Jirian - Palm Hills New Zayed

Jirian - Palm Hills New Zayed: a four-bedroom villa that costs more than a six-bedroom one

Jirian - Palm Hills New Zayed is a project by Palm Hills Developments in New Zayed, inside the 2,600-feddan Jirian district. The range is wide: apartments from 62 m² starting at EGP 7,874,000, duplexes, townhouses and villas up to 452 m², all with 5% down, 8 years of instalments and handover in June 2029.

With this many choices, the prices hold surprises: the 283 m² four-bedroom villa costs more than the 452 m² six-bedroom villa, and the three-bedroom duplex is cheaper than the three-bedroom townhouse while being larger. This page shows where the real value is.

Who is Jirian Palm Hills for?

A first apartment in New Zayed

The one-bedroom from 62 m² needs about 394,000 down, suited to a couple or an investor wanting a small unit that lets easily.

A family that wants space at a reasonable price

The three-bedroom duplex and the four-bedroom apartment have the cheapest metres in the project.

A family that wants a house with a garden

The townhouses and villas, with the five and six-bedroom villas the best value per metre.

Someone working in Zayed or October

New Zayed extends Sheikh Zayed, so the commute to Zayed and October is reasonable.

Jirian: a district with several developers

Jirian is not one compound but a large district in New Zayed shared by several developers, each with its own project, including Jirian - Mountain View about 1.7 km away and Jirian - Nations of Sky about 900 metres away. So if someone says "Jirian", ask which developer, because prices, plans and handover differ.

The apartments

• One bedroom, 62 to 64 m²: from 7,874,000, about 127,000 per m².
• Two bedrooms, 99 to 144 m²: from 12,060,000, about 121,800 per m².
• Three bedrooms, 129 to 163 m²: from 15,815,000, about 122,600 per m².
• Four bedrooms, 206 m²: 22,248,000, about 108,000 per m².

The four-bedroom costs only about 595,000 more than the largest three-bedroom (163 m² at 21,653,000) for 43 m² and a room more. So if you are looking at a large three-bedroom, check the four-bedroom first, and ask what is available in it today.

Duplex or townhouse?

• Duplex, 3 bedrooms, 194 to 220 m²: from 20,829,000, about 107,400 per m².
• Townhouse, 3 bedrooms, 174 to 176 m²: from 22,783,000, about 130,900 per m².

The duplex costs about 1.95 million less and is at least 20 m² larger. The difference is that the townhouse is a house on the ground with a garden and its own entrance, while the duplex is two floors in a building. If a garden is not essential, the duplex is the best value in the project.

The villas: the bigger ones are cheaper

• Villa, 3 bedrooms, 196 to 237 m²: from 33,592,880, about 171,400 per m².
• Villa, 4 bedrooms, 283 m²: 75,169,190, about 265,600 per m².
• Villa, 5 bedrooms, 338 to 341 m²: from 55,338,000, about 163,700 per m².
• Villa, 6 bedrooms, 452 m²: 74,312,000, about 164,400 per m².

The four-bedroom villa costs about 857,000 more than the six-bedroom, while being 169 m² smaller with two rooms fewer, and its metre is the dearest of any unit in the project. That almost always means an exceptional position, such as a view over a lake or green space, so ask exactly where it is. If position is not the point, the five-bedroom villa from 55.3 million is the best villa value.

The sums: 5% down, 8 years

• One-bedroom: 393,700 down, then about 77,900 a month.
• Three-bedroom apartment: 790,750 down, then about 156,500.
• Duplex: 1,041,450 down, then about 206,100.
• Five-bedroom villa: 2,766,900 down, then about 547,600.

If the instalment is to stay within a third of household income, the one-bedroom needs about 234,000 a month and the three-bedroom about 470,000. The 8-year plan is shorter than some other Palm Hills projects, so instalments are higher. These are approximate and before any increases; details are under payment plans.

The two phases

The project is sold in two phases with their own pages: Phase One, with apartments from 7,874,000, and Phase 2, with villas from 39,756,000.

Against the projects around it

• Apartments: Solana about 122,700 a metre, Jirian Palm Hills from about 108,000 for the four-bedroom and 122,600 for the three-bedroom, Jirian Mountain View 115,400, Karmell 102,900, Rivers 45,700.
• Townhouses: Jirian Mountain View about 146,500, Jirian Palm Hills 130,900, Nations of Sky 118,900.
• Villas: Karmell about 177,700, Jirian Palm Hills from 163,700, Nations of Sky 161,500, Jirian Mountain View 155,100, Solana 153,100, Elora 131,500.

So Jirian Palm Hills sits in the middle of New Zayed: apartments close to Solana and Jirian Mountain View, villas in the upper band after Karmell. Within Jirian itself, Mountain View is slightly cheaper for apartments and villas, and Nations of Sky for townhouses.

Handover in June 2029

You will pay instalments for about two and a half years before moving in. If you rent today, add that rent to your sums. In exchange, you book at today's price, and the instalment weighs less each year if your income rises. Ask about construction progress and visit the site before signing.

The location and the developer

The project is in New Zayed, with Nations of Sky 900 m away, Jirian Mountain View 1.7 km, Elora 2.7 km, Solana 3.7 km, and Karmell and Rivers 4.6 km. See it under location, or the New Zayed page. Among Palm Hills' projects are Badya and Palm Parks.

Things to know before you book

• Ask why the four-bedroom villa costs more than the six-bedroom, and where it is.
• Check your unit's phase and handover date in the contract.
• The finishing level is not recorded with us; ask what you will receive.
• Read the pros and cons and the amenities above.

Your next step

Look at the units under available units and the FAQs. To compare the duplex with the townhouse, or with Jirian Mountain View, message Masharf on WhatsApp from the button on this page, and we will send you a written offer.