Eleven Residence New Cairo by STM Developments

Just steps from the main gate of the American University in Cairo, Eleven Residence New Cairo by STM Developments introduces a rare proposition to the East Cairo market: a direct-on-South-90th address combined with immediate handover and full hotel-grade finishing, backed by a developer with three decades of execution experience dating back to 1992. Prices begin at EGP 14,600,000, with a down payment of just 5% and a back-loaded installment plan extending up to 5 years.

Eleven Residence New Cairo Compound

Eleven Residence sits in one of New Cairo‘s most sought-after micro-locations, spanning 8 acres with a deliberate low-density layout of just 8 residential buildings. Unit sizes range from 115 sqm to 220 sqm, all delivered with full hotel-grade finishing including air conditioning units and water heaters, allowing immediate occupancy or rental from day one without any additional setup costs.

The compound is positioned to attract a specific buyer profile: returning expatriates, investors seeking instant rental income post-contract, and families looking to skip the multi-year construction wait that defines most New Cairo launches. This combination of irreplaceable location and turn-key readiness is exactly what makes Eleven Residence stand apart in a market dominated by off-plan projects with delivery timelines stretching three to five years.

About Eleven Residence New Cairo

STM Developments chose to take a different path with Eleven Residence, deliberately stepping away from the mega-compound model in favor of a low-density philosophy. The project occupies 8 acres with only 8 residential buildings, giving each block its own breathing room when it comes to views, ventilation, and privacy, while allocating the larger share of the land to open green areas rather than the dense building patterns common in surrounding developments.

This philosophy carries genuine investment value in a high-demand area like the AUC perimeter. Low-density compounds in this part of New Cairo tend to retain their market value longer than oversized projects with thousands of units, and they consistently attract a specific segment of buyers who prefer being part of a small, organized community rather than disappearing inside a project that houses tens of buildings packed against each other.

The architecture of Eleven Residence Compound follows a clean, modern European-inspired aesthetic, prioritizing functional facades over heavy ornamentation. Trees within the compound have been positioned according to wind direction and sun exposure to provide natural shade throughout the day, while pedestrian and vehicular pathways are clearly separated to create smooth circulation and cut down on noise inside the project.

All units at Eleven Residence are delivered fully finished, with air conditioning, water heaters, and complete kitchens, alongside smart lighting systems, automated gates, and advanced security features including facial-recognition access control and comprehensive camera coverage. This means the project is ready for immediate occupancy or leasing from day one, with no further finishing costs awaiting the buyer after handover.

The spacing between buildings has been calculated to allow generous airflow and natural light to reach every unit, while open views are preserved without the visual clutter of adjacent towers crowding each other. Underground parking handles vehicle storage in a way that keeps the surface clean and uncluttered, a small detail that compounds into a meaningfully better daily living experience inside the gates.

Request the latest brochure and pricing for Eleven Residence — free of charge

Eleven Residence Quick Facts Table

Schedule a viewing and inspect the hotel-grade finishing in person

Eleven Residence Location

In a market where available plots along South 90th Street have become extraordinarily scarce, STM secured a rare site with direct frontage on the American University in Cairo’s main gate. This is one of very few projects capable of combining the commercial pull of South 90th with the steady year-round demand generated by the AUC’s academic and professional ecosystem, making the location nearly impossible to replicate elsewhere in the Fifth Settlement.

The project sits directly on South 90th Street, the primary commercial and administrative artery of New Cairo, which hosts major bank headquarters, medical centers, and international corporate offices. The surrounding road network gives residents direct access to the Ring Road, Suez Road, and Mohamed Bin Zayed Axis, making any destination in Greater Cairo reachable without navigating internal congested streets.

The catchment area around Eleven Residence draws a wide demographic — AUC students and faculty, professionals working at the corporate offices lining South 90th, and families seeking a well-organized neighborhood away from the chaos that defines older parts of the city. This sustained mix of demand keeps occupancy and rental yields steady throughout the year, which is exactly the kind of stability investors look for in a residential asset.

Eleven Residence Location New Cairo

The proximity to the Golden Square area adds further value to the project, since this district concentrates many of the Fifth Settlement’s most active malls, restaurants, cafés, medical clinics, and daily-service centers. Residents at Eleven Residence get a complete lifestyle ecosystem within minutes, without ever needing to travel far from the compound — and the location easily connects to other Fifth Settlement neighborhoods like Andalus, Lotus, Narges, and Yasmeen.

The plot itself is one of the few remaining undeveloped parcels along this stretch of South 90th South, since most comparable plots in the immediate vicinity have already been built out over the past few years. This makes Eleven Residence one of the last opportunities to acquire a brand-new unit at this exact frontage without waiting for a future development cycle that may take years to materialize.

Landmarks and Distances Near Eleven Residence

Compounds Near Eleven Residence

Eleven Residence sits within an upscale residential belt that includes some of New Cairo’s most prominent existing and recently launched projects, which strengthens the location’s value and supports steady demand for units in the surrounding area. This belt is characterized by a mature service infrastructure and an elevated standard of amenities serving residents around the clock.

• Lush Valley New Cairo: Developed by City Edge across 60 acres in the Lotus District just 4 minutes from AUC, with 70% of land dedicated to greenery and starting prices from EGP 5,679,000.
• ZED East New Cairo: An ORA Developments mega-project on 350 acres, located 5 minutes from AUC, with apartments and villas across multiple phases starting from EGP 9,000,000.
• Crescent Walk New Cairo: Marakez’s 118-feddan community located 8 minutes from AUC, offering apartments from 110 sqm with European-inspired architecture and resort-style amenities.
• Saada Compound New Cairo: A premium project by Horizon Egypt with starting prices from EGP 37,000,000, featuring a 5% down payment and 7-year installment plans.
• Sarai Compound New Cairo: Developed by Madinet Masr across 1,250 feddans, offering apartments, duplexes, townhouses and villas with a 0% down payment option and installments up to 12 years.

Compare Eleven Residence with neighboring projects to find the best fit

Unit Types, Sizes and Prices at Eleven Residence

STM has chosen to launch Eleven Residence with apartment units only, deliberately avoiding the inclusion of villas or townhouses. This decision reflects the developer’s focus on disciplined low-density living rather than confusing variety, with thoughtful unit-size diversity that lets buyers select a layout matching their household size and lifestyle, whether that’s a practical two-bedroom for a couple or a larger three-bedroom unit for a growing family.

Eleven Residence Compound Apartments

The price per square meter at Eleven Residence ranges from EGP 127,000 to EGP 136,500, a level that reflects the value of the direct South 90th frontage, the immediate handover, and the hotel-grade finishing package. Note that the prices listed here are installment prices rather than cash prices, and they vary depending on the specific floor, view, and unit position within the project.

Reserve your unit at launch pricing — limited-time discount available

Payment Plans at Eleven Residence

STM has structured Eleven Residence around a back-loaded payment system designed to ease cash-flow pressure during the early years of the contract. The plan begins with a very low down payment and steadily increases the installment burden over time, which gives investors a real opportunity to lease the unit immediately thanks to the instant handover, so rental income can offset a meaningful portion of the early financial obligations.

The maintenance deposit of 8% of the unit value is paid to ensure long-term upkeep of the project’s quality and the consistency of its services. Real obligations begin at a modest pace in the first year and rise progressively, giving you sufficient runway to operate the unit before installments reach their peak in years three and four — a structure that aligns nicely with how rental income typically scales.

Eleven Residence Fifth Settlement

Delivery at Eleven Residence

Eleven Residence stands out for its immediate handover, a feature that virtually no other recent New Cairo launch can match. Units are delivered Fully Finished hotel-grade, with air conditioning, water heaters, and everything needed to move in or list for rent immediately, placing the project in a different category from the bulk of the Fifth Settlement market, where buyers typically wait 3 to 5 years before taking possession of their units.

The finishing specifications include high-quality flooring, modern wall finishes, fully equipped bathrooms, premium doors, and refined interior trim, alongside complete electrical and plumbing infrastructure and pre-installed AC units and water heaters in every apartment. This means you receive a unit that’s truly ready for life — no additional spend required after handover to prepare the unit for your own occupancy or to list it on the rental market.

Contact us today for immediate handover before prices increase

Living Benefits at Eleven Residence

Eleven Residence delivers a blend of advantages that’s genuinely difficult to assemble in a single project. It pairs locational strength with unit readiness and a short waiting period, three elements that make this project more practical for actual residents rather than just speculative investors. It also offers a clearer, lower-risk decision compared to off-plan purchases, which require years of monitoring and exposure to market volatility throughout the construction cycle.

• Direct South 90th Street frontage: ensures effortless daily life with immediate access to banks, medical centers, and corporate offices on the same street.
• Direct AUC frontage: places you in an organized, refined residential environment that consistently attracts senior corporate professionals and academic faculty.
• Low-density layout: only 8 buildings on 8 acres means real privacy and freedom from the cramped feeling typical of larger compounds.
• Hotel-grade finishing: saves you the cost and hassle of finishing, which can exceed 10% of unit value when buying a shell-only property.
• Immediate handover: a genuine competitive edge that eliminates the 3 to 5-year wait typical of off-plan projects in the area.
• Pre-installed AC and water heaters: means a direct move-in experience without the inconvenience of installation and setup.

Services and Amenities at Eleven Residence

Low Density as a Core Feature

The developer chose to position Eleven Residence as a project that lives by the principle of low density. Built on just 8 acres with 8 residential buildings, the design dedicates the larger share of the land to open and green spaces rather than building footprint. The result is comfortable separation between blocks that protects view privacy, supports natural ventilation, and lets daylight reach every unit without obstruction.

Smart Security Systems

STM has equipped Eleven Residence Compound with a sophisticated security system that includes facial-recognition technology at the main gates, modern surveillance cameras distributed throughout the project, and smart automated lighting and gate systems controlling all entry and exit points. This security level matches the profile of the AUC-adjacent neighborhood and ensures residents experience consistent peace of mind without requiring constant manual oversight from on-site teams.

Core Services at Eleven Residence

Investment Advantages at Eleven Residence

Investing in Eleven Residence is not simply about buying an apartment, it’s about acquiring a real-estate asset in one of New Cairo’s highest-demand pockets. The combination of direct frontage on South 90th Street and proximity to AUC creates a kind of demand stability that doesn’t depend on seasonal cycles, but rather on consistent daily activity from the surrounding community of students, professionals, and businesses operating in the area year-round.

From an investment standpoint, the unit becomes income-generating from day one without any waiting period for completion or operational ramp-up, while the hotel-grade finishing reduces preparation costs and accelerates the rental decision. Average rental rates in the immediate AUC perimeter reach approximately EGP 250,000 every 3 months, a number that reflects real, observable demand rather than theoretical projections.

This rental income translates to an annual yield of approximately 7% of unit value in standard cases, which is a strong and stable rate compared to traditional rental yields elsewhere in East Cairo. The Back-Loaded payment system also lets the investor begin collecting rent from day one with limited financial pressure in the early years, since first-year installments come in at just 5% — meaning rental revenue covers a significant share of the early financial obligations.

• Rare investment location: directly on South 90th Street and across from AUC, ensuring high resale and rental liquidity.
• Strong rental yields: average rents around AUC reach approximately EGP 250,000 every 3 months.
• Immediate handover: an unusual feature in today’s market that allows operating or leasing without the multi-year wait.
• Hotel-grade finishing: reduces setup time and accelerates tenant attraction, particularly among expatriates and corporate professionals.
• Diverse unit sizes: from 115 sqm to 220 sqm allows targeting flexibility between family, student, or investment housing.
• Flexible payment plan: Back-Loaded structure relieves liquidity pressure in the early years while rental income offsets a portion of installments.

About STM Developments

STM Developments is not a new name in the Egyptian market, but rather an established entity with an executive and engineering record dating back to 1992. The group operates through several arms including STM Engineering & Contracting, STM Investments, and STM Developments for real estate development, and is active across real estate, education, sports clubs, commercial malls, investments, and technology, making it more than just a traditional real estate developer.

The company brings extensive experience executing projects for the banking and industrial sectors over more than three decades, which gives its real estate developments genuine executional credibility built on a real portfolio of work rather than marketing promises alone. STM has also entered strategic partnerships with major Egyptian developers, including a cooperation agreement with Il Cazar Developments to develop multiple real estate projects in East Cairo, and a memorandum of understanding with La Vista Developments for the marketing and development of La Vista City in the New Administrative Capital.

Among STM’s most notable partnerships is its collaboration with Mountain View for Real Estate Development on a major residential project spanning 500 acres in Kayan City in East Cairo, comprising more than 1,200 villas. This kind of partnership reflects the company’s capacity to execute large-scale projects and to deal with major counterparties in the Egyptian real estate market, which is a meaningful signal of institutional credibility.

STM’s philosophy is distinguished by its combination of developer and executor under one roof, with the group relying on its own engineering arm to execute its projects. This eliminates the gap typically seen between paper plans and real-world delivery, and ensures the buyer receives a product matching the agreed specifications and quality without delays caused by poor coordination between multiple parties, which is a chronic problem across many Egyptian projects.

The company focuses on selecting project locations through rigorous market studies rather than opportunistic acquisitions, targeting areas experiencing rapid urban growth and rising demand such as the Fifth Settlement, New Cairo, and the New Administrative Capital. STM also focuses on delivering a product that combines finishing quality, prime locations, and flexible payment systems at competitive prices that serve a broad customer base, rather than focusing exclusively on the highest-income tier as many comparable developers tend to do.

STM Track Record

Other STM Projects

STM Developments continues to launch diverse residential projects across New Cairo targeting different customer segments. Its other key project is Mayan Compound New Cairo, the first project under the STM Developments brand. Located in the First Settlement at the intersection of Mohamed Naguib Axis and the old Suez Road on a 48-acre plot directly facing Madinaty, Mayan offers fully super-lux finished apartments with delivery within 9 months of contract signing, cash prices starting at EGP 8,650,000, a 10% down payment, and installments up to 10 years.

Discover the rest of STM’s portfolio and compare available opportunities