a gym, a spa, restaurants and cafés, and walking and cycling paths, besides the floating gardens and lakes the compound is designed around.

Last to be handed over in the area: plus or minus?

Look at the neighbours' dates: Beta Greens, La Mirada and Bloomfields are due at the end of this year, Talda in 2027, Kukun early 2030 and Red about eight months after that. Red will be among the last compounds on this road to be handed over. The downside is clear: about four years of waiting, paying instalments and rent together if you don't already own your home. The upside is that you move into an area whose neighbours were handed over years earlier, instead of being the first resident among building sites. If you want to move in next year, Beta Greens, La Mirada or Bloomfields are the nearer options.

Distances from Red

Per the project data:

• 90th Street about 5 minutes, the Capital's business district about 7.
• The American University about 14, Cairo Airport a quarter of an hour, Heliopolis 20 minutes.
• Ain Sokhna about 45 minutes.
• Roads: the Middle and Regional Ring Roads, Suez Road, the Mohamed Naguib Axis and the road to Sokhna.

Cornerstone: the first handover is still to come

Besides Red, Cornerstone has The Curve in R8 in the Capital, due October 2027. The Curve will be its first real test, so if you want to judge the build quality before booking in Red, follow that handover.

Want to know whether the five-bedroom villa is really on the water? Send the question on Masharf's WhatsApp and we will ask the developer.