Moray Project New Cairo

Moray Project New Cairo: the down payment depends on what you buy

Moray Project New Cairo is a mixed-use scheme by Main Marks in the Fifth Settlement on North 90th Street, about 25 feddans per the project data. It holds offices, shops, clinics, serviced apartments and studios, due at the end of 2029. Oddly, each type has an entirely different payment plan, so the first question is not "how much?" but "how much do I pay when I sign?".

Moray New Cairo payment plans: three in one project

• Studios and serviced apartments: 5% down, the rest over 7 years.
• Shops: 10% down over 8 years.
• Offices and clinics: 30% down over 10 years.

So a 38 m² studio at about 7.55 million needs only about 378,000 at signing, but around 85,400 a month after. The smallest office, 48 m² at about 10.03 million, needs about 3 million first, then only about 58,500 monthly. With plenty of cash and a modest monthly income, the office is easier on you; the other way round, the studio.

What you will have paid by the keys

Handover is about three years off, and the share paid by then depends on the plan:

• Office and clinic: around 51%, close to 5.11 million on the smallest office and 4.93 million on the smallest clinic, with 7 years still to run.
• Studio and serviced apartment: around 46%, near 3.45 million on the smallest studio, with 4 years left.
• Shop: around 44%, near 10.55 million on the smallest shop, with 5 years left.

Moray New Cairo prices per metre

Per the developer's October 2026 offers:

• Studios between 38 and 48 m²: about 199,000 a metre.
• Serviced one-bedroom apartment, 63 m²: 12.36 million, about 196,000 a metre.
• Clinics between 51 and 107 m²: from about 189,000.
• Offices from 48 m² up to 571: from about 209,000.
• Shops between 70 and 267 m²: from about 344,000.

Studios and serviced apartments are handed over furnished; offices, clinics and shops are listed with flexible finishing, so ask what that means in your contract before costing the fit-out.

Bigger is cheaper per metre, except the studio

If the dearest clinic is the largest, 107 m² at 16.94 million, its metre is about 158,300, over 31,000 below the smallest clinic. Shops behave the same way: the dearest, at 76.73 million, spreads over 267 m², near 287,400 per metre, against 344,400 for the smallest. Studios run the other way: from 38 to 48 m² the price climbs 2.26 million, or roughly 226,000 for each added metre. And from the largest studio to the 63 m² serviced apartment, 15 more metres cost about 2.54 million, with a separate bedroom.

Next to the neighbours

Offices

• H:RS Mall, Main Marks' other project 2.1 km away: its 45 m² office costs 8.31 million (near 184,700 per metre), with 10% down and an 8-year term, about 77,900 monthly, ready October 2028.
• It Business Hub, 2.3 km away: 47 m² for 9.82 million at much the same metre, but handed over April 2027 on a 5-year plan.
• Central New Cairo, 2.4 km away: a 59 m² office priced 12.08 million, with only 5% down and 7 years to pay, ready December 2029.
• Iguall, 3.6 km away: the dearest metre on the list, roughly 216,900, on a 40 m² office priced 8.68 million, ready April 2027.

So Moray's office metre is in line with the area, not the cheapest. Its real edge is the instalment: 58,500 over 10 years is the lowest on the list, against about 130,100 at Iguall and 136,600 at Central New Cairo, after a 30% deposit. H:RS Mall, on the other hand, is cheaper per metre and a year earlier.

Clinics

Moray's 51 m² clinic, about 189,400 a metre, undercuts H:RS Mall's clinics (8.23 million on 41 m², around 200,800 per metre). But VX 90 prices a 37 m² clinic at 6.65 million (around 179,700 a metre) and The Gryd a 46 m² one at 7.75 million (around 168,500). Moray sits in the middle, and the smaller clinics around it are cheaper in price and metre. By the month it flips: Moray's clinic runs about 56,350 over 10 years, against roughly 97,000 at VX 90 over 4 and 72,700 at The Gryd over 8.

Shops

Moray's shops, from about 344,400 a metre, are cheaper than those at H:RS Mall (about 480,500), District People (about 432,200) and City Hall (about 500,000), and dearer than The Gryd (about 275,600) and Axle (about 221,700).

Studio and serviced apartment

The Ark, 2.3 km away, prices a 52 m² studio at 8.6 million, near 165,400 per metre, and a 78 m² one-bedroom at 12.8 million, both due October 2028. Its one-bedroom is 15 m² larger than Moray's serviced apartment for only about 440,000 more, and comes a year sooner.

From another angle, The Mornings, 1.7 km away, sells ordinary homes: its 51 m² one-bedroom is 4.65 million, about 91,200 a metre, under half the serviced apartment's metre here. That gap is the price of a furnished, serviced flat inside a business building.

Resale undercuts the developer

October 2026 brought 6 resale offers: four offices sized 42 up to 78 m² asking between 8.05 and 12.94 million, a 51 m² studio at about 8.4 million and a 74 m² clinic at about 9.39 million. That clinic works out at about 127,000 a metre, while the developer sells clinics from about 189,000. With a gap that wide, a project not yet handed over and a 30% down payment on clinics, the seller has most likely paid part and wants to leave the rest to you. Ask for an account statement and add paid to outstanding.

The resale studio, 51 m², is bigger than any developer studio (the largest is 48), at roughly 164,600 per metre. The cheapest resale office asks 8.05 million, which undercuts the developer's cheapest by some 2 million, but the developer asks 3 million down, so find out how much cash the owner wants before comparing.

One 571 m² unit, two prices

The largest office on the list, 571 m², costs about 83.64 million, and there is another unit of exactly 571 m² at about 53.21 million, due August 2029, with no type stated. That is 30 million apart for the same area. If your company wants a full floor, ask about that unit by name: office, shop or something else, and why it is so much cheaper.

Inside the building

Per the project data: 10 business lounges, an events plaza with terraces, a children's area, pet-friendly zones, a library and quiet areas and a yoga zone. There is a smart building management system, an app for maintenance and access passes, water recycling, solar panels, green roofs and automated lighting and climate control. Ask the service charge per metre before working out your monthly costs.

Main Marks

Per the project data, the company is a partnership between Egyptian and Emirati investment. It also has H:RS Mall about 2 km from Moray, with offices, clinics and shops, due October 2028, a year before Moray. Comparing the two, the difference is not the developer but the timing and the metre price.

Want to know which Moray unit fits your budget and monthly income? Message Masharf's WhatsApp, and we will work out the down payment and instalment for each type.