Villas for Sale in New Zayed

Villas for sale in New Zayed from the developer were on offer in 16 compounds on Masharf in October 2026. The cheapest, the «new zayed villa for sale» most people search for at the lowest price, was a 390 m² villa for EGP 14,000,000 in cash at Zayard Villa; on instalments, a 227 m² villa for EGP 18,588,000 at Rivers, 5% down over 5 years. On resale, 15 October 2026 had 74 villa offers from owners, the cheapest from EGP 9,000,000. This page is part of Compounds in New Zayed.

Villas prices in New Zayed by bedrooms

Villa prices in New Zayed do not follow the number of bedrooms. The cash 4-bedroom villa at Zayard Villa costs less than the cheapest 3-bedroom villa on instalments, and the 5-bedroom villa at Rivers is about EGP 8.8 million below the cheapest 3-bedroom one. The cheapest price for each bedroom count in October 2026, from developers and owners:

Bedrooms	Cheapest developer villa (EGP)	Compound	Cheapest resale villa of one size (EGP)	Compound
3	from 27,345,304 (from 175 m²)	Jirian - Mountain View	12,900,000 (300 m²)	Dejoya Villas
4	14,000,000 (390 m²), cash	Zayard Villa	24,989,000 (354 m²)	Dejoya Villas
5	18,588,000 (227 m²)	Rivers	18,500,000 (227 m²)	Rivers
6	74,312,000 (452 m²)	Jirian - Palm Hills	29,700,000 (350 m²)	Rivers
7	—	—	20,500,000 (660 m²)	Wadi El Nakhil
8	136,339,000 (1,274 m²)	Hills of One	—	—

No developer offers a 7-bedroom villa; it appears only on resale, at Wadi El Nakhil. The 8-bedroom villa is developer-only, at Hills of One on 1,274 m². Since sizes vary widely within one bedroom count, compare by price per square metre further down.

Developer villas on instalments in New Zayed

The 16 New Zayed compounds where developers sell villas, from cheapest to most expensive, with the cheapest villa in each in October 2026:

Compound	Developer	Cheapest villa (m²)	Price (EGP)	Down payment	Plan	Handover
Zayard Villa	Palmier Developments	390	14,000,000	cash	—	was due August 2026
Rivers	Tatweer Misr	227	18,588,000	5%	5 years	October 2028
Lugar	Gates Developments	255	22,250,908	5%	5 years	January 2028
Vert	Palmier Developments	275	22,941,000	10%	8 years	September 2030
Jirian - Mountain View	Mountain View	from 175	from 27,345,304	5%	8 years	ask for the date
Hills of One	People & Places	from 182	from 29,208,000	5%	8 years	ask for the date
Solana	Ora Developers	196	30,000,000	not stated	10 years	October 2030
Dejoya Villas	Taj Misr	302	32,000,000	5%	10 years	October 2030
Vaha	Al Karma Developments	283	from 33,269,000	5%	8 years	August 2030
Jirian - Palm Hills	Palm Hills Developments	from 196	from 33,592,880	5%	8 years	June 2029
Jirian - Nations of Sky	Nations of Sky	from 205	from 34,000,000	5%	8 years	October 2030
Elora	Arabia Holding	260	34,195,000	5%	10 years	October 2030
Naia West	Naia Developments	from 385	from 37,388,000	5%	10 years	April 2027
Karmell New Zayed	SODIC	from 214	from 38,019,000	10%	10 years	November 2026
Q Hills	Q Developments	500	46,000,000	5%	10 years	September 2029
The Estates	SODIC	from 353	from 77,223,960	10%	10 years	December 2026

Three bands stand out. Under EGP 25 million: Zayard Villa, Rivers, Lugar and Vert. From EGP 27 to 39 million: ten compounds, including the three Jirian developers, Solana, Elora and Dejoya Villas. Above that: Q Hills with a 500 m² villa, and The Estates from EGP 77,223,960.

Longest plans and lowest instalments for a villa

The longest villa plan in New Zayed in October 2026 was 10 years, in 8 compounds: Q Hills, Elora, Solana, Naia West, Dejoya Villas, Karmell New Zayed, The Estates, and the 8-bedroom villa at Hills of One. The lowest down payment was 2.5% at Solana, on its 4- and 5-bedroom villas.

The down payment and balance on the cheapest villa where the monthly figure is lowest, if the balance is split evenly by month. Real plans may be quarterly or include yearly payments, so we get the actual schedule from the developer before you book:

Compound	Down payment on the cheapest villa (EGP)	Balance (EGP)	Years	If split evenly by month (EGP)
Vert	2,294,100	20,646,900	8	about 215,100
Dejoya Villas	1,600,000	30,400,000	10	about 253,300
Jirian - Mountain View	1,367,265	25,978,039	8	about 270,600
Elora	1,709,750	32,485,250	10	about 270,700
Naia West (4 bedrooms)	3,787,000	34,083,000	10	about 284,000
Karmell New Zayed	3,801,900	34,217,100	10	about 285,100
Hills of One	1,460,400	27,747,600	8	about 289,000
Rivers	929,400	17,658,600	5	about 294,300

• Lowest monthly: Vert, about EGP 215,100 over 8 years after 2,294,100 down.
• Lowest monthly over 10 years: Dejoya Villas, about 253,300 for 302 m².
• Smallest down payment in money: EGP 929,400 at Rivers, though the balance runs over 5 years only.
• No instalments: Zayard Villa sells its villa and townhouse in cash.

Villa price per square metre in New Zayed

The developer price per square metre in villas with one size and one price, October 2026:

Compound	Villa	Price (EGP)	Per m², approx. (EGP)
Zayard Villa	390 m², cash	14,000,000	35,900
Rivers	227 m²	18,588,000	81,900
Vert	275 m²	22,941,000	83,400
Lugar	255 m²	22,250,908	87,300
Q Hills	500 m²	46,000,000	92,000
Naia West	385 m², 4 bedrooms	37,870,000	98,400
Dejoya Villas	302 m²	32,000,000	106,000
Hills of One	1,274 m², 8 bedrooms	136,339,000	107,000
Elora	260 m²	34,195,000	131,500
Jirian - Mountain View	320 m², 5 bedrooms	49,623,356	155,100
Jirian - Nations of Sky	390 m², 4 bedrooms	63,000,000	161,500
Jirian - Palm Hills	452 m², 6 bedrooms	74,312,000	164,400
Karmell New Zayed	384 m², 5 bedrooms	83,393,000	217,200

• Under EGP 90,000 per m²: Zayard Villa in cash, and Rivers, Vert and Lugar on instalments.
• EGP 90,000–135,000: Q Hills, Naia West, Dejoya Villas, Hills of One and Elora.
• Above EGP 150,000: the three Jirian developers and Karmell New Zayed.

The same size can cost twice as much depending on the compound, so compare within one band.

Villas near handover or ready in New Zayed

Most developer villas in New Zayed hand over in 2029 and 2030. The nearest in October 2026:

• Zayard Villa: 390 m² for EGP 14,000,000 in cash; it was due August 2026, so ask whether it was handed over.
• Karmell New Zayed: the 3- and 4-bedroom villas are ready for handover, and the 384 m² 5-bedroom villa is due November 2026, all with 10% down over 10 years.
• The Estates: December 2026, from 353 m² at EGP 77,223,960.
• Naia West: April 2027, from 385 m² at EGP 37,388,000.
• Lugar: January 2028, 255 m² at EGP 22,250,908.
• Rivers: October 2028, 227 m² at EGP 18,588,000.

On resale, Wadi El Nakhil is a ready villa compound and Belle Vie has ready units. Every ready compound in the city is on ready to move compounds in New Zayed.

A villa with a garden in New Zayed

No compound states the garden size in its prices; the price is for the built area. What the compounds' own pages say about gardens:

• The Estates: a 353 m² 4-bedroom villa with a private garden, in a compound built on 13% of its land.
• Vert: 213 villas around a lake in the middle of the project, with facades opening onto the gardens and the lake.
• Elora: houses only, with no apartment buildings: townhouses, twins and villas with gardens.
• Jirian: homes along a branch of the Nile running through the project.

When two villas share a size, ask for the land and garden area separately, and where each sits relative to the lake or park. That is what moves the price within one compound, as at The Estates, where villas run from EGP 77,223,960 to 208,525,000.

Finished villas in New Zayed

Most compounds do not state the villa finishing. Those listing their villas as fully finished in October 2026:

• Jirian - Mountain View: from 175 m² at EGP 27,345,304.
• Hills of One: the 3-, 4- and 6-bedroom villas, from EGP 29,208,000.
• Jirian - Palm Hills: from 196 m² at EGP 33,592,880, handover June 2029.
• Jirian - Nations of Sky: from 205 m² at EGP 34,000,000, handover October 2030.

Elsewhere, such as Q Hills, Naia West and Dejoya Villas, ask what the villa is delivered with. If it is semi-finished, add the finishing cost to the price, in the same year the instalments start.

Villa, twin house or townhouse in the same compound?

In 7 New Zayed compounds the developer sells all three types in October 2026, so the comparison inside one compound is clear:

Compound	Developer townhouse	Developer twin house	Developer villa
Rivers	180 m² at 16,738,000	205 m² at 23,931,000	227 m² at 18,588,000
Q Hills	from 195 m² at 15,015,000	from 245 m² at 19,278,000	500 m² at 46,000,000
Elora	from 174 m² at 15,298,000	234 m² at 25,160,000	260 m² at 34,195,000
Solana	174 m² at 21,000,000	221 m² at 44,000,000	196 m² at 30,000,000
Vaha	from 225 m² at 21,981,000	248 m² at 25,244,000	283 m² from 33,269,000
Naia West	from 195 m² at 19,278,000	from 255 m² at 22,000,000	from 385 m² at 37,388,000
Jirian - Mountain View	165 m² at 24,170,130	180 m² at 23,755,781	from 175 m² at 27,345,304

At Rivers, the 227 m² villa costs about EGP 5.3 million less than the twin; at Solana, the 196 m² villa is EGP 14 million below the twin. The usual order (townhouse, twin, villa) does not hold here. More on twin houses for sale in New Zayed and townhouses for sale in New Zayed.

Resale villas in New Zayed

On 15 October 2026 there were 74 resale villa offers in 14 New Zayed compounds on Masharf:

Compound	Resale villa offers	Cheapest offer (EGP)
Solana	10	from 27,269,000 (240–410 m²)
Hills of One	10	from 22,739,472 (182–265 m²)
The Estates	7	from 38,000,000 (314–353 m²)
Karmell New Zayed	6	from 26,640,942 (224–288 m²)
Jirian - Mountain View	4	from 26,300,000 (175–255 m²)
Dejoya Villas	3	12,900,000 (300 m²)
Jirian - Palm Hills	2	from 29,394,858 (196 m²)
Rivers	2	18,500,000 (227 m²)
Vert	1	18,490,310 (275 m²)
Elora	1	30,178,322 (262 m²)
The Estates Residence	2	from 39,888,560 (245–350 m²)
Belle Vie	15	from 27,000,000 (205–303 m²)
Wadi El Nakhil	10	from 9,000,000 (310–450 m²)
Jeera New Zayed	1	30,000,000 (391 m²)

Resale helps where the developer still sells: at Rivers, a 227 m² villa was EGP 18,588,000 from the developer and 18,500,000 from an owner. At Dejoya Villas, a 300 m² villa was EGP 12,900,000 on resale against 32,000,000 from the developer for 302 m², so ask when it was booked, how much is paid and how much is left. A resale needs the developer's approval of the transfer, which we obtain up to the contract.

Villas for sale in New Zayed, compound by compound

Rivers

Rivers by Tatweer Misr on 100 feddans, 3 minutes from Sphinx Airport and 7 from the 26th of July Axis, with a man-made river through the project and a walkway along its banks. It has the cheapest villa on instalments in New Zayed in October 2026.

• A 5-bedroom 227 m² villa for EGP 18,588,000: 929,400 down (5%) and the rest over 5 years, about 294,300 a month if split evenly.
• Handover October 2028; on resale, 227 m² at 18,500,000 and a 6-bedroom 350 m² villa at 29,700,000.

Zayard Villa

Zayard Villa by Palmier Developments on 8 feddans, near the Wahat Road, the 26th of July Axis and the Desert Road, with parks for walking and children.

• A 4-bedroom 390 m² villa for EGP 14,000,000 in cash; it was due August 2026, so ask whether it was handed over.
• A 290 m² townhouse for 11,000,000 in cash, due December 2026. The villa works out at about 35,900 per m².

Lugar

Lugar by Gates Developments on about 65 feddans, one minute from Sphinx Airport and near the Dabaa Axis and the Dahshur Link.

• A 5-bedroom 255 m² villa for EGP 22,250,908, 1,112,545 down (5%) over 5 years, about 352,300 a month if split evenly.
• Handover January 2028; townhouses from 185 m² at 14,484,709.

Vert

Vert by Palmier on 30 feddans: 213 villas around a large central lake, three quarters standalone and a quarter twins, with pools, a clubhouse, a gym and a medical centre.

• A 4-bedroom 275 m² villa for EGP 22,941,000 with 10% down over 8 years, and 3-bedroom villas of 335–400 m² from 31,740,000.
• Handover September 2030; one resale offer, 275 m² at 18,490,310.

Jirian - Mountain View

Jirian - Mountain View is Mountain View's share of Jirian, where a branch of the Nile runs through the project.

• 3-bedroom villas from 175 m² at EGP 27,345,304, the cheapest developer 3-bedroom villa in the city; 4 bedrooms 245 m² at 47,119,584 and 5 bedrooms 320 m² at 49,623,356.
• 5% down over 8 years, fully finished; ask for the handover date. 4 resale offers from 26,300,000.

Hills of One

Hills of One by People & Places on 168 feddans at kilometre 47 of the Desert Road, 5 minutes from Sphinx Airport, with two boutique hotels, restaurants on the lake and a clubhouse.

• 4-bedroom villas from 182 m² at EGP 29,208,000 and 3-bedroom from 240 m² at 32,811,000; 6 bedrooms 662 m² from 91,777,000 and 8 bedrooms 1,274 m² at 136,339,000 over 10 years.
• 5% down over 8 years, fully finished except the 8-bedroom villa; 10 resale offers from 22,739,472.

Solana

Solana by Ora Developers on 316 feddans between the Dabaa Axis and the Middle Ring Road, next to Karmell, Elora and VYE SODIC.

• A 3-bedroom 196 m² villa at EGP 30,000,000 over 10 years, down payment not stated; 5 bedrooms from 245 m² at 39,000,000 with 975,000 down, and 4 bedrooms from 224 m² at 40,000,000 with 1,000,000 down (2.5%).
• Handover October 2030; 10 resale offers from 27,269,000 for 4-bedroom villas of 240–410 m².

Dejoya Villas

Dejoya Villas by Taj Misr, the houses within the Dejoya projects at kilometre 43 of the Desert Road.

• A 4-bedroom 302 m² villa at EGP 32,000,000, 1,600,000 down (5%) over 10 years; 5 bedrooms of 354–406 m² from 42,500,000.
• Handover October 2030, finishing not stated; resale at 300 m² for 12,900,000, 406 m² for 20,567,000 and 354 m² for 24,989,000.

Vaha

Vaha by Al Karma Developments on 100 feddans, near the Rod El Farag Axis, Sphinx Airport, Mall of Arabia and Mall of Egypt.

• A 4-bedroom 283 m² villa from EGP 33,269,000, and 5 bedrooms of 334–440 m² from 42,076,000.
• 5% down over 8 years, handover August 2030; townhouses from 225 m² at 21,981,000 and a 248 m² twin at 25,244,000.

Jirian - Palm Hills

Jirian - Palm Hills is Palm Hills' share of Jirian, about 900 m from Jirian - Nations of Sky.

• 3-bedroom villas from 196 m² at EGP 33,592,880; 6 bedrooms 452 m² at 74,312,000, less than the 283 m² 4-bedroom villa at 75,169,190.
• 5% down over 8 years, fully finished, handover June 2029; resale 196 m² from 29,394,858.

Jirian - Nations of Sky

Jirian - Nations of Sky by Nations of Sky, planned around the new Nile branch in the middle of Jirian, near the 26th of July Axis, the Wahat Road, the Desert Road and Juhayna Square.

• 3-bedroom villas from 205 m² at EGP 34,000,000 and a 4-bedroom 390 m² at 63,000,000; 6 bedrooms from 460 m² at 77,000,000, up to 285,000,000 for 1,000 m².
• 5% down over 8 years, fully finished, handover October 2030.

Elora

Elora by Arabia Holding on 227 feddans, houses only, on the Dabaa Axis and the Ring Road, two minutes from Sphinx Airport.

• A 3-bedroom 260 m² villa at EGP 34,195,000, 1,709,750 down (5%) over 10 years, handover October 2030.
• Townhouses from 174 m² at 15,298,000 and a 234 m² twin at 25,160,000; one resale villa, 262 m² at 30,178,322.

Naia West

Naia West by Naia Developments on about 140 feddans at kilometre 42 of the Desert Road, where houses hand over before apartments.

• 5-bedroom villas from 385 m² at EGP 37,388,000 with 5% down over 10 years, and a 4-bedroom 385 m² at 37,870,000 with 10% down.
• Handover April 2027; finishing not stated, so ask about it.

Karmell New Zayed

Karmell New Zayed by SODIC on 240 feddans, connected to the Dabaa Axis and 3 minutes from Sphinx Airport, with villas ready for handover and apartments and duplexes due in 2028.

• 3-bedroom villas from 214 m² at EGP 38,019,000 and 4-bedroom from 48,520,000; a 5-bedroom 384 m² at 83,393,000, due November 2026.
• 10% down over 10 years, 3,801,900 on the cheapest; 6 resale offers from 26,640,942.

Q Hills

Q Hills, a 24-feddan compound by Q Developments on the Dabaa Road.

• A 5-bedroom 500 m² villa at EGP 46,000,000, 2,300,000 down (5%) over 10 years, handover September 2029, finishing not stated.
• Townhouses from 195 m² at 15,015,000 and twins from 245 m² at 19,278,000.

The Estates

The Estates, standalone villas only by SODIC on 150 feddans, fronting the Cairo–Alexandria Desert Road and built on 13% of its land.

• 4-bedroom villas from 353 m² at EGP 77,223,960 up to 631 m² at 208,525,000, 10% down over 10 years, handover December 2026.
• Resale: 3 bedrooms of 314–353 m² from 38,000,000, 4 bedrooms of 522–632 m² from 45,000,000, and a 6-bedroom 615 m² at 70,000,000.

Belle Vie

Belle Vie by Emaar Misr on 500 feddans, about 5 minutes from Sphinx Airport, sold on resale only, with ready units.

• 15 villa offers on 15 October 2026, the most of any compound in the city: 3 bedrooms of 205–303 m² from EGP 27,000,000 and 4 bedrooms of 302–334 m² from 34,000,000.
• A 5-bedroom 491 m² at 77,000,000 and 7 bedrooms of 403 m² from 68,155,965.

Wadi El Nakhil

Wadi El Nakhil, a ready villa compound on 1,000 feddans at kilometre 52 of the Desert Road, sold on resale.

• 4-bedroom villas of 310–450 m² from EGP 9,000,000, the cheapest villa in New Zayed on 15 October 2026; 3 bedrooms of 245–380 m² from 16,000,000.
• 5 bedrooms of 390–500 m² from 21,000,000, and a 7-bedroom 660 m² at 20,500,000. Finishing varies by villa, so view before comparing.

Jeera New Zayed

Jeera New Zayed, a small villa compound by Iwan Developments on 35 feddans on the Dabaa Road, not the Jeera in Sheikh Zayed. One resale offer on 15 October 2026: a 4-bedroom 391 m² villa at EGP 30,000,000.

New Zayed, Sheikh Zayed or 6th of October?

The cheapest developer villa in October 2026:

• New Zayed: EGP 14,000,000 in cash at Zayard Villa, and 18,588,000 on instalments at Rivers.
• Sheikh Zayed: EGP 35,000,000 for 438 m² at Elevation; developers sell villas in only 3 compounds there, and the rest is resale. See villas for sale in Sheikh Zayed.
• 6th of October: EGP 19,870,000 for 268 m² at The 8 in the Green Belt, with the longest plan 11.5 years at Badya. See villas for sale in 6th of October.

New Zayed has more compounds where developers sell villas on Masharf than Sheikh Zayed or 6th of October (16, against 3 and 14), though most hand over in 2029–2030. Projects such as Lac Ville and The 8 are in the Green Belt, though many people search for them under New Zayed.

How to choose a villa in New Zayed

• Set the payment first: cash (Zayard Villa), 5 years (Rivers, Lugar), or 8 to 10 years.
• Compare per square metre: from about EGP 35,900 at Zayard Villa in cash and 81,900 on instalments at Rivers, up to about 217,200 at Karmell New Zayed.
• Check the handover: to move in soon, Karmell New Zayed, The Estates and Naia West.
• Ask about finishing: only Jirian and Hills of One list fully finished villas.
• Compare with resale in the same compound where owners offer villas.

Send us the bedrooms, budget, down payment and when you want to move in, on 01270970000 by phone or WhatsApp, 9 am to 9 pm.

Questions about villas for sale in New Zayed

What is the cheapest villa in New Zayed?

From the developer, a 390 m² villa for EGP 14,000,000 in cash at Zayard Villa, and on instalments 227 m² for 18,588,000 at Rivers, in October 2026. On resale, Wadi El Nakhil villas from EGP 9,000,000 on 15 October 2026.

Where is the longest villa payment plan in New Zayed?

10 years in 8 compounds, including Solana with 2.5% down, and Dejoya Villas and Elora with 5% down.

Are there ready villas in New Zayed?

Yes: at Karmell New Zayed from the developer with a 10-year plan, and on resale at Wadi El Nakhil and Belle Vie.

Are there finished villas in New Zayed?

The three Jirian developers and Hills of One list fully finished villas, from EGP 27,345,304 at Jirian - Mountain View.

How much is a villa per square metre in New Zayed?

From the developer in October 2026, from about EGP 35,900 at Zayard Villa in cash, and on instalments from about 81,900 at Rivers, up to about 217,200 at Karmell New Zayed.

How do I buy a villa in New Zayed through Masharf?

Call us on 01270970000. We get the price sheet and payment plan from the developer, or the transfer approval and clearance on resale, and arrange the viewing up to the contract.