Lagoons New Capital City

Lagoons New Capital City: a three-bedroom for under half a million down and below 40,000 a month

Lagoons New Capital City is by Modon Egypt in R8. As published for the project, it covers 60 feddans, 10 of them lakes, with 60% of units flats and the rest villas. On sale now are three-bedroom flats and two duplex types, all semi-finished, on 10% down over ten years, with handover announced for October 2029. The flat metre, about 32,900, is among the lowest in R8. Note that this is not Lagoons Al Alamin, the same developer's coastal project. This page works through each type and compares it with R8 neighbours by metre and by instalment.

Lagoons prices from the developer

• Only three-bedroom flats are listed, priced between 4,839,000 (147 m²) and 6,417,000 (186 m²).
• Duplex with three bedrooms: 252 m², 8,694,000 (roughly 34,500 per metre).
• Duplex with four bedrooms: 295 m², 9,968,000 (close to 33,800 per metre).

The developer offers no one- or two-bedroom flats now, and no villas despite their place in the plan, so ask about the next phase if you want a villa. Nothing on the list is fully finished, so add a fit-out budget to any figure here before comparing with a neighbour listed finished.

Stepping up in size

• Going from the 147 m² flat to the 186 m² one adds about 1.58 million: some 40,500 per extra metre, slightly over the base rate.
• From the largest flat to the three-bedroom duplex: 66 m² for around 2.28 million, at much the duplex's metre.
• Swapping the three-bedroom duplex for the four-bedroom one costs about 1.27 million for 43 m² and a room, near 29,600 a metre, the cheapest step anywhere in the list. The four-bedroom duplex's metre is even below the three's.

Lagoons on instalments

• The 147 m² flat: book with 483,900, then some 36,300 monthly.
• Largest three-bedroom (186 m²): 641,700 down, then near 48,100.
• Three-bedroom duplex: 869,400 down, then around 65,200.
• Four-bedroom duplex: 996,800 down, then close to 74,800.

Thirty-six instalments to the keys

Handover comes after about 36 of 120 instalments, so close to 37% is paid by then: some 1.79 million on the cheapest three-bedroom, 3.22 million on the three-bedroom duplex and 3.69 million on the four. Seven years of payments follow, about 3.05 million over 84 months on the cheapest flat. For a three-bedroom in the Capital on the smallest deposit and instalment, Lagoons is one of the clearest options, provided you accept seven more years of payments after moving in.

A three-bedroom at Lagoons, or Chapters Residence and Ri8?

• Chapters Residence, a kilometre away, has the lowest metre nearby (about 30,800). There 4.59 million or so buys 149 m² with three bedrooms: about 249,000 less than Lagoons and two metres more. An eight-year term pushes its monthly payment to about 43,000, versus 36,300 at Lagoons, and its keys trail by nine months (July 2030).
• Ri8 also prices below Lagoons per metre (around 31,900). Three bedrooms there come on 166 m², 19 m² more, for roughly 5.29 million, an extra 449,000. It asks under 2% down but runs eight years, about 54,000 a month, due July 2030.
• The Islands, 900 m away, charges roughly 5.66 million for an identical 147 m², i.e. 817,000 more; ten years at some 44,800 monthly, and handover three months behind Lagoons.
• Canyon8, 700 m away, is clearly dearer: about 6.53 million for 149 m², 1.69 million above Lagoons for two more metres, over 12 years, due October 2030.
• De Joya 4 (800 m) wants close to 6.97 million for a 144 m² flat, 2.13 million over Lagoons. Its monthly figure looks similar only thanks to a 15-year plan, with handover not until April 2031.

So Lagoons is not quite R8's cheapest metre; Chapters Residence and Ri8 are slightly lower. But it has the nearest date of the group and the lightest three-bedroom instalment among those asking 10% down. At the dear end, La Verde Casette, 500 m away and due the same month, sells a 165 m² three-bedroom at 10.56 million, 64,000 a metre, nearly double, on 20% down.

Deposits on a three-bedroom

Ri8 asks the least, about 100,500; Canyon8 near 195,800 and The Islands around 282,800; De Joya 4 close to 348,600 and Chapters Residence about 459,000; Lagoons 483,900; La Verde Casette over 2.1 million. So Lagoons' deposit is not the smallest, but none of these neighbours combines a small deposit, a light monthly payment and a near handover the way it does.

And the monthly payment?

Here Lagoons leads: about 36,300 a month for the cheapest three-bedroom. De Joya 4 comes closest (near 36,800), only because it runs 15 years and hands over a year and a half later. Then Chapters Residence (about 43,000), Canyon8 (near 44,000) and The Islands (around 44,800), then Ri8 (close to 54,000) and La Verde Casette above 70,000. If your monthly budget is the limit, Lagoons is R8's lightest three-bedroom due in 2029.

Lagoons' duplexes against R8

• At Chapters Residence, a four-bedroom duplex of 306 m² costs near 9.98 million, practically the price of the four-bedroom here with 11 m² more. Its smaller three-bedroom duplex, 225 m², is around 6.68 million, some 2.02 million below Lagoons' with 27 m² less.
• The Islands' 236 m² duplex costs about 9.3 million, roughly 608,000 above Lagoons' three-bedroom duplex while 16 m² smaller.
• Canyon8 asks roughly 10.13 million for a four-bedroom duplex of only 240 m²: 157,000 more than Lagoons for 55 m² less.
• At Ri8 the big duplex has five bedrooms on 445 m² for about 15.15 million, a metre near 34,000, on par with Lagoons.

So Lagoons' duplexes are among R8's cheapest; the clearest rival is Chapters Residence, which hands over nine months later.

Lakes and location

As published for the project, the lakes sit at the centre, with units arranged so most look onto water or greenery. It is near the Green River, the Central Park and the Mohamed Bin Zayed axis, and the Cathedral, Al Fattah Al Aleem Mosque, the Diplomatic Quarter and the Ministries District. Modon Egypt also builds Villagio in October, and Golf Town and Boutique Village in New Cairo.

Want to know which Lagoons flats face the lake? Message Masharf on WhatsApp and we'll ask Modon.