Boutique Village New Cairo

Boutique Village New Cairo: fully finished flats, and millions between units of one size

Boutique Village New Cairo is built by Modon Egypt in the Golden Square. The flats now selling sit in the Boutique Village 2 phase, from one to three bedrooms, every one delivered fully finished, on 10% down at Boutique Village and ten years of instalments (the second phase takes 5% on some sizes), with keys announced for October 2029. What stands out in its prices is that within each type, flats of almost the same area sit millions apart. Below we unpick that spread, total the money due before handover, and line each flat size up with what nearby Golden Square and El Lotus projects charge.

Boutique Village prices from Modon

• One bedroom on 70 m²: 7,485,000 at the bottom and 8,876,000 at the top, about 106,900 a metre on the cheaper.
• Two bedrooms on 112 or 118 m²: priced 11,606,000 up to 15,876,000; the cheapest works out near 103,600 a metre.
• Three bedrooms on 156 to 159 m²: the lowest 16,161,000 and the highest 20,937,000, a metre much like the two-bedroom's.

All three types come fully finished. That matters below, because none of the neighbours compared here publishes a finishing level, so their metre may leave finishing for you to pay later.

Same area, millions apart

Among three-bedrooms the cheapest and dearest are about 4.78 million apart, while their areas differ by only 3 m². Two-bedrooms show some 4.27 million across 6 m². Even the one-bedrooms, all exactly 70 m², span nearly 1.39 million. None of that is area. It is position: the floor, the view, and whether a garden or roof comes with the flat. Faced with two offers of one size, ask about those first and compare prices second.

Cheapest metre against dearest

On the cheapest unit of each type the metre runs 103,600 to 106,900. On the dearest it climbs to roughly 126,800 for a one-bedroom, about 134,500 for a two-bedroom and 131,700 for a three-bedroom. A premium unit therefore costs some 19% over a plain one among one-bedrooms, and up to 30% among two-bedrooms.

Worth paying for?

Spread over ten years, the three-bedroom spread adds roughly 35,800 to each monthly instalment. Living there yourself, a view or garden may justify it. Buying to let, rents seldom differ in the same ratio between two such flats, so the cheaper one is usually the clearer sum. Either way, ask to see both units on the master plan.

An extra bedroom for 285,000

The dearest two-bedroom (118 m²) costs 15,876,000 and the cheapest three-bedroom (156 m²) 16,161,000: about 285,000 apart, for 38 more metres and a whole room. So before paying for a premium two-bedroom, look at the entry three-bedroom. Comparing the cheapest of each type, the step from one bedroom to two adds 42 m² for around 4.12 million, and from two to three adds 44 m² for about 4.56 million. Each added metre comes to between 98,000 and 103,500, below what the one-bedroom charges per metre.

Paying for a Boutique Village flat

The cheapest one-bedroom books with 748,500 and then about 56,100 a month; the two-bedroom 1,160,600 and close to 87,000; the three-bedroom 1,616,100 and around 121,200. Handover at the end of October 2029 falls after roughly 36 of 120 monthly payments, which puts about 37% of the price behind you on the day:

• One-bedroom: about 2.77 million.
• Two-bedroom: close to 4.29 million.
• Three-bedroom: roughly 5.98 million.

Those figures are on the 10% plan. In Boutique Village 2 the one- and three-bedrooms book at 5%, 374,250 and 808,050, while the two-bedroom stays at 10%. Seven years of payments follow once you have the keys. And since the flat comes finished, that sum is what you need before moving in, with no fit-out budget on top.

One-bedrooms: Boutique Village, Noi or Nurai?

• Noi, under a kilometre away, prices its one-bedrooms at practically this project's metre, about 106,200: the first is 72 m² and costs close to 7.65 million. Its plan is eight years, though, so the instalment is close to 71,700, some 15,600 more a month, and its keys are due August 2030, ten months later. It also sells a 61 m² studio for about 7.24 million.
• Nurai in El Lotus, just 600 m off, sells an 87 m² one-bedroom for roughly 5.49 million: around 2 million cheaper and 17 m² roomier, near 63,100 a metre. It books at 5% over eight years and hands over in October 2028, a year sooner. A metre gap that wide makes finishing the first question to ask there.

Two-bedrooms: Boutique Village, Galleria or Lush Valley?

• Galleria Residence, a kilometre away, starts two-bedrooms at 130 m² for 13.71 million, so about 2.1 million more buys 18 more metres. It asks only 2.5% down (342,804) and close to 139,300 a month over eight years, and its big draw is a stated date of December 2026, some three years before Boutique Village.
• Lush Valley, 1.6 km off, opens two-bedrooms smaller, at 96 m², for about 10.51 million, saving near 1.1 million for 16 m² less. It books at 5% with ten years to pay, and keys come in April 2030.
• Nurai sells 113 m² two-bedrooms for about 7.2 million, more than 4.4 million below Boutique Village for practically the same area. That gap wants explaining, and finishing comes first.
• The View Waterway in El Lotus, 1.4 km away, plays in another league. Nothing two-bedroom there is under 139 m², and that one asks some 21.14 million, around 152,100 per metre; handover is March 2028.

Three-bedrooms: Boutique Village, Galleria or Lush Valley?

• Galleria Residence starts three-bedrooms at 153 m² near 17.01 million. That is about 847,000 above Boutique Village's cheapest, for 3 m² less, but with keys announced roughly two months from now rather than three years.
• Lush Valley's 157 m² three-bedroom costs about 14.48 million, some 1.68 million less for virtually the same size, at close to 114,600 a month, about 6,600 lighter, handing over six months after Boutique Village.
• Nurai: 157 m² for around 9.26 million, nearly 6.9 million less, at about 59,000 a metre.
• At The View Waterway, three bedrooms start at 177 m² and roughly 25.48 million, or 144,000 per metre.

So Boutique Village's metre sits mid-market across the Golden Square and El Lotus: close to Noi and Galleria, above Lush Valley and Nurai, well below The View Waterway. What counts in its favour is that it alone of these lists full finishing.

Apartments for sale in Boutique Village from owners

Four resale listings were up in mid-October 2026:

• A 60 m² studio at 4.2 million.
• A 65 m² one-bedroom at 4.29 to 5.86 million.
• A 110 m² two-bedroom near 7.19 million.

The two-bedroom works out near 65,300 a metre, roughly 37% under the developer's. Modon's current phase carries a "2" in its name, which leaves two readings: an owner in an earlier phase, or an asking figure that covers only the instalments paid in, with the rest still owed. Ask the seller which phase it is and when it hands over, whether the flat comes finished like the developer's, and see the original contract and account statement before comparing.

Shops, offices and Modon's other projects

Shops and offices form their own phase, Boutiques Business Village, with its prices on its own page. Per the developer, the project is close to Maxim Mall, Point 90, the American University and 90th Street. Modon Egypt also builds Golf Town in the 6th Settlement, Lagoons in the New Capital and Villagio in October.

Found two flats of one size at different prices in Boutique Village? Send them to Masharf on WhatsApp and we'll tell you where each sits.