Palm Hills New Cairo

Palm Hills New Cairo: a three-bedroom for less than a large two-bedroom

Palm Hills New Cairo is the compound that carries Palm Hills Developments' name in the Fifth Settlement, on 500 feddans. On offer are fully finished apartments in the Cleo phase from 70 m², starting at EGP 10,285,000 with only 3% down and 10 years of instalments, handed over in June 2028, plus a four-bedroom twin house due in December 2027.

The prices hold a useful surprise: the cheapest three-bedroom costs less than the largest two-bedroom, while being 20 m² bigger. This page walks through each unit, the real monthly instalment, and how the compound compares with its neighbours.

Who is the compound for?

A first home in the Fifth Settlement

The 70 m² one-bedroom with about 309,000 down, fully finished.

A family that needs three bedrooms

Three-bedrooms from 152 m², at the same metre as the two-bedrooms.

A large family that wants a house

The 298 m² twin house, handed over sooner than the apartments.

Someone who studies or works around 90th Street

The project's details list the American University and the German University among the landmarks nearby.

Where is the compound?

In the Fifth Settlement, on the area's main roads: according to the project's details, the Ring Road, the Middle Ring Road, the Gamal Abdel Nasser Axis, the Ain Sokhna Road and 90th Street, with Point 90 Mall among the landmarks nearby. Its closest neighbours are Palmet New Cairo, the same developer's office project, about 800 metres away, Trio and Mist 900 metres, Mountain View iCity 1.1 km and 97 Hills 1.8 km. See it under location, or the New Cairo page.

The apartments

• One bedroom, 70 m²: from 10,285,000 to 11,544,000, about 146,900 per m², 3 available.
• Two bedrooms, 114 to 132 m²: from 15,649,000 to 21,098,000, about 137,300 per m², 7 available.
• Three bedrooms, 152 to 200 m²: from 20,854,000 to 29,540,000, about 137,200 per m², 7 available.

The cheapest three-bedroom beats the largest two-bedroom

The 152 m² three-bedroom at 20,854,000 is about 244,000 cheaper than the 132 m² two-bedroom at the top of its range, and 20 m² larger with a room more. So if you are looking at a large two-bedroom, ask for the smallest three-bedroom first.

The same size at two prices

All one-bedrooms are 70 m², yet the dearest costs about 1.26 million more than the cheapest. Same size means the difference is position: floor, view or a garden. Ask what the dearer one offers, and whether it is worth it to you.

Fully finished

The Cleo apartments are recorded as fully finished, so in 2028 you furnish and move in, with no finishing budget on top.

The twin house

The four-bedroom twin house of 298 m² costs 40,585,000, about 136,200 a metre, slightly less than the apartments' metre. It is about 11 million more than the largest three-bedroom apartment, for 98 m² more, a garden and a house of your own. It has its own terms: 5% down, about 8.4 years of instalments, and handover in December 2027, six months before the apartments. Its finishing is not recorded with us, so ask.

The sums

• One-bedroom, 3% down, 10 years: 308,550 down, then about 83,100 a month.
• Two-bedroom: 469,470 down, then about 126,500.
• Three-bedroom: 625,620 down, then about 168,600.
• Twin house, 5% down, 8.4 years: 2,029,250 down, then about 382,500.

If the instalment is to stay within a third of household income, the one-bedroom needs about 249,000 a month, the two-bedroom about 379,000 and the three-bedroom about 506,000. A 3% deposit over 10 years is among the lightest entries into the Fifth Settlement. These are approximate and before any increases; details are under payment plans.

Against the compounds around it

• Apartments: 97 Hills about 161,600 a metre, Palm Hills New Cairo 137,200, Mountain View iCity 111,400, Mist 93,300, Trio 89,500, Telal East 79,700.
• Twin houses: Zomra East about 151,900, Palm Hills New Cairo 136,200, Triangle 120,000, Scenes 110,200, Solay 100,100.

So Palm Hills New Cairo is in the upper band: cheaper than 97 Hills from the same developer, but well above Mountain View iCity, Mist and Trio next door. You pay for the Palm Hills name, full finishing and the small deposit. If you want the name for less, Capital Gardens, further east, starts at about 88,900 a metre for a three-bedroom with 1.5% down.

The Cleo phase

The apartments on offer are in Cleo, which has its own page with the same units and terms. If more phases are released later, they will have their own pages too, so check back or ask us what has just come out.

Handover in 2028

You will pay instalments for about a year and a half before moving into an apartment. If you rent today, add that rent to your sums. On a 10-year plan, you will hold the keys while still paying for about eight more years, so make sure the instalment fits your income for the long run.

For investment

Finished apartments near the universities and 90th Street usually find tenants, and the one-bedroom is the easiest to let. But its metre is the dearest in the compound, so the return as a share of the price is lower. Work it out with real rents for similar finished units nearby before you decide.

The developer

Palm Hills also has 97 Hills and Village Garden Katameya in New Cairo, and Badya in October.

Things to know before you book

• Ask what makes the dearer unit of each size dearer.
• Ask what the twin house is delivered with.
• Ask for the full payment schedule in writing.
• Read the pros and cons and the amenities above.

Your next step

Look at the units under available units and the FAQs. To compare a large two-bedroom with the smallest three-bedroom, message Masharf on WhatsApp from the button on this page, and we will send you a written offer.