El Patio Vera 6th of October City

El Patio Vera 6th of October City: houses only, on the edge of Zayed

El Patio Vera 6th of October City is a compound of houses by La Vista Developments on 40 feddans in the Northern Expansion, on the edge of Sheikh Zayed. The cheapest unit is a 176 m² three-bedroom townhouse at EGP 18,300,000, with 5% down, 7 years of instalments and handover in October 2028.

There are no apartment blocks in the compound, only townhouses, twin houses and villas. Handover is only about two years away, sooner than most new projects in the area. But there are gaps between the types you need to know, because a large townhouse can give you more space than a small twin house for less money.

Who is El Patio Vera for?

A family wanting its first house in west Cairo

A three-bedroom, four-bathroom townhouse from 176 m² at 18.3 million, with 915,000 down.

Someone who wants to move in within two years

Handover is in about two years, so if you plan to move soon without buying something ready, the timing suits.

A large family

A 324 m² five-bedroom villa at 39.4 million.

Someone who loves quiet

A compound of houses only on 40 feddans, meaning low density, fewer neighbours and less traffic inside the compound.

The townhouse: ask for the largest size

Townhouses run from 176 to 206 m², priced from 18.3 to 19.3 million. So 30 m² more for one million, about 33,000 per extra metre, less than a third of the compound's average price per metre. So if you take a townhouse, ask for the largest available, because the price gap is very small against the space.

A large townhouse or a small twin house?

• The largest townhouse: 206 m² at 19,300,000.
• The smallest twin house: 200 m² at 22,500,000.

So the large townhouse is 6 m² bigger than the small twin house and 3.2 million cheaper, and both have three bedrooms. What you pay for in the twin house is sharing only one wall with a neighbour instead of two, so ask too about its garden size against the townhouse's. If that privacy is worth 3.2 million to you, the twin house. If not, the large townhouse is the best value in the compound.

Twin houses up to 245 m²

Twin houses run from 200 to 245 m², priced from 22.5 to 25.4 million. So 45 m² for about 2.9 million, about 64,400 per extra metre. If you take a twin house, the larger one gives you good space for a reasonable difference.

The standalone villa

The 324 m² five-bedroom villa costs 39,400,000, about 121,600 per m². Against the largest twin house at 245 m² for 25.4 million, the villa gives you 79 m², two more rooms and full independence for 14 million more. It is for a large family needing five bedrooms, or someone who wants a standalone house with no adjoining neighbour.

What income does the instalment suit?

5% down and 7 years of instalments. If the instalment is to stay under a third of household income:

• The townhouse: an instalment of about 207,000 a month, so an income of around 621,000.
• The twin house: EGP 1,125,000 down and an instalment of about 254,500, so an income of around 763,000.
• The villa: EGP 1,970,000 down and an instalment of about 445,600, so an income of around 1.34 million.

These are approximate and before any increases; the details are under payment plans.

El Patio Vera against its neighbours

• Townhouses: El Patio Vera from about 104,000, V levels, less than half a kilometre away, about 85,600, T Pearl about 83,100 and West End about 57,000.
• Twin houses: El Patio Vera from about 112,500, V levels about 94,100 and Elevation about 71,400.
• Villas: El Patio Vera about 121,600, Rafts about 109,800, Elevation about 79,900 and Vert about 63,400.

El Patio Vera is dearer than its neighbours in every type, and the closest is V levels. So you pay extra for La Vista's name, a houses-only compound and the near handover. If those are not priorities, V levels and West End next door give you more space for less money.

El Patio Vera or El Patio Hills in New Cairo?

If you are comparing La Vista's houses in west and east Cairo, the figures say:

• Townhouses: El Patio Vera from about 104,000 per m², El Patio Hills from about 125,800.
• Villas: El Patio Vera about 121,600, El Patio Hills from about 141,300.
• Handover: El Patio Vera October 2028, El Patio Hills April 2030.

So the same developer and the same houses-only idea, with Vera cheaper per metre and handed over a year and a half earlier. In the end the choice comes down to where you work and live, east or west of Cairo.

For investment: townhouse or twin house?

If you are buying to let or sell after handover, the townhouse has a wider market because it is cheaper, so it lets and sells faster. The twin house's market is families wanting more privacy and willing to pay for it. The near handover is an advantage for investors, because rent starts after two years, not four.

Handover in two years: how close is that?

Handover is about two years away and instalments run for 7 years, so you will pay most instalments while living there. If you rent now, the period of paying rent and instalments together is short. That is a real difference against projects handed over in four years.

A house: the sums

• The garden: space all yours, but it needs planting, watering and upkeep.
• Annual maintenance: usually calculated on area, so higher than an apartment's.
• Resale: houses in west Cairo have steady demand from families.

The North Coast is close

An advantage of west Cairo many people forget: the Dabaa road and the Dahshur link are nearby, so heading to the North Coast in summer does not mean crossing the city's traffic. If you have a chalet on the coast or holiday there every year, living here saves you a lot of time on every trip, especially on summer weekends.

The location: between October and Zayed

The project is in the Northern Expansion on the edge of Sheikh Zayed, so you get both cities' services. The nearest roads are the Dahshur link, the 26th of July axis and the Dabaa road. Mazar Mall and Al Nada Hospital are close, and its neighbours include compounds such as Ivoire West and Zayed Greens. See it under location, or browse the other projects on the Northern Expansion page.

Who is La Vista?

La Vista is the developer; in October it also has El Patio Zahraa, and in New Cairo a Patio series including El Patio Hills. Visit a delivered Patio compound and ask the residents about maintenance, management and build quality years after handover, because that matters more than any brochure.

Things to know before you book

• Make sure the handover date is in the contract, and ask about the maintenance deposit and when it is due.
• Ask about the land and garden area of each unit, not just the built area.
• The finishing level is not recorded with us, so ask about it and get it in writing.
• Read the pros and cons and the amenities above.

Your next step

Compare the townhouse with the twin house under available units, and turn to the FAQs for any question.

If you want to know the largest townhouse available and its price, message Masharf on WhatsApp from the button on this page, and we will send you a written offer with the deposit, instalment and handover date.