El Patio Town New Cairo

El Patio Town New Cairo: a four-bedroom townhouse cheaper than a three-bedroom one

El Patio Town New Cairo is a compound of houses by La Vista Developments on 330 feddans in South Investors next to the Fifth Settlement. The cheapest unit is a 235 m² four-bedroom townhouse at EGP 34,000,000, with 5% down, 7 years of instalments and handover in April 2028.

The compound is townhouses, twin houses and villas only, with no apartment blocks, on a very large area. The surprise in the offer is that the cheapest townhouse has four bedrooms and is even cheaper than a three-bedroom townhouse of the same size. And the same developer has a project a kilometre away at much lower prices, but handed over two and a half years later. Let us work it out.

Who is El Patio Town for?

A large family wanting four bedrooms

A 235 m² four-bedroom townhouse at 34 million, the cheapest unit in the whole project.

Someone who wants to move in within a year and a half

Handover is about a year and a half away, very soon for a compound of houses in New Cairo.

Someone working in the Fifth Settlement

The Mohamed Naguib axis is about 6 minutes away, the American University 7 and 90th Street 10.

Someone who wants a standalone villa

Four-bedroom villas from 339 to 341 m², from 72 million.

Four- or three-bedroom townhouse? Here it is the other way round

• Four-bedroom townhouse: 235 m² at 34,000,000, about 144,700 per m².
• Three-bedroom townhouse: from 235 m² at 35,000,000, about 148,900 per m², up to 249 m² at 45.8 million.

Exactly the same size, and the four-bedroom townhouse has an extra room and costs a million less. So if you are taking a townhouse of this size, the four-bedroom is the clear choice, unless the three-bedroom is in a much better position.

Why are three-bedroom townhouses from 35 to 45.8 million?

The three-bedroom townhouses are 235 to 249 m², with a 10.8 million price gap. So only 14 m² separate millions, which cannot be about size. The gap is in position: a water or garden view, a larger garden, or a spot inside the compound. Ask exactly about that before comparing prices, and know what you are paying for.

The twin house or the large townhouse?

The 274 m² three-bedroom twin house starts at 48 million, and the dearest three-bedroom townhouse is 249 m² at 45.8 million. So the twin house is 25 m² larger, only 2.2 million dearer, and shares one wall with a neighbour instead of two. If you are considering the dearest townhouse, look at the twin house first. Against the cheapest townhouse, though, the twin house is 14 million dearer, which is a different comparison entirely.

The villas

Four-bedroom villas run from 339 m² at 72 million to 341 m² at 77.8 million, about 212,400 per m². Against the 274 m² twin house, a villa gives you 65 m², an extra room and full independence for about 24 million more. It is for someone whose priority is complete privacy.

El Patio Town or El Patio Town Side?

El Patio Town Side is about a kilometre away, from the same developer, with much lower prices:

• Twin houses: Town Side three-bedroom 225 m² at 31,880,000; El Patio Town 274 m² from 48 million.
• Villas: Town Side four-bedroom 310 m² at 50,500,000; El Patio Town from 339 m² at 72 million.
• Handover: Town Side October 2030; El Patio Town April 2028.

So a villa's metre at Town Side is about 162,900 against 212,400 here. Much of that gap is the price of handover two and a half years earlier, and part is the larger sizes here. If you are in no hurry, Town Side saves you millions. If you want to move in soon, El Patio Town.

What income does the instalment suit?

5% down and 7 years of instalments. If the instalment is to stay under a third of household income:

• Four-bedroom townhouse: EGP 1,700,000 down and an instalment of about 384,500 a month, so an income of around 1.15 million.
• Three-bedroom townhouse: an instalment of about 395,800, so an income of around 1.19 million.
• The twin house: an instalment of about 542,900, so an income of around 1.63 million.
• The villa: EGP 3,600,000 down and an instalment of about 814,300, so an income of around 2.44 million.

These are approximate and before any increases; the details are under payment plans.

El Patio Town against its neighbours

• Townhouses: El Patio Town from about 144,700, Eastshire, less than a kilometre away, about 138,900, Grova East Hills about 130,700, Hyde Park about 132,900 and Riverton about 91,500.
• Villas: El Patio Town about 212,400, Grova East Hills about 144,300 and Lush Valley about 103,600.

The townhouses here are close to the market, slightly dearer than Eastshire and Grova. The villas, though, are clearly dearer than their neighbours, so if you are buying a villa, compare carefully before deciding.

330 feddans of houses only: what does it mean for you?

A compound this size with no apartment blocks means very low density, quiet internal streets and plenty of gardens and green space between the houses. That protects a house's value over the long term, because no towers will rise next to you and take your sun or privacy. But a large compound also means the distance from your house to the gate or services can be long, so ask where your unit sits relative to the gate and the club.

For investment

Houses in New Cairo have steady demand from families, and a near handover means rent or resale can start early. The four-bedroom townhouse at this price is the easiest unit to sell later, because it is the cheapest four-bedroom house on offer.

Handover in 2028: how soon is that?

Handover is about a year and a half away and instalments run for 7 years, so you will pay most instalments while living there. If you rent now, the period of rent and instalments together is short. That is a real difference against most new projects in New Cairo, which hand over in 3 to 4 years.

The location: South Investors

The compound is in South Investors next to the Fifth Settlement, about 6 minutes from the Mohamed Naguib axis, 7 from the American University, 10 from 90th Street, 20 from Cairo Festival City and 26 from the airport, with the Sokhna and Suez roads close by. See it under location, or browse the other projects on the South Investors page.

Who is La Vista?

La Vista builds it, and its El Patio series in New Cairo includes delivered, lived-in compounds such as El Patio Oro. Visit one and ask the residents about maintenance and management.

Things to know before you book

• Ask about each townhouse's position, because it explains the 10 million gap between units of the same type.
• Ask about the land and garden area, not just the built area.
• The finishing level is not recorded with us, so ask about it and get it in writing.
• Read the pros and cons and the amenities above.

Your next step

Compare the four-bedroom townhouse with the three-bedroom ones under available units, and turn to the FAQs for any question.

If you want to check the four-bedroom townhouse is still available, message Masharf on WhatsApp from the button on this page, and we will send you a written offer with the deposit, instalment and handover date.