Sheya Residence Sarai New Cairo

Sheya Residence Sarai New Cairo is an apartment and duplex phase by Madinet Masr inside Sarai Compound on the Suez Road. In October 2026 prices start at EGP 8,843,382 for a 131 m² three-bedroom, with 5% down over 12 years and handover in June 2028.

Sheya is one of Sarai's earliest handovers on a 12-year plan, which changes the arithmetic: you take the keys in about a year and a half having paid under a fifth of the price, then keep paying for ten more years. This page works that out in pounds and sets Sheya against other Sarai phases and nearby compounds.

How much is Sheya Residence Sarai?

Sheya Residence prices in October 2026 are EGP 8,843,382 for a 131 m² three-bedroom, 16,676,803 for a four-bedroom duplex from 206 m² and 6,613,140 for a 94 m² one-bedroom duplex, all over 12 years. This is what Masharf (Keller Williams Masharf) holds:

The four-bedroom duplex needs less cash up front (EGP 250,152) than the three-bedroom (442,169), because its plan is 1.5% rather than 5%: a much larger unit for less money today, though at about twice the monthly instalment. With the instalment at a third of income, the three-bedroom needs a household income of about EGP 175,000 a month and the duplex about 342,200. Ask on WhatsApp at 01270970000 about the floor, the view, and whether the duplex has a roof or garden.

The one-bedroom duplex or the three-bedroom?

The 131 m² three-bedroom costs about EGP 2,230,000 more than the 94 m² one-bedroom duplex for 37 m² and two more rooms, about 60,300 per added metre, below the duplex's own metre of about 70,350, and only about 14,710 more a month. For a family needing more than one bedroom, the three-bedroom is clearly better value per metre. The shared facilities across Sarai are on the Sarai page.

Sheya Residence payment plan: what is paid by June 2028?

By the June 2028 handover, about 20 instalments from November 2026, a three-bedroom buyer will have paid about EGP 1,609,000, roughly 18% of the price, with the rest over about 10 years and 4 months after handover.

On the four-bedroom duplex, the amount paid by handover is about EGP 2,531,600, only about 15%, because of the 1.5% start, leaving about 14.1 million over 124 instalments. That suits a family that wants to move in early without saving a large sum, provided the instalment stays affordable for ten years after handover. By the end of years one, three, six, nine and twelve, the three-bedroom buyer will have paid about 1,142,300, 2,542,500, 4,642,800, 6,743,100 and 8,843,382, and the duplex buyer about 1,619,000, 4,356,800, 8,463,500, 12,570,100 and 16,676,803.

Letting it after handover

With handover only about 20 months away, rent can start while you are early in the instalments. To cover the three-bedroom's instalment of about 58,340, rent would need to be about EGP 445 per m² a month; the four-bedroom duplex needs about 554 per m² on 206 m².

Sheya or another Sarai phase?

Sheya has the lowest three-bedroom metre among Sarai phases with a price in October 2026 (about 67,510), and hands over in June 2028 alongside Esse, more than two years before Royal and ELM Tree.

Esse Residence, handing over in the same month, has a 132 m² three-bedroom at EGP 9,648,526: one more metre for about 805,000 more and about 5,310 more a month. Royal and ELM Tree are priced close to Esse but hand over in 2030. For a Sarai three-bedroom with an early handover, Sheya is lowest on metre and instalment. Among large units, Esse's 212 m² four-bedroom duplex is 19,644,399 over 12 years, due in February 2029; Sheya's from 206 m² at 16,676,803 is about 2,968,000 less and eight months earlier.

Sheya Residence or another compound next to Sarai?

Outside Sarai, three-bedrooms at Capital Gardens, El Patio Sola and The Butterfly all cost more than Sheya and hand over after June 2028, at October 2026 prices.

Palm Hills' Capital Gardens, less than a kilometre from Sheya on the map, has a 152 m² three-bedroom at EGP 13,640,000 at about 93,300 a month: about 4.8 million and 35,000 a month more than Sheya, handing over six months later. Madinet Masr's own The Butterfly has a 136 m² three-bedroom at 10,655,593, but not until November 2030, and El Patio Sola a semi-finished 154 m² at 9,900,000 over 7.8 years, 23 m² larger on a shorter term.

Sheya Residence pros and cons

Sheya Residence's main advantage is the lowest Sarai three-bedroom metre with a June 2028 handover on 12 years; its main drawback is a narrow choice of unit types, in October 2026.

• Pro: handover in June 2028 with only about 18% paid.
• Pro: a four-bedroom duplex with just EGP 250,152 down.
• Pro: about 805,000 below Esse for a three-bedroom with the same handover.
• Con: about 82% of the price is paid after handover, a commitment to around 2038.
• Con: no developer-priced two-bedroom at Sheya now.
• Con: the finish is not stated in the unit data.

Before booking, ask on WhatsApp at 01270970000 and keep the dated written replies: the floor and view, the finish, whether the duplex has a roof or garden, whether a two-bedroom is available, any handover payment, and the maintenance charges.