ELM Tree Sarai New Cairo

ELM Tree Sarai New Cairo is a phase by Madinet Masr inside Sarai Compound New Cairo, with one- to three-bedroom apartments, duplexes, townhouses and villas, from EGP 4,073,758 for a 50 m² one-bedroom, all with 1.5% down over 12 years and handover in December 2030, at October 2026 prices.

A father and mother whose son is still at university know he will marry in four or five years. Rather than wait and buy then at a higher price, they book today with a small down payment, pay over 12 years, and the apartment is handed over when their son needs it. ELM Tree is built for that calculation: handover in December 2030 and only 1.5% down on every unit. This page works out every unit and shows which size gives the most for the money.

How much is ELM Tree Sarai?

ELM Tree Sarai prices in October 2026 run from EGP 4,073,758 for a one-bedroom to EGP 24,368,203 for a three-bedroom villa. All units have 1.5% down over 12 years and hand over in December 2030. This is the unit table Masharf (Keller Williams Masharf) holds:

Three bedrooms or two? Only 895,000 apart

The ELM Tree three-bedroom from 125 m² costs EGP 9,144,207, and the two-bedroom from 101 m² EGP 8,248,716, at October 2026 prices. The price gap is EGP 895,491, for 24 m² and an extra bedroom. The three-bedroom metre is about EGP 73,200, below the two-bedroom's (81,700), and the instalment only about EGP 6,130 a month higher. If you are booking for a son about to marry, three bedrooms will still fit when children arrive, and the instalment gap is small.

A 50 m² one-bedroom: the smallest down payment

The ELM Tree one-bedroom is 50 m² at EGP 4,073,758, with EGP 61,106 down and about EGP 27,870 a month if the balance is split evenly over 144 months, at October 2026 prices, comfortable on about EGP 83,600 a month. If the aim is to reserve something with the least money now, this is it.

Duplex, townhouse and villa: same handover, same down payment

The 212 m² four-bedroom duplex costs EGP 19,043,550, the 181 m² three-bedroom townhouse EGP 21,613,340 and the 175 m² three-bedroom villa EGP 24,368,203, at October 2026 prices. The duplex is 37 m² larger than the villa, about EGP 5,325,000 less, and has an extra bedroom; the villa gets its own plot and garden for that gap. There is also a 239 m² five-bedroom duplex at EGP 23,550,157, about EGP 161,090 a month.

Where is ELM Tree within Sarai?

ELM Tree is a phase inside Sarai Compound, a Madinet Masr city of about 5.5 million m² (about 1,310 feddans) on the Cairo–Suez Road next to Madinaty in New Cairo. Its boundary is drawn on the map in the location section below. On the same map, Sarai Royal Residence is about 560 m away, Elan Sarai and Rai Sarai about 1.3 km, and D2N mall about 1.4 km.

ELM Tree, or another Sarai phase?

ELM Tree hands over in December 2030, one of the latest dates in Sarai, but every unit needs only 1.5% down. Phases handing over sooner cost more or need a larger down payment. This table compares two- and three-bedrooms, all over 12 years, at October 2026 prices:

ELM Tree or Sarai Royal Residence?

Sarai Royal Residence is 560 m from ELM Tree, with the same 1.5% down, handing over in August 2030, four months earlier, at October 2026 prices. Its 103 m² two-bedroom is EGP 7,596,030, about EGP 653,000 below ELM Tree, and its 50 m² one-bedroom about EGP 402,000 lower. So for one or two bedrooms, Royal is better. For three bedrooms, though, ELM Tree is about EGP 65,000 lower, and Royal has no duplexes, townhouses or villas.

ELM Tree or Esse and Sheya?

Esse Residence and Sheya Residence hand over in June 2028, two and a half years before ELM Tree, but need 5% down. The Sheya three-bedroom is 131 m² at EGP 8,843,382, about EGP 301,000 below ELM Tree and 6 m² larger, but needs EGP 442,169 down against EGP 137,163, at October 2026 prices. If you have the down payment, Sheya is better on price, space and handover. If the down payment is the obstacle, ELM Tree saves you about EGP 305,000 now.

Twelve years: when do the payments end?

If you book at ELM Tree in October 2026 over 12 years, the last instalment falls around 2038, about eight years after the December 2030 handover. If you are booking for your son, agree now who will continue the instalments after handover, you or him, because that sets the size you can afford.

ELM Tree villa or Rai villa?

The ELM Tree three-bedroom 175 m² villa costs EGP 24,368,203 with 1.5% down over 12 years and handover in December 2030; the Rai Sarai four-bedroom 175 m² villa costs EGP 25,009,008 with 10% down over 8 years and handover in August 2027, at October 2026 prices. Same size: Rai has an extra bedroom and hands over three years and four months sooner, for only about EGP 641,000 more. But Rai needs EGP 2,500,901 down against EGP 365,523, and about EGP 234,460 a month against about 166,690. So ELM Tree suits a lighter down payment and instalment, and Rai an early handover.

What should I ask on WhatsApp before booking at ELM Tree?

Before booking at ELM Tree, get these answers in writing and dated from WhatsApp at 01270970000:

1. Whether the contract can be in your son's name now or transferred to him later, and at what cost.
2. Whether instalments are monthly or quarterly, and whether there is a handover payment in 2030.
3. Finishing: semi-finished or fully finished.
4. The floor and orientation for apartments, and the garden size for villas and townhouses.
5. Whether the December 2030 date still stands.