Grounds Compound Sixth Settlement (Grounds New Cairo)

Grounds Compound (Grounds New Cairo) spans 50 feddans at the heart of the Sixth Settlement in New Cairo, marking the debut residential launch of One of One Developments in partnership with the American landscape firm EDSA — master planners of Atlantis The Palm in Dubai — alongside Innovation Design Studio for the architectural design.

Unit prices start from EGP 6,500,000 with a 5% down payment and installment plans extending up to 12 years, while the master plan dedicates 72% of the total area to landscaped open space, with an 11-feddan central park anchoring the layout.

Grounds offers a residential mix starting from 125 sqm delivered as Core & Shell, executing a Biophilic Design philosophy that treats nature as a structural element rather than a decorative finish.

The Meaning Behind the Name “Grounds”

The name Grounds carries a deliberate weight in English — referencing earth, foundation, and roots. It reflects the design philosophy at the core of the project: reconnecting residents with nature from its source rather than its surface.

One of One Developments selected this name to express the “Textures of Life” concept that drives the master plan, where the ground itself — the soil, the green spaces, the water — is not an added aesthetic layer, but the structural base from which every detail of daily life inside the compound branches out.

Detailed Overview of Grounds Compound

Grounds Compound enters the New Cairo market with a clear ambition: to redefine the relationship between built mass and green space inside Egypt’s residential compounds.

Rather than following the standard formula of buildings surrounded by ornamental landscaping, the project is built on Biophilic Design principles — a globally recognized framework that integrates nature into every architectural decision, from building orientation and pavement materials to shading and water features.

The master plan is divided into two main zones structured around the contemporary urban village concept. The western zone houses residential blocks with open layouts overlooking water features and sports facilities, while the eastern zone forms the project’s beating heart with the 11-feddan central park surrounded by residential buildings on all sides.

The internal layout follows a height-gradient principle, where taller buildings are placed at the project’s perimeter to define its boundaries clearly, while heights step down progressively toward the center to allow natural light, airflow, and sightlines to move freely between the buildings.

The American firm EDSA was commissioned to deliver the landscape design and overall master plan. With more than six decades of experience and a presence across six continents, EDSA’s portfolio includes the master plan of Atlantis The Palm in Dubai.

Innovation Design Studio handled the architectural massing and unit-level design language, ensuring a coherent visual identity across the entire project.

Among the most distinctive design elements are the Double-Height Entrances, with each building offering a hotel-style lounge for residents and visitors.

The plan also integrates a Bioswales system — natural water channels running alongside walkways that capture and redirect rainwater for landscape irrigation — alongside Edible Gardens scattered through the village, encouraging social interaction across age groups.

Beyond the central park, the project includes The Village as a mixed-use destination integrating cafés, restaurants, and retail outlets within the landscape fabric itself, keeping the shopping experience quiet and walkable rather than commercial and dense.

The area is connected through a Walkable Lifestyle network of pedestrian paths designed at human scale.

Grounds Compound

Grounds Compound Quick Facts Table

For the latest pricing and unit availability, contact the Grounds Compound sales team: ‎+201118183030.

Grounds Compound Location

Grounds Compound sits at the heart of the Sixth Settlement in New Cairo, with direct access to the Middle Ring Road and just two minutes from the Cairo–Ain Sokhna Road, placing the project within easy reach of the New Administrative Capital, South Teseen Street, and Maadi.

The Sixth Settlement is the natural extension of the Fifth Settlement, currently undergoing the largest urban expansion wave in eastern Cairo. Major developers such as ORA, Hyde Park, and La Vista have all entered the area, driving up land values and creating compelling investment opportunities for buyers entering at the launch stage.

Landmarks & Distances From Grounds Compound

Neighboring Compounds Around Grounds

The area surrounding Grounds Compound is anchored by some of the Sixth Settlement’s most established residential developments, creating a premium urban context with diverse lifestyle and pricing options. Below are the key projects worth comparing before making a decision:

• El Patio Vida Compound by La Vista Developments spans 55 feddans with apartments, duplexes, and penthouses starting from EGP 10,600,000, offering a 5% down payment and 10-year installments — a strong fit for buyers drawn to the Mediterranean architectural style.
• Elpatio Riva Compound, also from La Vista Developments, sits on the Middle Ring Road with starting prices around EGP 5,940,000, a 5% down payment, and 10-year installments — making it one of the more accessible entry points among La Vista’s Sixth Settlement portfolio.
• Midtown East Compound by Better Home Developments occupies 60 feddans with vibrant architectural treatments, lakeside zones, and generous green spaces between buildings, offering a mix of apartments and villas with up to 10-year installments.
• Maliv Compound by Kulture Developments is one of the largest projects in the district at 161 feddans, featuring apartments, townhouses, twin houses, and standalone villas designed for varied family sizes — making it the most extensive option in the immediate area.
• Crescent Walk New Cairo by Marakez extends across 118 feddans with 1,200 units spanning apartments, duplexes, penthouses, townhouses, and standalone villas, with current promotions including a 40% cash discount and an 8-year installment plan.

Unit Types, Sizes & Prices at Grounds Compound

One of One Developments has structured the unit mix at Grounds Compound New Cairo to serve families across a wide range of sizes and needs — from compact two-bedroom apartments suited to small households, all the way up to spacious penthouses and duplexes designed for extended families. Every unit is delivered as Core & Shell, allowing each owner full freedom over interior finishing choices.

Per-square-meter prices range between EGP 50,000/sqm and EGP 60,000/sqm depending on unit type and location within the project. The figures above reflect installment pricing — a separate cash discount is available and can be confirmed with the sales team.

Payment & Installment Plans at Grounds Compound

One of One Developments has launched Grounds Compound with three distinct payment structures — among the longest installment plans currently available in the Sixth Settlement market — designed to accommodate a wide range of buyer profiles, from first-time homeowners to long-term investors.

The reservation deposit is set at EGP 100,000, fully refundable in the event the buyer decides not to proceed with the contract. The developer also offers a cash discount and seasonal promotions worth confirming directly.

To request the latest offers, contact the Grounds Compound hotline: ‎+201118183030.

Delivery Timeline at Grounds Compound

All units at Grounds Compound are scheduled for delivery within 4 years from the contract date, handed over as Core & Shell (semi-finished). This delivery format gives owners complete control over interior finishing choices, with no restrictions on materials or color palettes imposed by the developer.

Core & Shell delivery includes the full structural shell, electrical and plumbing rough-ins, exterior facades, and the building’s hotel-style entrances and lounges. Owners are responsible only for interior decoration, flooring, and final finishing touches.

Amenities & Facilities at Grounds Compound

Grounds Compound offers an integrated services package that goes beyond the typical Sixth Settlement compound, with each amenity designed to reinforce the Biophilic Design philosophy and to make residents largely self-sufficient inside the gates.

The 11-Feddan Central Park

The central park anchors the entire Grounds master plan, occupying 11 feddans — roughly one-fifth of the project’s total area. It includes dedicated jogging and walking tracks fully separated from vehicle traffic, outdoor workout zones, and safe playground areas surrounded by trees and shaded seating, creating a calm environment specifically tailored for families.

The Village — Mixed-Use Destination

The Village is built around a contemporary urban-village experience, featuring human-scale Walkable Lifestyle paths paved in warm-toned, interlocking materials. Cafés, restaurants, and global F&B brands are integrated within the landscape itself rather than housed in a separate commercial building. Edible Gardens and shaded gathering pockets create natural moments for social interaction across the community.

Double-Height Hotel-Style Entrances

Each building enters through a Double-Height lobby designed in the spirit of boutique hotels, with a dedicated lounge for residents and visiting guests. The format raises the daily privacy standard, shields entry and exit from summer heat and weather changes, and gives every building its own architectural identity from the very first step inside.

Bioswales — Sustainable Stormwater Management

The master plan integrates a Bioswales system widely used in international sustainable developments — natural water channels running alongside walkways that capture rainwater and redirect it for landscape irrigation. The result is a landscape that performs an environmental function alongside its visual role, and a measurable reduction in overall water consumption across the compound.

The Club House — Sports & Social Hub

The Club House at Grounds includes tennis and Padel courts, fully equipped fitness facilities built to international standards, and rooftop amenities offering relaxation spaces with views over the compound’s landscape. A dedicated Pet Park is also part of the design, serving residents who own pets — a feature increasingly demanded in modern Egyptian compounds.

Essential Services at Grounds Compound

Living Advantages at Grounds Compound

Several concrete factors set Grounds Compound apart from the broader Sixth Settlement market. The advantages below are grounded in specific master-plan decisions rather than marketing language:

• The 11-feddan central park takes up roughly one-fifth of the project’s footprint, giving most units a direct line of sight to landscaped open space — instead of the conventional small corner garden.
• The EDSA partnership with the master planners of Atlantis The Palm in Dubai places Grounds among internationally designed developments, not just locally executed ones.
• The height-gradient layout ensures natural light and airflow move freely between buildings, while preserving green-space sightlines from interior units.
• Double-Height hotel entrances with dedicated lounges in every building give each block a distinct, premium identity from the moment of entry.
• Bioswales sustainable infrastructure makes the landscape genuinely environmental rather than purely cosmetic — a feature still rare in most compounds in the area.
• The Walkable Lifestyle network allows most daily errands to be completed on foot inside the compound, without needing the car.

Investment Advantages at Grounds Compound

The investment case for Grounds Compound extends well beyond its New Launch status, and rests on several measurable factors:

• Launch-stage pricing: Entering during the New Launch phase secures a starting per-sqm rate from EGP 50,000/sqm, with strong upside as construction progresses and surrounding services in the Sixth Settlement come online.
• The 12-year installment plan: This is the longest available installment structure in the area’s compounds, lowering the monthly financial burden and broadening the buyer pool meaningfully.
• The EDSA value premium: Internationally-designed compounds tend to hold resale value better than purely locally-designed peers in the same price tier, especially in markets sensitive to design quality.
• Diversified rental demand: The presence of office spaces, medical clinics, and a retail strip inside the compound generates rental demand from non-residents — workers and visitors — which lifts the realistic rental yield ceiling.
• The Sixth Settlement growth trajectory: Major developers continue entering the district, a strong market signal of price appreciation in the years ahead.

About One of One Developments

One of One Developments is a newly established player on the Egyptian real estate scene, founded in 2025 by a group of entrepreneurs and senior executives with deep experience in real estate development and strategic land investment. The company is led by Mostafa Salah as Chief Executive Officer.

The company enters the Egyptian market with an investment portfolio exceeding EGP 150 billion and four strategic land plots distributed across eastern and western Cairo — part of an ambitious expansion roadmap aimed at securing a place among Egypt’s top-tier developers within the coming few years.

One of One’s operating philosophy rests on three core pillars: integrity and transparency in every client interaction, building long-term client relationships rooted in trust, and embedding sustainability into every project through the integration of contemporary design with environmental and social responsibility — all clearly visible in the Biophilic Design framework executed at Grounds.

The company partners with leading consultants from both the international and Egyptian markets. Notable partnerships include EDSA (USA) for landscape architecture, the renowned Egyptian architect Raef Fahmy on the Bridges Mall Sheikh Zayed project, and Leeds for facility management.

One of One Developments Project Track Record

Similar Projects in the Sixth Settlement

The Sixth Settlement spans a vast area hosting dozens of premium residential projects with distinct design philosophies, unit mixes, and payment plans. The following selection includes some of the most relevant alternatives available on our platform — worth exploring before finalizing a buying decision:

• Alca Compound by SAG Developments (in partnership with Madinet Masr) extends across 33 feddans with a deliberate focus on low-density living and privacy. The unit mix includes apartments and penthouses starting from 85 sqm, distributed across 26 small residential clusters.
• Noll Compound by Kleek Developments spans 90 feddans with a master plan designed by YBA Engineering (Eng. Yasser El Beltagy). The compound offers apartments starting from EGP 4,925,000 — making it a strong fit for buyers in the mid-tier price segment.
• Najm Compound by Royal Developments occupies 17 feddans with a built-up ratio capped at 18%, sitting at roughly 425 meters above sea level — making it the highest residential compound in Cairo, also designed by the YBA studio.
• Home Residence Compound by Home Town Developments spans 23 feddans with a focus on apartments and duplexes across multiple size formats, located close to South Teseen Street and the Middle Ring Road.

Final Word & How to Reserve at Grounds Compound

Grounds Compound (Grounds New Cairo) brings a different equation to the Sixth Settlement market — built on five anchor points worth weighing carefully:

• Strategic location with direct access to the Middle Ring Road and just two minutes from the Cairo–Ain Sokhna Road.
• International design pedigree through EDSA — master planners of Atlantis The Palm — alongside Innovation Design Studio.
• Low residential density with 72% of the area dedicated to landscaping and an 11-feddan central park.
• Launch-phase pricing from EGP 6,500,000 with installments extending up to 12 years.
• Fully refundable reservation deposit of EGP 100,000 — with the option to walk away at no cost.

For the latest pricing, available unit plans, and to schedule a site visit, contact the Grounds Compound hotline: ‎+201118183030.

Available daily from 10:00 AM to 10:00 PM