Rai Views Sarai New Cairo

Rai Views Sarai New Cairo is a villa phase by Madinet Masr inside Sarai Compound on the Suez Road. In October 2026 prices start at EGP 22,521,802 for a 175 m² four-bedroom villa, with 10% down over 8 years and handover in December 2028.

A family of five living in a New Cairo apartment, wanting a house with a garden before the children grow up, will find almost the same villa in three Sarai phases: Rai, Rai Valleys and Rai Views. This page sets out what separates Rai Views from its sisters in numbers: price, instalment and when you can move in.

How much is Rai Views Sarai?

The lowest Rai Views price in October 2026 is EGP 22,521,802 for a 175 m² four-bedroom villa, about 128,700 per m², with 2,252,180 down (10%) and the balance over 8 years. This is what Masharf (Keller Williams Masharf) holds:

The instalment is about EGP 211,140 a month, needing a household income of about 633,400 if it stays within a third. If income is lower, other Sarai phases on 12-year plans cut the instalment sharply, as the comparison below shows. The 175 m² is the built area, so ask on WhatsApp at 01270970000 about the plot and garden size, the number of floors, and whether there is a roof or basement, since those separate one villa from another of the same size.

Rai Views, Rai or Rai Valleys?

All three phases sell the 175 m² four-bedroom villa on 10% over 8 years: Rai Views at EGP 22,521,802 (December 2028), Rai at 25,009,008 (August 2027) and Rai Valleys at 25,133,979, ready, in October 2026.

It is nearly the same villa, and the real difference is time. Rai Views is about EGP 2,487,000 below Rai and about 23,320 a month lower, for a 16-month longer wait; Rai Valleys is ready now at about 2,612,000 above Rai Views. For a family paying rent, multiply your monthly rent by 26 months (November 2026 to December 2028): if the result is below 2,612,000, Rai Views is cheaper overall than ready Rai Valleys; if above, the ready villa wins despite its higher price.

Rai Views payment plan: what is paid by December 2028?

The Rai Views plan is 10% down and 96 monthly instalments, about 11.25% of the price a year; by the December 2028 handover you will have paid about 34%, roughly EGP 7,741,900, at October 2026 prices.

By the end of year one you will have paid about EGP 4,785,900 (21.25%), by year two 7,319,600 (32.5%), by year four 12,387,000 (55%), by year six 17,454,400 (77.5%) and the full 22,521,802 by year eight, assuming equal monthly instalments with no annual or handover payments. Ask for the written schedule, and whether a plan longer than 8 years exists at Rai Views, since other Sarai phases sell over 12 years. To cover the instalment by letting after handover, rent would need to be about EGP 1,207 per m² a month, about 211,140 for the whole villa; compare that with real villa rents in Sarai at handover before treating it as a rental investment.

A Rai Views villa or another villa in Sarai and Mostakbal City?

Inside Sarai, 175 m² three-bedroom villas at Esse and ELM Tree run on 1.5% down over 12 years at about 166,690 to 171,500 a month, more than 39,000 below Rai Views. Outside Sarai, Rosail, Kukun and Aliva Mountain View offer villas on different plans, at October 2026 prices.

Khaled Sabry Holding's Rosail has a 200 m² three-bedroom villa at EGP 14,197,391 on the same 10% over 8 years and due in October 2028, close to Rai Views' timing and about 8.3 million less, though with three bedrooms rather than four and in Mostakbal City rather than Sarai. The Land Developments' Kukun has a 252 m² four-bedroom at 28,900,000 over 10 years, 77 m² larger with a similar instalment (about 216,750) thanks to the longer term. Madinet Masr's own The Butterfly offers a 175 m² three-bedroom at 25,150,707 over 12 years, about 172,040 a month but not due until November 2030: Rai Views hands over about two years earlier for about 39,100 more a month.

Rai Views pros and cons

Rai Views' main advantage is the lowest price for a 175 m² four-bedroom villa across the three Rai phases; its main drawbacks are a high 8-year instalment (about 211,140) and a December 2028 handover, in October 2026.

• Pro: about 2.49 million below Rai and 2.61 million below Rai Valleys for almost the same villa.
• Pro: inside Sarai, with the facilities described on the Sarai page.
• Pro: the same developer as Taj City in New Cairo.
• Con: an 8-year instalment more than 39,000 a month above Sarai villas on 12 years.
• Con: handover after Rai and Rai Valleys.
• Con: plot and garden size not stated in the unit data.

Before booking, ask on WhatsApp at 01270970000 and keep the dated written replies: the plot and garden size, the number of floors, the finish, whether a plan longer than 8 years exists, the exact handover month, and the maintenance charges.