Nmq 6th of October City

Nmq 6th of October City: a townhouse for the price of a three-bedroom flat, and two bedrooms dearer than three

Nmq 6th of October City covers 66 feddans and is developed by Melee Development in 6th of October City, under 2 km from El Sheikh Zayed projects, which is why its name is sometimes searched with Sheikh Zayed. It mixes finished flats, townhouses, twins and family houses with shops, offices and clinics, all on 5% down over nine years, with handover announced for January 2029. Two things stand out in the list: the townhouse metre is below the flat metre, and the largest two-bedroom costs more than the smallest three-bedroom. Both quirks are explained below, along with the money due before handover and how each unit type stacks up against October and Zayed compounds close by.

Nmq prices from the developer

• Finished one-bedroom: 8,898,000 for 77 m², 9,698,285 for 93 m².
• Finished two-bedroom: 12,612,952 for the smallest (121 m²), 16,738,543 for the largest (151 m²).
• Finished three-bedroom: the first 144 m² at 15,092,433, the last 180 m² at 17,822,000.
• Townhouse, 174 m²: between 17,378,000 and 19,150,000.
• Twin house, 212 m²: 21,700,000.
• Family houses (four or five bedrooms, 230 to 295 m²) range between 23,912,160 and 33,348,541.

Flats are listed finished; no finishing is stated for townhouses, twins, family houses or commercial units, so ask before comparing by the metre.

The house costs less per metre than the flat

A three-bedroom townhouse of 174 m² starts at 17,378,000, near 99,900 a metre. The cheapest three-bedroom flat (144 m²) runs about 104,800 a metre, and the dearest, 180 m², costs 17,822,000. So the large flat costs about what the townhouse does, and the townhouse gives you a house on the ground instead of a floor in a block. Bear in mind the flat is finished and the townhouse states nothing; if the house comes unfinished, the gap disappears.

Largest two-bedroom against smallest three-bedroom

The big two-bedroom, 151 m², costs 16.74 million, while the first three-bedroom, 144 m², costs 15.09 million. The two-bedroom is about 1.65 million dearer for only 7 m² more and one room fewer. The largest three-bedroom (180 m²) costs only around 1.08 million more than it, for 29 extra metres. If your budget sits near the big two-bedroom, a three-bedroom wins either way.

Steps within each type

• One bedroom: the 16 m² between 77 and 93 m² cost only around 800,000, about 50,000 each, half the flat's base metre, which makes the bigger unit the better buy.
• Two-bedroom: the 30 m² from smallest to largest cost around 4.13 million, near 137,500 a metre, above the flat's own metre. Position is being priced here.
• Three-bedroom flats: the gap between the 144 m² and 180 m² units is 2.73 million or so, roughly 75,800 for every metre gained.
• Townhouse: the same 174 m² spans about 1.77 million, so ask about the garden and where the house sits.
• Townhouse to twin: 38 m² for some 4.32 million, near 113,700 a metre. Twin to the cheapest family house (240 m²): 28 m² for about 2.21 million, around 79,000 a metre.

Paying for Nmq, keys after 26 instalments

Every unit takes just 5% down, with the rest over 108 months:

• Smallest one-bedroom: 444,900 to book, then near 78,300 monthly.
• Smallest two-bedroom: 630,648, then about 110,900.
• Smallest three-bedroom: 754,622, then around 132,800.
• Townhouse: 868,900, then close to 152,900; twin 1,085,000, then about 190,900.

Around 26 instalments fall before the keys, which with the deposit makes about 28% of the price: near 2.48 million on the smallest one-bedroom, 3.52 million on the two-bedroom, 4.21 million on the three-bedroom and 4.84 million on the townhouse. The rest runs nearly six years and ten months after you move in.

Nmq flats, or Palm Parks and 31 West?

• Palm Parks, under a kilometre away, sells a 169 m² three-bedroom for close to 18.12 million, some 301,000 above Nmq's largest three-bedroom while 11 m² smaller. Its term is eight years, so the instalment is near 179,300 against about 156,800 on the 180 m² flat here, and it hands over in June, five months after Nmq. Its 132 m² two-bedroom is around 18.53 million.
• 31 West, 2.6 km off, puts its 115 m² two-bedroom at close to 13.95 million, roughly 1.34 million above Nmq's entry two-bedroom though 6 m² smaller. Its three-bedroom flats open at 155 m² for about 17.66 million and its one-bedrooms at 80 m² for some 13.24 million, with keys not before May 2030.
• Club Hills Residence, 2.4 km away in the Northern Expansion, costs plainly less. Its three-bedroom of 140 m² sells near 11.14 million, roughly 3.95 million under Nmq at about 79,600 per metre, and hands over in August 2027. It takes 10% down, though, and states no finishing.
• Swan Lake West, 1.2 km off, belongs to a dearer tier altogether; its 151 m² two-bedroom costs 24.2 million, which is 7.46 million over Nmq for an identical area.

So Nmq sits mid-market: cheaper than Palm Parks, 31 West and Swan Lake West, dearer than Club Hills and Villagio Gray (a 125 m² three-bedroom near 6.69 million). Its edge, which none of those publish, is a finished flat.

Nmq's townhouse and twin against the neighbours

• Keeva, right beside Nmq at 300 m, sells a 195 m² townhouse for 22.9 million: about 5.52 million more for 21 extra metres, near 117,400 a metre, due February 2028, some 11 months earlier.
• Club Hills Residence's townhouse is 16 m² larger (190 m²) and only about 613,000 dearer at near 17.99 million, with keys a year and five months before Nmq.
• Villagio Gray turns the sum around: more house for less. A 214 m² townhouse there is close to 14.77 million, saving some 2.61 million while adding 40 m²; a 254 m² twin is near 18.08 million, roughly 3.62 million below Nmq's twin. The price is waiting until May 2030.
• 31 West: a five-bedroom townhouse of 255 m² from 25.32 million, at much Nmq's townhouse metre (99,300).

Nmq's 240 m² family house costs 23.91 million, while Bamboo III, 2.7 km away, sells a 182 m² family house near 27.94 million, so Nmq is about 4.03 million cheaper with 58 m² more.

Shops, offices and clinics

Nmq holds commercial, office and medical units on the same plan. Clinics run from 39 m² at 5,085,304 (about 130,400 a metre) to 148 m² at 12,607,829, where the metre drops to near 85,200. Offices of 43 to 105 m² cost 5,400,000 to 13,400,000 (near 125,600 a metre). The smallest shop, 28 m², is 6,862,050 (some 245,100 a metre), and shop sizes go up to 343 m².

• Patterns West, over the line in El Sheikh Zayed at 1.8 km, undercuts Nmq's entry office by a million: 4.4 million buys 40 m², finished. There is a finished clinic too, 28 m² for 3.22 million, and a shop of 60 m² for 15 million; it hands over eight months later than Nmq.
• Centrada Rise, 2.5 km off: a 43 m² office near 7.15 million, 1.75 million above Nmq for the same size, and a 48 m² shop around 11.54 million.
• Kazan Plaza, a little further at 3.1 km, sells a finished 63 m² clinic for close to 6.64 million (105,400 a metre), on a heavier plan: a fifth down and five years for the rest.

A cheaper resale office, a dearer resale shop

Two listings were up in mid-October 2026. One is an office of 72 m² asking 8.2 million; per metre that is about 113,900, under what Melee charges. The other, a 26 m² shop wanting 7.64 million, works out near 293,900 a metre, more than Melee asks; its owner values the location highly, and that premium only makes sense if the spot beats the shops still unsold. For the office, ask for the account statement and how many instalments remain.

Melee and the facilities

As published for the project, Nmq is Melee's first residential project, with a clubhouse, pools, a children's play area, cycling paths, parking, restaurants and cafés. Melee also builds Pulse in New Cairo, and Gaia Cabanas and Rivette - Amwaj on the North Coast.

Torn between an Nmq townhouse and a three-bedroom flat there? Message Masharf on WhatsApp and we'll run both on deposit and instalment.