The Valleys - Phase 3 New Cairo

The Valleys - Phase 3 New Cairo: here, bedroom count doesn't set the price

The Valleys - Phase 3 New Cairo is a house phase of The Valleys by Hassan Allam Properties in Mostakbal City. Every unit is delivered fully finished, sold at 5% up front with nine years to pay, and handed over in autumn 2030. Set the prices beside rooms and areas, though, and a few things stand out.

The Valleys - Phase 3 New Cairo prices

The developer's October 2026 offers:

• Three-bedroom townhouse: between 195 and 200 m², priced 27.8 rising to 30.4 million, a metre near 142,600, the phase's lowest.
• Four-bedroom townhouse: 175 m², roughly 30.4 million.
• Five-bedroom twin: 188 m², roughly 31 million.
• Five-bedroom villa: smallest 195 m², largest 240, at 38.5 to 42.4 million.
• Four-bedroom villa: 220 m², roughly 44.9 million.
• Six-bedroom villa: 300 m², roughly 57 million, i.e. 190,000 a metre.

Read the table by the metre

The four-bedroom townhouse is 20 m² smaller than the three-bedroom and priced like the dearest three-bedroom. The five-bedroom twin costs only 600,000 more than the four-bedroom townhouse and is 13 m² larger. The four-bedroom villa, 220 m², is about 2.5 million above the largest five-bedroom villa (240 m² near 42.4 million) though 20 m² smaller, so ask why. And the six-bedroom villa has the lowest metre of any villa in the phase. Bedroom count is no guide here; area and the plot's place on the master plan are.

The Valleys or Park Central, by the same developer?

Hassan Allam's Park Central, 2 km away and due about the same time, takes 5% down over 10 years. Its four-bedroom townhouse is 195 m² near 28.5 million: the size of the cheapest townhouse here, with an extra room, for about 700,000 more, and near 225,600 a month against near 244,500 here, since the term is a year longer. Its 200 m² four-bedroom twin at 31.6 million is very close to the twin here. Villas differ widely: Park Central's 210 m² villa is about 49.5 million, while five-bedroom villas here start at 38.5 million, some 11 million less. Park Central's finishing is not stated in the data, while here it is full, another point for The Valleys.

Cheaper than Scenes, Kukun and Aliva?

• Scenes (900 m, October 2028): the cheapest townhouse is 158 m² near 15.08 million, the twin 175 m² near 19.28 million, the large villa 280 m² near 35.23 million.
• Kukun (1.8 km, January 2030): townhouses start at 16.53 million for 203 m², and its twin and villa are both 252 m², at 25.9 and 28.9 million.
• Aliva (900 m, February 2029): townhouses from 210 m² near 32.49 million, four-bedroom villas from 255 m² near 29.07 million.

So houses here cost clearly more per metre than at Scenes and Kukun: a Scenes townhouse is about 12.7 million cheaper and runs near 149,300 a month over 8 years, and Kukun's 252 m² villa is about 9.6 million below the cheapest villa here while larger. The clear difference in the data is that The Valleys is fully finished, while the neighbours' finishing is not stated, so ask before judging that gap. Aliva's listed villa is cheaper than its own townhouse, so check that figure before comparing with it.

The Valleys - Phase 3 payment plans

Deposits run from 1.39 to 2.85 million, and instalments from near 244,500 on the townhouse to about 501,400 on the large villa, over 9 years. Handover is about four years off, so near 48% will be paid by then, about 13.26 million on the cheapest townhouse, with five years left after the keys.

Distances and services

Per the project data, Suez Road is 13 km away, the New Capital 16, Madinaty 17, the American University 21 and the airport 39. Inside The Valleys are gardens and lakes, houses placed for the best views, children's areas, walking, running and cycling paths, a sports club and round-the-clock security. The same developer's HAPTown is 700 m away.

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