Sarai Compound New Cairo

Sarai Compound New Cairo is a Madinet Masr city by Madinet Masr on about 5.5 million m² (about 1,310 feddans) on the Cairo–Suez Road next to Madinaty, where the developer sells everything from studios to villas, starting at EGP 3,672,058 for a 50 m² one-bedroom with 1.5% down over 12 years, at October 2026 prices.

Anyone searching Sarai meets many names: Elan, Rai, Club Views, ELM Tree, Royal Residence and more. Each phase has its own prices, down payment and handover date, and nowhere puts them side by side. This page does: apartments for sale in Sarai by phase, Sarai villas by price and handover, and a link to each phase's own page.

Apartments for sale in Sarai

Apartments for sale in Sarai in October 2026 start at EGP 3,672,058 for a 50 m² one-bedroom, with 1.5% down (EGP 55,081) and up to 12 years to pay; the earliest handover is December 2027 at Elan.

Two-bedrooms start at EGP 7,532,757 at Esse Residence and three-bedrooms at EGP 8,843,382 at Sheya Residence, all over 12 years. Sarai flats phase by phase, at Masharf (Keller Williams Masharf):

The lowest down payment is at Sarai Royal Residence: a 50 m² one-bedroom with EGP 55,081 down and about EGP 25,120 a month over 144 months, handing over in August 2030. The earliest handovers are Elan's 81 m² one-bedroom (December 2027) and Esse's two-bedroom and Sheya's three-bedroom (June 2028), with 5% down: about EGP 49,700 a month for the Esse two-bedroom and 58,340 for the Sheya three-bedroom. The most spacious apartments are at Club Views, with two-bedrooms from 138 m² and three-bedrooms from 154 m² at about EGP 76,500 per m². The gap between two and three bedrooms varies by phase: about EGP 895,000 for 24 m² at ELM Tree, about 1,286,000 for 16 m² at Club Views and about 1,613,000 for 23 m² at Sarai Royal Residence.

Sarai apartments from EGP 7 to 10 million

With EGP 7 to 10 million, Sarai offers two- and three-bedrooms in five phases at October 2026 prices; the choice comes down to how soon you want the keys and how much you pay up front:

• Soonest handover: Esse Residence two-bedroom, 112 m², EGP 7,532,757, 5% down (376,638), about 49,700 a month, June 2028; or Sheya Residence three-bedroom, 131 m², EGP 8,843,382, 5% down (442,169), about 58,340 a month, June 2028.
• Smallest down payment: Sarai Royal Residence three-bedroom, 126 m², EGP 9,208,951 with 1.5% down (about 138,100) and about 63,000 a month, or ELM Tree's 125 m² three-bedroom at EGP 9,144,207, about 62,500 a month, both handing over in 2030.

Paying 5% instead of 1.5% at Sheya buys a handover about two years earlier than Royal Residence and a lower monthly figure, for an extra EGP 300,000 or so at signing.

How much are villas for sale in Sarai Compound New Cairo?

Villas for sale in Sarai in October 2026 are in Rai, Rai Valleys, Rai Views, ELM Tree, Esse Residence and Club Views, from EGP 16,941,909, including a ready 175 m² four-bedroom villa at Rai Valleys for EGP 25,133,979:

The same 175 m² four-bedroom villa appears in all three Rai phases with 10% down over 8 years: Rai Valleys is ready at about EGP 235,630 a month, only about EGP 125,000 above Rai (August 2027), while Rai Views is about 2.6 million lower but hands over in December 2028. The three-bedroom villas at ELM Tree and Esse run over 12 years with 1.5% down, about EGP 166,690 and 171,500 a month, more than 60,000 below the Rai villas, though with three bedrooms and handovers in 2029 and 2030. For a large family, the Rai Valleys five-bedroom townhouse is EGP 17,959,608 (about EGP 168,370 a month), S1 Taval has a ready 337 m² four-bedroom duplex at EGP 30,258,890, and Club Views and ELM Tree have 239 m² five-bedroom duplexes from EGP 23,205,596 over 12 years. The Club Views four-bedroom villa from 212 m² at EGP 16,941,909 has a table metre price far from other Sarai villas, so ask which size it applies to before relying on it.

Sarai or its neighbours on three-bedroom metre price?

A Sarai three-bedroom metre is about EGP 67,500 at Sheya Residence (131 m² for 8,843,382), mid-range among compounds near the Suez Road at October 2026 prices. Around it, El Patio Sola in El Shorouk has a semi-finished 154 m² three-bedroom at EGP 9,900,000 (about 64,300 per m²) with 5% down over 7.8 years; The Butterfly 136 m² at EGP 10,655,593 (about 78,350) over 12 years; Capital Gardens 152 m² at EGP 13,640,000 (about 89,700); and Taj City, by the same developer, 132 m² at EGP 11,961,705 (about 90,600) over 10 years.

Offices, clinics and shops are in their own mall, D2N, from EGP 7,404,009 for a 47 m² office with 10% down over 15 years, handing over in June 2030. Sarai sits on the Cairo–Suez Road next to Madinaty, between New Cairo and the New Capital, with a mall, restaurants and cafés, walking tracks, a sports club, pools and a business district inside. Before booking, ask on WhatsApp at 01270970000 which phase the unit is in and its handover date, the exact down payment (it ranges from 1.5% to 10% by phase), the finishing, and for villas the plot and garden area, and get the answer in writing with its date.