Sheraton Residence New Cairo

Sheraton Residence New Cairo: double the neighbours' metre, so what are you paying for?

Sheraton Residence New Cairo is a project by Margins Development on about 35 feddans in Mostakbal City, with a Sheraton hotel inside according to the developer. Every unit is finished, and the metre runs 193,000 to 212,000 pounds, roughly double most projects a kilometre or a kilometre and a half away. Handover is in autumn 2029. This page tries to split that gap: how much is finishing, and how much is the name and the service.

Sheraton Residence prices

• A studio of 60 to 62 m², 12,220,000, booked with a tenth and paid over eight years.
• A two-bedroom flat of 132 m² at 27,970,000, on the same plan.
• A three-bedroom townhouse of 190 m² at 38,700,000, also 10% over 8 years.
• Flats with three bedrooms, priced 39,500,000 (205 m²) and 41,684,232 (217 m²), booked at 15% and paid across a decade.
• One villa type: three bedrooms on 295 m² for 61,470,000, with 15% at booking and ten years for the rest.

A flat dearer than a townhouse

Here a 205 m² three-bedroom flat is priced roughly 800,000 above the 190 m² three-bedroom townhouse. But the plans differ: the flat takes 15% down (5,925,000) and about 279,800 a month over 10 years; the townhouse 10% (3,870,000) and about 362,800 a month over 8. So the townhouse is cheaper and lighter on the deposit, but about 83,000 a month heavier. Where the monthly sum is affordable, the townhouse puts you at ground level for less than the flat costs.

And at handover?

The townhouse hands over after about 36 of 96 instalments, so near 44% of its price, around 17 million, is paid. The flat comes a month earlier, after about 35 of 120, so near 40% is paid. The townhouse finishes sooner, which is why its instalment is heavier.

From two bedrooms to three

The 132 m² two-bedroom costs 27.97 million and the cheapest three-bedroom, 205 m², 39.5 million. That third bedroom, plus 73 m², adds close to 11.53 million; at about 158,000 for every added metre it still undercuts the two-bedroom's rate. Moving from townhouse to villa is another matter: those 105 extra square metres carry roughly 22.8 million, about 217,000 apiece, steeper than any other step here. By its keys in October 2029, about 41% of it, some 25.1 million, will have been paid.

Finished against finished: Sheraton Residence or Sumou Boulevard?

The fairest comparison is with a neighbour also listed as finished, so the gap is not finishing. Sumou Boulevard, less than a kilometre off, also lists finished flats; its four-bedrooms open at 196 m² for close to 17.47 million (roughly 89,100 per metre), booked at 5% with ten years to pay and keys due August 2030. So for less than half the cheapest Sheraton three-bedroom you get an extra room and a similar area, both finished. That gap, about 22 million, is roughly the price of the hotel name and service. It pays off only if you will let to tenants paying for hotel standards, or believe the name will hold the unit's value.

Why is the metre double here?

The neighbours: Sumou Boulevard at about 89,100 a metre, Trio about 89,500, Mist about 93,300, and Vie Collective about 64,400. Closest to Sheraton is 97 Hills at about 161,600.

• Two-bedrooms: Trio asks around 11.64 million for 130 m², Mist about 10.76 million for 115 m², Vie Collective close to 8.98 million for 138 m². So the Sheraton two-bedroom is over 16 million dearer than most.
• Three-bedrooms: At 97 Hills, roughly 29.57 million buys 183 m² with three bedrooms, some 10 million under Sheraton, though not before December 2030.
• The studio: Mist's smallest unit, a 63 m² one-bedroom near 6.68 million, is about half the Sheraton studio's price for a little more space.

What you pay extra for

Full finishing has a known cost you can ask about, so take it off the gap and see what remains. What remains is the price of the name and the hotel service. Ask too about the yearly service charge, since hotel service is not free and starts adding to the instalment from the day of handover.

By the month: Sheraton Residence against the neighbours

• Three-bedrooms: Sheraton's 205 m² runs about 279,800 a month. Sumou Boulevard's finished 196 m² four-bedroom near 138,300, about half. 97 Hills' 183 m² three-bedroom about 239,500.
• Two-bedrooms: Sheraton's 132 m² near 262,200 a month, Trio's 130 m² only about 92,100, roughly a third.
• Villas: Sheraton's 295 m² about 435,400, and the same-size villa at 97 Hills near 426,100, a small monthly gap despite an 8.9 million price gap, as 97 Hills' deposit is much smaller.

So unless you benefit directly from the hotel service, the instalment here buys more space at most neighbours for half the monthly income.

Sheraton's townhouse and villa against the neighbours

The Sheraton townhouse is 190 m² at 38.7 million. Around it: Mist has a four-bedroom 200 m² townhouse near 28.32 million, Triangle a 248 m² one near 28.39 million, Trio a five-bedroom 242 m² one near 30.04 million, and 97 Hills from 252 m² near 34.94 million. All are larger and between 3.8 and 10.4 million cheaper, though none states its finishing.

For a Sheraton townhouse's money

The 38.7 million buys much bigger houses nearby. At At East, a detached three-bedroom villa on 190 m², the same area as Sheraton's townhouse, starts near 22.09 million, about 16.6 million less. At Triangle, a 320 m² twin costs about 39.01 million, nearly the same price for 130 m² more. So the townhouse here makes sense only if hotel service and full finishing are your priority.

The Sheraton villa is 295 m² at 61.47 million. 97 Hills has a five-bedroom villa on exactly 295 m² near 52.6 million, about 8.9 million less with two more bedrooms. At East, 2.7 km away, has a finished four-bedroom 220 m² villa near 32.96 million, and The 101, under a kilometre off, a five-bedroom 245 m² villa near 29.25 million, due May 2028. Vie Collective has three-bedrooms from 187 m² near 12.05 million, about a third of Sheraton's three-bedroom on a similar area, due April 2029.

The studio

A studio at 12.22 million is a big figure for 60 m², about 203,700 a metre and near 114,600 a month. It suits someone wanting a small hotel-serviced unit to let, not someone seeking the cheapest way into the area. If that is your aim, ask whether management lets units for owners and what share it takes, since that decides the real return on the 12 million.

The project

Per the developer, the master plan is by a well-known engineering consultancy, with a clubhouse, restaurants and cafés, the Sheraton hotel, water features, running, walking and cycling tracks, a gym and security. Driving times quoted: Suez Road in 5 minutes, the Iconic Tower in 15, and both the American University and Cairo Airport in around 20. Margins also has Lusail Residence in the 6th Settlement and Oaks Egypt in the Capital.

Want Sheraton Residence's service charges before doing the sums? Message Masharf on WhatsApp and we'll ask the developer.