LaManga New Sphinx

LaManga New Sphinx: townhouses from 14.2 million, over 3.5 million below the cheapest nearby

LaManga New Sphinx is a houses-only compound by AlKarma Developments on 125 feddans in New Sphinx, with buildings published as covering only about 14% of the land. There are no apartment blocks: townhouses, twin houses and four- to six-bedroom villas, all on 5% down over nine years, with handover announced for February 2030. Finishing is not published, so ask about it first, as it changes any comparison with the neighbours. The obvious draw is price: a house here costs millions less than the houses around it, which needs understanding before it counts as a gain.

LaManga prices 2026

• Three-bedroom townhouses from 187 m² (14,210,000) up to 228 m² (17,635,000).
• Four-bedroom twin houses: 204 m² at 17,255,000, 237 m² at 20,485,000.
• Four-bedroom villas: 25,160,000 for the 253 m² size, up to 27,152,000 for 276 m².
• A 227 m² three-bedroom twin: 26,935,000.
• A 318 m² five-bedroom villa: 31,700,000.
• A 478 m² six-bedroom villa: 41,980,000.

Surprises on the list

• The largest townhouse (228 m²) costs about 380,000 more than the smallest four-bedroom twin (204 m²): the twin is cheaper with an extra room, the townhouse 24 m² bigger.
• A three-bedroom twin of 227 m² asks some 1.78 million over the cheapest four-bedroom villa of 253 m², at near 118,700 a metre against about 99,400.
• The six-bedroom villa runs near 87,800 a metre, the lowest among villas; the 160 m² it adds over the five-bedroom cost about 10.28 million, roughly 64,300 each.

Neither room count nor area alone sets price here. Ask about the difference: the house's position against the water and clubhouse, the view, and the plot and garden size.

From type to type

From the cheapest townhouse to the smallest four-bedroom twin: 17 m² and a room for about 3.05 million. From the largest four-bedroom twin to the cheapest villa: 16 more metres for some 4.68 million, the price of a fully detached house. From the large four-bedroom villa to the five-bedroom: 42 m² for around 4.55 million.

LaManga payment plans

• The cheapest townhouse is booked with 710,500, then about 125,000 a month.
• The smallest four-bedroom twin needs 862,750 first and near 151,800 monthly.
• The cheapest four-bedroom villa takes 1,258,000 upfront and roughly 221,300 each month.
• The five-bedroom villa asks 1,585,000, then some 278,800.
• The six-bedroom villa wants 2,099,000 down and close to 369,300 monthly.

At handover

February 2030 arrives after 40 of 108 instalments, around 40% covered: about 5.71 million on the cheapest townhouse, 6.93 on the smallest twin and 10.11 on the cheapest villa. Then 68 instalments remain, over five and a half years of living there. The monthly is heavy for a middle-income household, so test it against income before choosing a size, and ask whether early settlement is allowed if your income rises.

LaManga, or Villagio and Club Hills?

• Modon's Villagio, 2.5 km away, takes a tenth upfront over ten years, with keys in April 2029. The first Villagio townhouse, covering 208 m² for close to 17.9 million, lets LaManga's cheapest save 3.69 million while giving up 21 metres. Villagio's 255 m² four-bedroom twin costs 22.5 million, about 2 million above LaManga's largest four-bedroom twin. Its five-bedroom villa, 310 m² around 34.05 million, is 8 m² smaller and some 2.35 million dearer than LaManga's.
• Club Hills Residence, 1.9 km off, is due August 2027, two and a half years earlier. Its three-bedroom townhouses open at 190 m² for roughly 17.99 million, almost LaManga's size and about 3.78 million more.

LaManga, or 31 West and Garden Lakes?

• 31 West, 1.3 km away, on 5% over ten years: five-bedroom townhouses of 255 m² start near 25.32 million, its 307 m² twin is about 37.73 million, and a 370 m² villa reaches roughly 59.27 million.
• Hyde Park's Garden Lakes, 3.3 km off: townhouses with four bedrooms on 215 m² cost 24.44 million, and a villa of 242 m² is 37.68 million, near 155,700 a metre, roughly double LaManga's villa rate.
• Hyde Park Signature, 2.8 km away: four-bedroom townhouses from 195 m² at 23.94 million, and villas above 178,000 a metre.

LaManga is the cheapest house on the ground in the whole comparison, by 3.5 million on townhouses and more than double on villas. A gap this size deserves blunt questions: what finishing will the house have, which services will run when you move in, and how built-up will New Sphinx be around you by 2030?

Townhouse monthly payments around LaManga

• LaManga's 187 m² over nine years: about 125,000 a month.
• Villagio's 208 m² over ten years after 10% down: near 134,300.
• Club Hills' 190 m² over eight years: around 168,700.
• Keeva, 2.2 km off, sells a 195 m² townhouse at 22.9 million over eight years: above 226,000 a month.
• Garden Lakes' 215 m² over eight years: about 241,900.

LaManga's cheapest townhouse has the lowest monthly of all, even without the longest term; the gap comes from price, not the plan, and it ranges from about 9,000 to over 100,000 a month depending on the neighbour.

Townhouse, twin or villa?

With 14 to 17 million, the townhouse is the door, and the large one nears the four-bedroom twin's price, so see both. With 17 to 20 million, the four-bedroom twin adds a room and an open side. From 25 million up, the four-bedroom villa beats the three-bedroom twin per metre, and the six-bedroom villa is the village's cheapest metre if you need real space.

Before booking

Since LaManga undercuts its neighbours so widely, get two things in writing first: the exact finishing specification and the build schedule for the clubhouse and commercial areas. Ask, too, about AlKarma projects already delivered in Zayed and October, and visit one. If all three reassure, the price gap is a real saving.

LaManga location

LaManga's published spot is New Sphinx's main road, beside Sphinx Airport, close to the Dahshur Link, the desert road and the Rod El Farag axis, with Emaar's Belle Vie, Vaha, Al Karma Gates and Beverly Hills as neighbours. Inside are a clubhouse of about 7,000 m², two commercial areas near 60,000 m², some 84,000 m² of greenery, jogging and cycling tracks, water features, a health club and gym, barbecue spots and a children's area. AlKarma also builds Al Karma Gates, Vaha and Al Karma Kay in West Cairo.

What finishing does the LaManga house you like come with, and how far is it from the water? Ask Masharf on WhatsApp and we'll get AlKarma's answer.