Rai Valleys Sarai New Cairo

Rai Valleys Sarai New Cairo is a phase by Madinet Masr inside Sarai Compound New Cairo, with a ready 175 m² four-bedroom villa at EGP 25,133,979 and a 206 m² five-bedroom townhouse at EGP 17,959,608 handing over in February 2028, both with 10% down over 8 years, at October 2026 prices.

A family with three children and a grandmother living with them needs five bedrooms. Most villas in Sarai have three or four bedrooms, and the large apartments four at most. Rai Valleys has a five-bedroom townhouse under 18 million, and a ready four-bedroom villa if four bedrooms are enough. This page works out both and compares them with Sarai's other large units with five bedrooms.

How much is Rai Valleys Sarai?

Rai Valleys Sarai prices in October 2026: a 206 m² five-bedroom townhouse at EGP 17,959,608 handing over in February 2028, and a ready 175 m² four-bedroom villa at EGP 25,133,979, both with 10% down over 8 years. This is the unit table Masharf (Keller Williams Masharf) holds:

A 206 m² five-bedroom townhouse

The Rai Valleys townhouse has five bedrooms over 206 m² at EGP 17,959,608, about EGP 87,200 per m², at October 2026 prices. The down payment is EGP 1,795,961 and the instalment about EGP 168,370 a month if the balance is split evenly over 96 months, comfortable on a monthly income of about EGP 505,100. Five bedrooms means a room for each of three children, one for the grandmother and one for the parents. A townhouse is joined to homes on both sides, but has its own entrance and garden.

A ready 175 m² four-bedroom villa

The Rai Valleys four-bedroom 175 m² villa is ready at EGP 25,133,979, about EGP 143,600 per m², at October 2026 prices. The down payment is EGP 2,513,398 and the instalment about EGP 235,630 a month, comfortable on about EGP 706,900. The developer image we hold shows a two-storey villa with a roof terrace and arched facade, with a private pool and garden in front. Ask on WhatsApp whether the ready villa actually has a pool or whether that is the design.

Five-bedroom townhouse or four-bedroom villa?

The townhouse costs about EGP 7,174,000 less than the villa, is 31 m² larger, has an extra bedroom and an instalment about EGP 67,260 a month lower, at October 2026 prices. The villa in return is ready today and stands alone with no attached neighbours. So if the family needs five bedrooms and can wait until February 2028, the townhouse is the better calculation; if privacy and moving in now matter more, the villa.

Where is Rai Valleys within Sarai?

Rai Valleys 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, Club Views is about 460 m away, Rai Sarai about 650 m, ELM Tree about 730 m and Sarai Royal Residence about 870 m. Madinet Masr sells everything from studios to villas in Sarai, with the full details on the compound page.

Are there other five-bedroom units in Sarai?

Besides the Rai Valleys townhouse, Club Views and ELM Tree have 239 m² five-bedroom duplexes over 12 years with about 1.5% down, at October 2026 prices. This table sets Sarai's large units side by side:

Rai Valleys townhouse or Club Views duplex?

The five-bedroom 239 m² Club Views duplex costs EGP 23,205,596, 33 m² larger than the Rai Valleys townhouse and about EGP 5,246,000 more, but its instalment is about EGP 9,640 a month lower because it runs over 12 years, at October 2026 prices. Its down payment is only EGP 348,084 against EGP 1,795,961 at Rai Valleys. So if the down payment is the obstacle, choose Club Views; if you want to move in and finish paying sooner, Rai Valleys hands over a year and a half earlier and its instalments end after 8 years instead of 12.

Rai Valleys villa, or the Rai and Rai Views villas?

All three phases have the same 175 m² four-bedroom villa on the same plan, at October 2026 prices. Rai Valleys is ready at EGP 25,133,979; Rai is EGP 25,009,008 with handover in August 2027, so Rai Valleys is only about EGP 125,000 more and ready. Rai Views is EGP 22,521,802 with handover in December 2028, about EGP 2,612,000 below Rai Valleys, but you wait two years.

If four bedrooms are enough: a Sheya Residence duplex of the same size

If four bedrooms are enough, Sheya Residence has four-bedroom duplexes from 206 m², the same size as the Rai Valleys townhouse, at EGP 16,676,803, about EGP 1,283,000 less, at October 2026 prices. It needs only EGP 250,152 down over 12 years, about EGP 114,070 a month, about EGP 54,300 below the townhouse, and hands over in June 2028, just four months after the Rai Valleys townhouse. But a duplex is part of a building, while the townhouse has its own entrance and garden.

The Rai Valleys townhouse metre against Sarai

The five-bedroom Rai Valleys townhouse metre is about EGP 87,200, below the three-bedroom townhouses at Club Views (about 100,300) and ELM Tree (about 119,400), and well below the Rai Valleys villa (about 143,600), at October 2026 prices. So the most spacious townhouse here is also the lowest per metre among Sarai's townhouses.

Eight years: when do the payments end?

If you book at Rai Valleys in October 2026, the last instalment over 8 years falls around 2034. In the 12-year phases, instalments run until around 2038. The Rai Valleys instalment is higher, but you finish four years earlier.

What to ask on WhatsApp before booking

1. Whether the ready villa has actually been handed over, and when you can view it.
2. Whether the five-bedroom townhouse is finished or shell, and whether it is an end or middle unit.
3. The plot and garden area for the villa and townhouse.
4. Whether instalments are monthly or quarterly, and whether there is a handover payment.
5. Whether the February 2028 date for the townhouse still stands.

Send these questions on WhatsApp to 01270970000, get the answer in writing with its date, and view the ready villa yourself before paying the down payment.