Sarai Compound New Cairo

Sarai Compound New Cairo: 275 sellers, and a developer price sometimes double theirs

Sarai Compound New Cairo is a city by Madinet Masr on 5.5 million m², about 1,310 feddans, on the Cairo–Suez Road next to Madinaty. The developer still sells there, with down payments from 1.5% and up to 12 years to pay. At the same time, in October 2026 there were 275 listings from people who bought before you and want out. Comparing the two is the most important thing on this page.

Apartments for sale in Sarai New Cairo: developer against owners

The same types, at two prices:

• Two-bedroom: from the developer from 7,532,757 on 101 m²; from owners from about 4.2 million (58 listings).
• Three-bedroom: from the developer from 8,843,382 on 125 m²; from owners from about 4.85 million (47 listings).
• One-bedroom: from the developer from 3,672,058; from owners from about 2.66 million (27 listings).
• Studio: from the developer 3,659,267; from owners from about 2.3 million (31 listings).

Why are owners so much cheaper?

Most sellers bought years ago at the prices of the day, so they sell at a profit and still below today's developer price. But note: the unit has usually not been handed over yet, so you pay the seller what they have paid and take over the remaining instalments to the developer. The right sum is what you pay the seller plus the instalments left, against the developer's full price. Ask Madinet Masr for the unit's account statement before paying a pound.

A ready duplex for 250,000 down

This is the oddest thing in the developer's prices. The four-bedroom duplex, 206 to 337 m², passed its handover date in August 2026, so it should be ready, yet it still takes only 1.5% down: about 250,152 on the cheapest at 16,676,803, with the rest over 12 years at close to 114,100 a month. That is a four-bedroom home you can move into soon for a quarter of a million upfront. The instalment is large, so this suits a high, steady income rather than a big deposit.

Compare the new duplexes around it, all still being built: Talala 215 m² from 16.65 million, The Butterfly 160 m² from 13.75 million and La Mirada 192 m² from 12.66 million. The price is close, but Sarai's is ready. Owners list four-bedroom duplexes (30 listings) from 8.1 up to 19.6 million, so ask what is left to pay before comparing with the developer.

Villas for sale in Sarai New Cairo

Houses show the same picture. Owners list three-bedroom villas from about 7.3 to 34.3 million (18 listings), four-bedroom villas from about 9.9 to 22.75 million (21 listings) and three-bedroom townhouses from 9 to 15 million (15 listings). From the developer: four-bedroom villas from 16,941,909, a 175 m² three-bedroom villa from 24,368,203 and three-bedroom townhouses from 15,052,370.

One thing to ask the developer: the 175 m² three-bedroom villa costs over 7 million more than a four-bedroom villa of the same size. It is probably in the Rai phase, where villas run about 142,909 per metre, Sarai's dearest.

The villa beats its neighbours, the townhouse doesn't

The developer's four-bedroom villa, from about 96,800 a metre, is cheaper than the new villas nearby: Talala about 106,000, The Butterfly about 143,700 and Kukun about 114,700, and it is due in about five months, ahead of most. The three-bedroom townhouse, at about 100,300 a metre, is dearer than townhouses at Talala (about 81,000) and Kukun (about 81,400). In Sarai the villa is the clearer deal. The five-bedroom townhouse in Rai Valleys, 206 m² at 17.9 million, runs on a different plan: 10% down over 8 years, an instalment near 168,000, well above the four-bedroom villa's roughly 111,800 over 12 years.

Each phase has its own price

Across the Sarai New Cairo master plan, the average metre varies widely from phase to phase:

• Elan about 66,432, Sheya Residence about 70,353.
• Club Views about 77,513, ELM Tree about 81,475.
• Rai Valleys about 86,975, S1 Taval about 89,789.
• Esse Residence about 94,105, Sarai Royal Residence about 96,296.
• Rai Views about 128,696, Rai about 142,909.

So the phase name alone moves the metre price by more than double. Offices, clinics and shops have their own phase, D2N, where the metre starts near 157,500. The sources also mention the Cavana Lakes and Crowns phases and Arena Street mall.

What a 1.5% deposit means

On the Sarai New Cairo payment plans, the studio and one-bedroom take just 1.5% down, about EGP 55,000, then roughly 25,000 monthly for 12 years. Two and three-bedrooms need 5% down, with instalments of about 49,695 and 58,342. Details are under payment plans.

But the 38 m² studio and the 50 m² one-bedroom cost almost the same, and the flat is due in December 2027 against 2030 for the studio. Faced with both, the flat is the clear choice.

Note also that the studio carries the highest metre among all the developer's units, about 96,300, some 25,600 above the three-bedroom. From owners, studios start at 2.3 million, about 1.36 million under the developer. For a small unit, resale shows its widest gap here, provided you know what is still owed.

Who gets handed over first by the developer?

Delivery dates for developer units differ, in an unexpected order:

• Four-bedroom duplex in S1 Taval: past its date.
• Four-bedroom villa: March 2027.
• One-bedroom flat: December 2027.
• Two and three-bedrooms: June 2028.
• Four-bedroom: February 2029, and three-bedroom townhouse: August 2029.
• Studio: August 2030.

So here the villa comes before the flat, useful if you rent now and want a house. If you buy resale, ask the seller which of these dates their unit has.

Resale or developer? Depends on your pocket

With cash, resale in Sarai saves you a lot, especially on flats. With a small down payment and a need for long instalments, only the developer gives you 1.5% and 12 years; a seller won't. In between, some sellers accept part in cash while you continue the developer's instalments, often the best deal when few instalments remain.

Sarai against Taj City and its neighbours

Madinet Masr also has Taj City on Suez Road, about 900 feddans. For flats, the developer's three-bedroom metre in Sarai is about 70,700, against Rock Green, 1.5 km away, at about 44,400 (125 m² for 5.54 million), El Patio Sola about 64,300, The Butterfly about 78,400 and Capital Gardens, 1.7 km away, about 88,900. Sarai sits in the middle, and clearly above Rock Green next door.

On the border of New Cairo and the Capital

Per the project data, Mostakbal City is about 4 minutes away, the Capital 5 and the American University 10, close to Al-Fattah Al-Aleem Mosque, the Iconic Tower and the Capital's airport. Roads: the Ring Road, the Middle and Regional Ring Roads, the Amal Axis, the Sokhna road and the Gamal Abdel Nasser Axis.

Found a resale listing and want to know the instalments left on it before agreeing? Message us on Masharf's WhatsApp and we will request the account statement.