Karmell New Zayed

Karmell New Zayed: ready villas and 2028 apartments

Karmell New Zayed is a compound by SODIC on 240 feddans, connected directly to the El Dabaa and Rod El Farag axis and 3 minutes from Sphinx Airport. The lowest-priced unit is an 82 m² one-bedroom apartment at EGP 10,208,000, everything comes with 10% down and 10 years of instalments, and some villas are ready to hand over now.

The compound offers two quite different things: villas ready today, and apartments and duplexes handed over in March 2028. The gap between them in price and waiting time is large, so let us read the numbers before you choose.

Which buyer suits Karmell?

The name and design come from Carmel by the Sea in California: buildings set among green walkways, inner streets shaded by trees, and most units looking onto gardens rather than each other.

A family that wants a villa and to move in straight away

The 3-bedroom villa from 214 m² at EGP 38,019,000 and the 4-bedroom villa from 259 m² are ready for handover, and the 5-bedroom villa is handed over in November. A ready villa with 10 years of instalments means you live in it and pay at the same time, with no rent and no wait.

A first home in New Zayed

The one-bedroom starts at EGP 10,208,000 with EGP 1,020,800 down, and an instalment of roughly EGP 76,500 a month over 10 years. That is one of the lowest ways into SODIC in the west, and it suits a newly married couple or a first-time buyer.

An investor who wants rent from now

A ready villa in New Zayed, 3 minutes from Sphinx Airport and close to the Grand Egyptian Museum, has rental demand from people working in this new area. The advantage is that rent comes in from the first month while the instalment runs over 10 years, so the rent covers part of the instalment from the start.

A family that needs space on a mid-range budget

The 3-bedroom duplex starts at 179 m² for EGP 21,688,000. Ask which floors and views it comes in, and compare before you decide.

Which unit in Karmell gives the most for the money?

Divide each price by its area: apartments get lower per metre as they grow, and villas the opposite, up to four bedrooms:

• Three bedrooms against two: the three-bedroom is 157 m² at EGP 16,156,000 and the two-bedroom 123 m² at EGP 14,600,000. So 34 m² and an extra room cost only EGP 1,556,000, and the three-bedroom is the lowest square metre in the compound at about EGP 102,900.
• The duplex against the highest-priced three-bedroom: the lowest-priced duplex is EGP 21,688,000 and the highest-priced three-bedroom apartment EGP 22,870,000. So there are duplexes 20 m² larger that cost less than some three-bedroom apartments, depending on floor and view.
• The 4-bedroom villa against the 3-bedroom: the 4-bedroom is only 45 m² larger but about EGP 16,855,000 more. The price per metre jumps from about 177,700 to about 211,900. That gap is not about space; it is probably the villa's position and plot.
• The 5-bedroom villa: 384 m² at EGP 83,393,000, about 217,170 per m², above the 4-bedroom per metre.

The upshot: among apartments, the three-bedroom is clearly the best value. Among villas, the 3-bedroom is the one with a reasonable price per metre. If you go for the 4-bedroom, ask exactly what the extra 17 million pays for, because the space alone does not explain it.

What income does a Karmell instalment suit?

Every type comes with 10% down and 10 years of instalments. If the instalment is to stay under a third of household income:

• One-bedroom apartment: an instalment of about EGP 76,500 a month, so an income of around 230,000.
• Three-bedroom apartment: an instalment of about EGP 121,000, so an income of around 364,000.
• Duplex: an instalment of about EGP 155,000, so an income of around 465,000.
• 3-bedroom villa: an instalment of about EGP 285,000, so an income of around 855,000.

The deposit here is 10%, not 5%, so you need more cash up front: about 3.8 million for the 3-bedroom villa, for example. The figures are approximate and before any increases; the details are under payment plans.

The Drive: what is inside Karmell?

The master plan is built around a main axis called The Drive, running through the middle of the compound with separate lanes for running, cycling and cars. On either side are two linear parks taking up most of the 240 feddans.

That means your daily movement, whether walking, running or taking the children to school, happens along a single green line. Units are not lined up in facing blocks, so the privacy is real rather than brochure talk, and the architecture is simple and modern without excess decoration.

The new phase, The Lynx, has its own page and starts at EGP 15,664,000; look at it if you want the compound's latest release.

Price per m² in Karmell against New Zayed

Using the price per m² of the lowest-priced unit in each nearby project:

• The Estates Residence, same developer, 1.3 km away: around EGP 166,400 per m².
• VYE SODIC, same developer, under 1 km away: around EGP 147,000 per m².
• Solana, 1.1 km away: around EGP 125,400 per m².
• Dejoya Residence, 1.8 km away: around EGP 97,000 per m².
• Midtown New Zayed West, 1.5 km away: around EGP 73,900 per m².
• Q Hills, under 1 km away: around EGP 67,000 per m².

Karmell is SODIC's lowest-priced project in New Zayed, about 22,600 per m² below VYE SODIC and about 42,000 below The Estates Residence, and roughly level with Solana. So if you want the SODIC name in the west at the lowest price per metre, Karmell is the way in.

Who is the developer of Karmell?

SODIC develops it; in New Zayed alone it has Karmell, VYE, The Estates Residence and The Estates. In old Sheikh Zayed there is SODIC West, and in October Forty West. And because Karmell's own villas are ready, you can inspect the work for yourself before you sign.

New Zayed and getting to Karmell

Karmell's strength is its direct link to the El Dabaa and Rod El Farag axis, which takes you to the Nile and downtown. In minutes: Arkan Plaza 12, the 26th of July axis 15, Lebanon Square 25, and central Cairo about 40. Around it are compounds such as Solana, Jira and Ilora, so the whole area is being built to the same standard. See it under location, or browse the other projects on the New Zayed page.

Things to know before you book in Karmell

• Karmell offers apartments, duplexes, ready villas and a 5-bedroom villa, so start from the type and date that suit you.
• The villas are ready; the apartments and duplexes are due in March 2028. Check your unit's exact date.
• The deposit is 10%, so have that cash ready before booking, plus the maintenance deposit if the unit is ready.
• Inspect a ready villa yourself and compare the finishing with the written specification.
• Read the pros and cons and the amenities above.

Your next step

If you want a villa to move into straight away, start with the ready villas under available units. If you have a question, you will find it in the FAQs.

If you want to view a ready villa or find out which apartments and duplexes are available, message Masharf on WhatsApp from the button on this page, and we will arrange the viewing and send you a written offer.