Lake View Residence Compound New Cairo

Lake View Residence Compound New Cairo: ready, at the metre price of the new launch next door

Lake View Residence Compound New Cairo is by Lake View Development in the Golden Square of the Fifth Settlement. Per the project data, it was designed by Greek firm ISV Architects; flats come with a choice of private garden or terrace, and the compound holds the five-star Dusit Thani Lake View hotel and a commercial centre with entrances kept apart from residents. The homes have been handed over, the developer is not selling now, and owners listed about 15 units this month.

The 15 listings in figures

• 6 two-bedroom flats, all around 130 to 144 m², asking from 12.5 up to 16 million.
• 6 three-bedroom flats, sized 191 to 268 m², with asks from 18.5 to 27.5 million.
• One three-bedroom penthouse on 234 m², whose owner asks about 26.5 million.
• Two four-bedroom penthouses, 272 and 280 m², one at 31 and the other at 39 million.

Flats work out at roughly 96,000 to 111,000 a metre, penthouses at about 113,000 to 139,000. Per the project data, finishing on the flats varies from unit to unit and the four-bedroom penthouse is fully finished, so ask about each flat's condition before comparing its price.

Why does ready cost the same as new here?

Right next door, Galleria Residence, 500 m away, has its cheapest flat at about 105,478 a metre, due at the end of 2026, and Boutique Village about 103,596, due 2029. So a ready Lake View Residence flat costs about the same per metre as a new one. The difference: new launches spread payment over years, while sellers here usually want cash or a short term. Have cash and want to move in now? Buy here. Need instalments? Go new. For the sums: Galleria's 130 m² two-bedroom runs near 139,300 monthly for 8 years, and Boutique Village's 112 m² one about 87,000 over 10 after a 10% deposit. At the dear end, Villette, 900 m away, sells a 159 m² two-bedroom near 29.24 million, close to 183,900 a metre.

Ready against new, type by type

The cheapest two-bedroom here, 12.5 million on about 130 m², is some 1.2 million below Galleria Residence's cheapest (130 m² near 13.71 million, due at the end of this year), and this one is handed over. The cheapest three-bedroom here, 18.5 million on 191 m², is 35 m² larger than Boutique Village's (156 m² near 16.16 million) for about 2.34 million more, and Boutique Village is due October 2029. The four-bedroom penthouse here, from 31 million on 272 m², compares with a 232 m² four-bedroom at Villette near 55.94 million: under half the price for more space.

And the penthouses?

Galleria's new penthouse is about 134,600 a metre and Villette's about 198,800. Lake View Residence's three-bedroom penthouse is about 113,000: cheaper, and ready. Note that this 234 m² penthouse costs close to the largest three-bedroom flat (268 m²), so if a roof doesn't matter to you, the flat gives more space for the same money.

Garden, terrace or penthouse?

A garden flat

A ground floor with a private garden suits a family with small children or a pet, but the garden needs upkeep and watering, and privacy is lower than on upper floors.

A terrace

A terrace on a typical floor gives you outdoor space without garden upkeep, and more privacy than the ground floor. It is a good middle ground if you don't need land, so ask the seller the price gap between the two in the same building.

The penthouse is for those wanting a roof and full privacy, but make sure the roof area isn't charged at the built-up metre price.

Lake View Residence or Mivida?

At Mivida, three-bedrooms listed by owners that month start near 103,900 a metre, against about 96,900 here. So Lake View Residence is slightly cheaper per metre, and Mivida is a very large compound. Lake View Residence is smaller and quieter, with a hotel and commercial centre inside the walls, close to the American University, the Air Force Hospital and El Rehab.

Or its sibling, Lake View Residence 2?

The same developer has Lake View Residence 2, where owners' listings that month were clearly cheaper: 19 two-bedrooms of 130 to 145 m², the cheapest about 10.3 million, near 79,200 a metre, and 9 three-bedrooms of 145 to 183 m², the cheapest about 12.5 million, near 86,200 a metre. Its cheapest two-bedroom is some 2.2 million below this one's, and its cheapest three-bedroom about 6 million less, though on far smaller areas. For a large flat with a garden or terrace, stay here; on price alone, the sibling wins.

Roads

Per the project data, access is by the Suez road, the Cairo Hurghada road, the Moshir Tantawi Axis and the Middle Ring Road.

Questions for the seller

• Does the flat have a garden or terrace, and is that area counted in the price?
• Is anything still owed to the developer? Ask for the seller's original contract.
• What are the yearly maintenance charges and deposit, and do the hotel and commercial centre add to residents' costs?

Lake View Development

Lake View has been active since 1979 according to the project data. Its other projects include Lake View, Lake View Boutique and Lake View Residence 2.

Want only the garden flats, or only the terrace ones? Message Masharf's WhatsApp.