Rosail New Cairo

Rosail New Cairo: houses nearly due, finished flats over 12 years

Rosail New Cairo is by Khaled Sabry Holding, on 61 feddans in Mostakbal City, which is why many search for it as "Rosail Mostakbal City". The compound runs at two speeds: villas and the twin house are due at the end of 2026 on 5-year plans, while the flats arrive fully finished in 2029 on 12-year plans. So before asking the price, decide when you need to move in.

A villa about 30% cheaper per metre than its neighbours

The cheapest three-bedroom villa here is EGP 15,915,323 on 200 m², about 79,577 a metre, and the 416 m² twin is 33,500,000, about 80,529. Around it in Mostakbal City every new villa runs above 110,000: Kukun about 114,683, At East about 115,541, Red about 123,665 and Scenes about 126,433.

The total price makes the gap plainer. At East's 190 m² three-bedroom villa starts at 22.09 million and is due January 2030; Scenes' 175 m² one starts at 20.78 million, due October 2028. Rosail's is larger than both, about 5 to 6 million cheaper, and due in roughly two and a half months. Its dearest three-bedroom villa, 450 m² at 53 million, works out near 117,800 a metre, in line with the neighbours, so the big saving is on the smaller villas only.

Why cheaper?

The three-bedroom villa is listed on 200 to 450 m², and the twin on 416 m², larger than most villas. Figures like that usually include the plot, not only the built area. Ask whether the 200 m² is built-up or land, and what finishing it comes with, before deciding the metre really is cheaper. The trade-off is a short plan, 10% down and the rest over 5 years, so the cheapest villa runs about 238,730 a month. If it is handed over on time, you take the keys with only about 14% paid and the rest over roughly five years while living there.

The instalment against the neighbours'

Rosail's cheapest villa instalment, about 238,700 over 5 years, is not far from the new villas nearby despite their longer terms: At East's on 5% down over 8 years comes to near 218,600 a month, and Scenes' near 205,600. For about 20,000 to 33,000 more a month you get a villa at least 5 million cheaper in total and move in two to three years earlier. You clear it in 5 years rather than 8, though, so make sure your income carries that figure throughout.

The twin: the largest around

Rosail's twin is 416 m² at 33.5 million, by far the largest twin nearby. Kukun's is 252 m² at 25.9 million, due January 2030; Scenes' 175 to 185 m² from 19.28 million; The Valleys' 188 m² at 31 million; and Park Central's 200 m² at 31.6 million. For close to the price of a twin at The Valleys or Park Central, Rosail gives more than double the space and a handover this year. The five-year instalment, though, is about 502,500 a month, a figure that needs large savings or the sale of another home. Per metre, Rosail's twin is about 80,500, below Kukun (about 102,800) and Scenes (about 110,200) and well below Triangle in the Fifth Settlement, 3 km away (345 m² at 41.38 million, about 120,000 a metre).

Finished flats due in 2029

Apartments for sale in Rosail New Cairo come in two types from the developer:

• Two-bedrooms sized between 87 and 97 m², priced between 6,041,000 and 6,234,638, due August 2029.
• Three-bedrooms sized between 138 and 207 m², priced between 8,618,000 and 14,760,000, due a month later.

Both come fully finished per the developer's data. Monark Residence, 400 m away, runs about 55,200 a metre and cityzen about 61,065. Rosail's 62,449 to 69,437 looks dearer on paper, but includes the fit-out. To compare fairly, ask what the neighbours deliver and add finishing costs to their price. Oddly, the three-bedroom's metre is about 7,000 below the two-bedroom's. The largest three-bedroom here, 207 m² at 14.76 million, comes to about 71,300 a metre, close to the largest at Bloomfields (285 m² at 19.49 million, about 68,400), so big flats in this pocket price at much the same rate.

The two-bedroom against the neighbours

Rosail's two-bedroom is 87 m² at 6.04 million. Against it: Bloomfields 112 m² from 7.73 million, due October 2027; cityzen 110 m² from 7.01 million; At East 80 m² from 6.09 million; and Monark 125 m² from 6.9 million. Rosail's is smaller than most, but finished, and carries the lowest instalment: about 39,900 over 12 years, against some 60,200 for At East's two-bedroom over 8.

Twelve years on the flats

On the Rosail New Cairo payment plans, flats ask 5% down over 12 years, among the longest terms in the area. The two-bedroom's deposit is about 302,050 with an instalment near 39,854; the three-bedroom's is 430,900 with about 56,855 a month. By handover, about three years away, close to 28% of the price will be paid, with the rest over the nine years after. Under 60,000 a month buys a finished three-bedroom in Mostakbal City. For comparison, Monark's 140 m² three-bedroom from 7.98 million asks 20% down (about 1.6 million) over 8 years, an instalment near 66,500, and Bloomfields' 149 m² from 9.89 million is due December 2026 on 10 years.

82% green, and some unusual services

In the Rosail New Cairo master plan, per the source, greenery and water take about 82% of the land, with some units on the lakes. The services include things you rarely find elsewhere:

• A heated children's pool that runs in winter, and a nursery.
• Two-level cycling paths, a gym and sports courts.
• A pet care centre.
• Electric car charging and underground garages.
• A commercial centre, a mosque, an events hall, and a clubhouse with spa and jacuzzi.

Rosail or Bloomfields, 700 m away?

Bloomfields by Tatweer Misr prices its flats at about 66,369 a metre, very close to Rosail, with its first handover at the end of 2026. If you are moving soon, Bloomfields is faster for flats. At East and cityzen hand their flats over in January 2030, four to five months after Rosail, a small gap next to the difference in finishing. If you can wait and want to take the keys and move in without workmen, Rosail's flats come finished. For houses it is the other way round: Rosail hands over first.

Getting around

The Capital, Madinaty and Suez Road are about 5 minutes away, 90th Street a quarter of an hour, the Ring Road 20 minutes and the airport 25, per the project data. That suits a household with one person working in the Capital and another in the Fifth Settlement.

Khaled Sabry Holding

The project data says structural works are by Salama Structural Engineering, with planning and supervision by consultancies. With the villas nearly due, the best evidence is a site visit to see how far the houses have come.

Moving next year, or able to wait a few? Send your move-in date to Masharf's WhatsApp, and we will match it with units in Rosail and next door.