Rai Sarai New Cairo

Rai Sarai New Cairo is a villa phase by Madinet Masr inside Sarai Compound New Cairo, with a 175 m² four-bedroom villa at EGP 25,009,008, with 10% down over 8 years and handover in August 2027, at October 2026 prices.

A family has lived for years in an apartment, the children have grown, and the apartment has become tight. The next step they have in mind is a villa with a garden, without waiting five years for the keys. Rai has a four-bedroom villa handing over in August 2027, and two sister phases in Sarai: Rai Valleys and Rai Views. This page works out the Rai villa by instalment and compares it with its sisters and Sarai's other villas.

How much is Rai Sarai New Cairo?

The Rai Sarai four-bedroom 175 m² villa costs EGP 25,009,008 in October 2026, with EGP 2,500,901 down (10%) and the rest over 8 years, handing over in August 2027. This is the unit table Masharf (Keller Williams Masharf) holds:

A 175 m² four-bedroom villa: how big a family does it fit?

The Rai villa has four bedrooms over 175 m² in October 2026: a room for each of three children and one for the parents. The 175 m² is the villa's built area, so ask on WhatsApp about the plot and garden size, because that is what separates a villa from a large apartment. The villa works out at about EGP 142,900 per m².

What is the instalment on a Rai villa?

The Rai villa needs EGP 2,500,901 down and about EGP 234,460 a month if the balance is split evenly over 96 months, comfortable on a monthly income of about EGP 703,400, at October 2026 prices. If you are selling your current apartment to pay the down payment, that is the sum you need first, with the rest going to instalments.

Where is Rai within Sarai?

Rai 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. Rai's boundary is drawn on the map in the location section below.

What else does Madinet Masr sell in Sarai?

Madinet Masr sells everything from studios to villas in Sarai, including three-bedroom villas and townhouses from 150 m² at EGP 15,052,370 with 1.5% down over 12 years in October 2026. The full details are on the Sarai Compound New Cairo page.

Rai, Rai Valleys or Rai Views?

All three phases have the same 175 m² four-bedroom villa with 10% down over 8 years; they differ in price and handover. Rai Valleys is ready, Rai hands over in August 2027, and Rai Views in December 2028 for about 2.5 million less. The table at October 2026 prices:

Rai Valleys: the same villa, ready, for 125,000 more

The Rai Valleys four-bedroom 175 m² villa is ready at EGP 25,133,979, only about EGP 125,000 above the Rai villa, on the same 10% down over 8 years, at October 2026 prices. If that is the gap and the villa is genuinely ready, Rai Valleys saves you about ten months of rent until August 2027. The down payment is EGP 2,513,398 and the instalment about EGP 235,630 a month.

Rai Views: 2.5 million less, and a year and four months longer to wait

The Rai Views four-bedroom 175 m² villa is EGP 22,521,802, about EGP 2,487,000 less than Rai, handing over in December 2028, at October 2026 prices. That is EGP 2,252,180 down and about EGP 211,140 a month, about EGP 23,320 less than Rai. If you can wait, it is the same villa for less.

A five-bedroom townhouse at Rai Valleys

Rai Valleys also has a 206 m² five-bedroom townhouse at EGP 17,959,608, with 10% down over 8 years and handover in February 2028, at October 2026 prices. That is one more bedroom and 31 m² more than the villa, for about 7 million less, with an instalment of about EGP 168,370. A townhouse is joined to homes on both sides, so if privacy isn't the priority and the family is large, it is the better-value option.

Sarai's other villas over 12 years

If the instalment matters more than an early handover, villas in Sarai's other phases run over 12 years with about 1.5% to 5% down, at October 2026 prices:

• Club Views: four-bedroom villas from 212 m² at EGP 16,941,909, handing over in February 2030, about EGP 111,770 a month.
• ELM Tree: a 175 m² three-bedroom villa at EGP 24,368,203, handing over in December 2030, about EGP 166,690 a month.
• Esse Residence: a 175 m² three-bedroom villa at EGP 25,071,664, handing over in February 2029, about EGP 171,500 a month.

The Club Views villa is at least 37 m² larger than the Rai villa and about 8 million less, but hands over two and a half years later.

Price per metre across Sarai villas

If you compare by the metre, these are villa and townhouse metre prices across Sarai's phases, at October 2026 prices:

• Rai Valleys, 175 m² ready villa: about EGP 143,600 per m².
• Rai, 175 m² villa: about EGP 142,900 per m².
• ELM Tree, 175 m² three-bedroom villa: about EGP 139,200 per m².
• Rai Views, 175 m² villa: about EGP 128,700 per m².
• Rai Valleys, 206 m² townhouse: about EGP 87,200 per m².
• Club Views, villa from 212 m²: about EGP 79,900 per m².

The Club Views villa metre is only about 56% of the Rai villa's, so ask on WhatsApp which size that price applies to and what is available before basing a decision on it.

Villa or four-bedroom duplex in Sarai?

If what matters is a room for each child and a garden isn't essential, a four-bedroom duplex in Sarai costs far less than a villa. Elan Sarai New Cairo has a 219 m² four-bedroom duplex at EGP 19,938,864 with about 1.5% down over 12 years, handing over in February 2028, about EGP 136,390 a month. Sheya Residence has four-bedroom duplexes from 206 m² at EGP 16,676,803, handing over in June 2028, about EGP 114,070 a month, at October 2026 prices. So Elan's duplex is 44 m² larger than the Rai villa, with an instalment about EGP 98,000 a month lower.

What to ask on WhatsApp before booking at Rai

1. The villa's plot and garden area, not just the built area.
2. Whether the Rai Valleys villa is genuinely ready and when it can be viewed.
3. Finishing: core and shell or semi-finished.
4. Whether instalments are monthly or quarterly, and whether there is a handover payment.
5. Whether the August 2027 date still stands.

Send these questions on WhatsApp to 01270970000 and get the answer in writing with its date.