Grand Heights Compound 6th of October City

Grand Heights Compound 6th of October City: townhouses the size of a villa

Grand Heights Compound 6th of October City is by Kuwadico, the Kuwaiti-Egyptian partnership, on about 3.8 million m², close to 905 feddans, in the Northern Expansion of October. Its houses were handed over years ago and people live there, so today's sales come from owners, not the developer. What stands out in the listings is that a townhouse here measures about 285 m², the size of a full villa in other projects. In October 2026 there were 15 listings: 7 townhouses and 8 villas.

What are sellers asking?

• Two three-bedroom townhouses of 284 and 287 m², asking 17.5 or 26 million (roughly 61,600 to 90,600 per metre).
• Five four-bedroom townhouses of 280 up to 290 m², asking 18.5 up to 21 million (roughly 63,800 to 75,000 per metre).
• Five four-bedroom villas of 320 up to 540 m², asking 27 up to 45.1 million.
• Three six-bedroom villas of 410 up to 580 m², asking 24 up to 35 million.

Notice the oddity: the cheapest six-bedroom villa (24 million) is below the cheapest four-bedroom (27 million), and the dearest is about 10 million lower too, despite being larger. That most likely reflects position inside the compound, the house's condition or its finishing, since some villas are finished and others semi-finished. The three-bedroom townhouses also span a wider range than the four-bedrooms, so at least one listing is well above the market. Start negotiating from the cheapest.

Three bedrooms or four? The same space

Townhouse listings come in two nearly identical sizes: three bedrooms on 284 to 287 m² and four on 280 to 290. The area is almost the same; the difference is how the floor is divided. The cheapest four-bedroom (18.5 million) is only a million above the cheapest three-bedroom, and the dearest is 5 million below the dearest three-bedroom. If a seller asks much more for four bedrooms, they are selling you an extra wall, not extra space. Get the floor plans for both and see which layout suits your family.

A ready townhouse against one on paper

All the new townhouses around Grand Heights are still being built, and smaller:

• The 8, 1.9 km away: 253 m² at 14.19 million, due October 2030.
• Roudy, 1.9 km away: 260 m² at 14.85 million, due October 2029.
• IRA, 2.6 km away: 250 m² at 16.53 million, due April 2029.
• V levels: from 229 m² at 19.59 million, due December 2027.

The cheapest Grand Heights townhouse, 17.5 million for about 285 m², is priced 2.7 to 3.3 million above The 8 and Roudy, but is 25 to 30 m² bigger and ready today rather than after three or four years. It is about 2 million cheaper than V levels and over 50 m² larger.

Cash against instalments

The real difference is how you pay. A Roudy townhouse asks 5% upfront (about 742,000), and ten years of payments of close to 117,600 each month cover the balance. In Grand Heights the seller usually wants cash or a short schedule. With cash in hand you get a larger, lived-in house here; relying on a monthly instalment, the new project is the one that spreads the price.

Villas: bigger and ready for a little more

Among villas for sale in Grand Heights 6th of October City the range is very wide: the four-bedrooms span 320 to 540 m² and the six-bedrooms 410 to 580, which is mostly a difference in land and garden rather than building. Against the new villas nearby:

• The 8: a 268 up to 312 m² villa starts at 19.87 million, with handover in October 2030.
• IRA: a 268 up to 338 m² villa starts at 21.45 million; 10% upfront and seven years of payments come to roughly 229,800 monthly, with handover in April 2029.
• Mountain View iCity, 2.4 km away: a 385 m² villa at 63.16 million.

So the cheapest six-bedroom villa in Grand Heights, 24 million on 410 m² or more, is priced just 2.5 million or so above IRA's, is over 70 m² larger and is ready. The iCity villa, of similar size, costs more than two and a half times as much.

Finishing varies by house

Some villas are finished and some semi-finished, so anyone wanting to design their home to their own taste has a chance here instead of paying for someone else's finishing. Do add a finishing budget before comparing with a finished villa's price.

A villa or a townhouse?

Inside Grand Heights itself, the cheapest six-bedroom villa (24 million on 410 m² or more) costs about 3 to 5.5 million more than a four-bedroom townhouse (18.5 to 21 million on about 285 m²). That buys roughly 125 extra square metres, plus a detached house, at well under 50,000 per added metre, far below any metre price in the area. If your budget stretches to 24 million, see the villas before settling on a townhouse.

Grand Heights 6th of October City prices per metre

The cheapest Grand Heights townhouse, about 61,600 a metre, is very close to The 8 (about 56,100) and Roudy (about 57,100), and below IRA (about 66,100) and V levels (about 85,600). That is a ready home in a lived-in compound at the metre price of a house on paper due in three or four years.

Distances and roads

Per the project data, the Dahshur Link is about 10 minutes away, the 26th of July Axis and Juhayna Square a quarter of an hour, Al Hosary Square 20 minutes, the Wahat road 25 and the Ring Road half an hour. Around it are Dream Park, Mall of Egypt, Mall of Arabia, the Shooting Club, New Giza University and MUST.

A compound this size: choose your spot inside

Across 905 feddans, the distance from your house to the club or the retail strip can be a drive. Per the project data there is a sports club, a clubhouse, pools, a retail strip with shops and restaurants, medical and educational centres, a public park, and jogging and cycling tracks. Before agreeing a price, drive from the gate to the house and see how far it is from the services you will use every day.

Buying from an owner: what matters

Since the developer is not selling here now, every deal in Grand Heights is between buyer and seller, which leaves room to negotiate. Ask Kuwadico about the ownership transfer fee, the procedure and who pays before agreeing a price, and ask about the yearly maintenance charge and whether any alteration to the house was permitted.

Who is Kuwadico?

Per the project data, Kuwadico is a partnership between the Kuwaiti National Real Estate Company and Egypt's Wadi El Nil, and it built Grand Heights. Because the project is handed over and lived in, judging the developer needs no promises: the streets, gardens and upkeep are in front of you. About 2.2 km away is Diar II, still under construction, if you are after a flat rather than a house.

Want to see a particular house? Send Masharf's WhatsApp the number of bedrooms and the size you want; we can line up several viewings for one day.