V40 District New Cairo

V40 District New Cairo is the commercial and office part of V40 by City Edge Developments in New Cairo. Its lowest price in October 2026 is a 126 m² office at EGP 24,647,000, with about 2.5% down (616,175) over 9 years and handover in August 2029.

A 24.6 million office with less than 620,000 down is a different sum from small offices: easy to get into, heavy on the instalment. This page works out both figures exactly for an investor.

How much are V40 District prices?

Offices at V40 District in October 2026 run from 126 m² at EGP 24,647,000 to 403 m² at 79,765,000, at about 195,600 to 197,900 per m². The figures come from the developer's unit table at Masharf (Keller Williams Masharf) in October 2026:

• Type: administrative offices.
• Sizes: 126 to 403 m².
• Price: EGP 24,647,000 to 79,765,000.
• Down payment: about 2.5%, from EGP 616,175.
• Payment: the balance over 9 years.
• Handover: August 2029.
• Available: nine offices.

The office metre at V40 District is almost flat between the smallest and largest sizes, so a larger office does not lower the metre. The table does not give the finishing level, so get it in writing.

The down payment is small, but what is the instalment?

The 126 m² V40 District office costs about EGP 222,500 a month for 9 years, after a down payment of only 616,175, assuming equal instalments (October 2026).

The figure that decides it here is the 222,000 you pay every month from the first month, more than the down payment. By the August 2029 handover (about 34 months) you would have paid about 8.18 million, around 33% of the price, with no rent. The rest (about 16.5 million) runs over 74 instalments after handover, the last around October 2035.

Who does a 126 m² office suit?

A 126 m² office at V40 District suits a company of about 12 to 18 people, with a manager's room, a meeting room and reception. It is the headquarters of an established company rather than someone's first office, which defines the tenant you will look for after handover.

And the 403 m² office?

The 403 m² office at V40 District costs EGP 79,765,000, with about 1,994,125 down and about 720,100 a month. That is a headquarters for a large company, a bank or a government office, not a unit for a small investor.

What rent covers the instalment?

For rent on the 126 m² V40 District office to cover its instalment after handover, it has to let for about EGP 222,500 a month, around 1,770 per m².

A tenant paying that is a mid-sized to large company needing 126 m² in the Fifth Settlement. If rent at handover is lower, the difference comes out of your pocket until 2035; if higher, the office pays for itself and the difference is profit.

And if you run the office yourself?

If your company rents a 120 m² or larger headquarters in the Fifth Settlement now, compare your rent with the V40 District instalment (about 222,500). If they are close, for almost the same money you are paying for a headquarters you will own in 2035, with less than 620,000 down. But until August 2029 you pay rent and instalment together.

Nine offices available: how to choose?

The table lists nine available offices from 126 to 403 m², all at roughly the same metre. So the choice comes down to floor, frontage and the size your tenant needs rather than price. Ask for the list of the nine offices with sizes and floors before deciding.

When does it start earning?

If rent covers the instalment exactly, the office starts earning you a net income after the last instalment around October 2035. If rent is higher, the difference is profit from the first month after handover.

V40 District against large New Cairo offices

A V40 District office metre (about 195,600 in October 2026) is below the large offices at Cinco and above Patterns, but its down payment is the lowest of them all:

The V40 District down payment is below that of a 96 m² Patterns office, although the office is 30 m² larger and 9.4 million dearer. Against a 272 m² Cinco office, the V40 down payment is about 5.2 million lower. So V40 District suits an investor with a large monthly income but not a large down payment.

Etapa Square, by the same developer City Edge in Sheikh Zayed, is ready, at a lower metre on a 5-year plan. For an office by the same developer that works today, Etapa is the nearest, but it is in West Cairo rather than the Fifth Settlement, with 5% down and a higher monthly instalment over 5 years.

Where is V40 District, and who is City Edge?

V40 District is inside V40 in New Cairo, which also has villas from EGP 48,242,000 for a 417 m² three-bedroom at 5% down over 7 years (October 2026); the exact pin is on the map under location. The renders show office buildings with glass facades and timber slats, a clinics building, a pedestrian street with shops, a market and cafés, and a gate bearing the project name. Visit before booking, and check the road and activity in front of the buildings.

City Edge Developments was founded in 2017 and develops projects on state land in the new cities: New Alamein, the New Administrative Capital, Sheikh Zayed, Maspero and New Cairo. Its commercial projects include the ready Etapa Square in Zayed and Maspero Nile Heights downtown.

And clinics?

The renders show a building labelled "V40 Clinics", but the developer's table in October 2026 lists only administrative offices. For a clinic, ask about the price and availability on WhatsApp 01270970000.

Before booking at V40 District

• Get the finishing level in writing, since the table does not give it, and whether air conditioning is included.
• Ask about management and maintenance charges and parking spaces per office.
• Get the August 2029 handover date and the 9-year schedule by date and amount in writing.
• Ask which activities are allowed if you will let to a clinic or service office.

Want us to run a V40 District office against the rents you hear in the Fifth Settlement, or compare it with a Cinco office? Message Masharf on WhatsApp 01270970000, and we will come back with the sums.