Sarai Compound New Cairo 2026

Sarai Compound New Cairo is one of Madinet Masr’s largest residential communities, located directly on Suez Road near Madinaty and Mostakbal City.

The project is developed across several phases, with a wide range of apartments, duplexes, townhouses, S-Villas and standalone villas, each offering different sizes, delivery dates and payment plans.

Prices in Sarai currently start from around EGP 3,6M, while apartment prices per square meter start from approximately EGP 72,000 in selected phases.

Payment plans start with down payments from 1.5% in certain phases, with installment periods of up to 12 years, The project also includes both ready-to-move units and properties with delivery periods extending up to 4.5 years.

Sarai New Cairo Compound

This page covers the latest Sarai Compound prices, payment plans, location, master plan, unit types, delivery dates and project phases, helping buyers compare the available options and understand which phase fits their needs best.

Sarai Compound Details Table

For available units and the latest prices, contact the Sarai New Cairo sales hotline: ‎+201117880864

Sarai Compound New Cairo

Sarai Compound Prices 2026

Sarai Compound New Cairo prices vary by phase, unit type and size, especially since the project includes a large number of phases and options, from studios and apartments to townhouses and villas.

Prices currently start from around EGP 3,600,000 for a 38 m² studio with a garden or a 50 m² one-bedroom unit in the Royal Residence phase.

Some large units reach around EGP 30,300,000 for an S-Building Triplex of 337 m² in phase S1.

Note: Prices were last updated in September 2026.

Sarai Compound master plan on Suez Road

Price per Square Meter in Sarai Compound

The price per meter in Sarai Compound starts from around EGP 72,000 for apartments in the Royal Residence phase, and rises depending on unit type, phase and the unit’s position within the project:

Price differences depend on the phase, unit size, unit position, finishing type and delivery date.

Apartment and Duplex Prices in Sarai Compound

Villa Prices in Sarai Compound

Dividing price by area, the price per meter settles at:

Apartments: EGP 72,000

Townhouses and Twin houses: EGP 83,000

S-Villa unit: EGP 89,000.

standalone villas: EGP 135,000

This gradient reflects the difference in each unit’s share of garden space and views.

• S-Villa Design Details

Ground Floor:

Includes a reception hall of 7.10 × 4.40 m, a kitchen of 3.70 × 3.40 m, a dining corner, and a nanny’s bedroom with a private bathroom separate from the rest of the floor.

There is also a guest bathroom and a guest bedroom of approximately 4.00 × 3.70 m, giving you the flexibility to host visitors on the ground floor without needing to go upstairs.

First Floor:

Includes the master bedroom of 3.30 × 4.35 m with a dressing room and a private bathroom.

It also has two additional bedrooms ranging from 3.60 × 3.70 m to 3.60 × 4.00 m that share one bathroom, along with a private family living room and an outdoor terrace.

This category is a corner model with two façades instead of one, which gives the unit more natural light and ventilation and a larger garden compared to the middle unit model.

S-Villa Layout at Sarai Compound New Cairo

Sarai Compound Payment Plans and Installments

The project does not offer a single payment plan across all phases, The down payment varies from one phase to another depending on the delivery date and unit type.

Below are the plans currently available.

Backloaded plan: Most of the 12-year installment plans use graduated installments, meaning payments are lower at the start and increase gradually over the repayment years.

It is worth noting that there is currently no zero down payment plan in Sarai Compound, The lowest available down payment is 1.5%, and only in selected phases (Royal Residence, Elm Tree Park, Club Views, ESSE Residences and Sheya).

The booking deposit starts from:

• Apartments: EGP 50,000
• Villas: EGP 100,000

Expressions of Interest (EOIs) are also being accepted for new launches.

For cash payment, the discount rate varies by phase and unit, A maintenance deposit is also paid upon delivery, and its value differs from one phase to another, so it is best to confirm the updated amount before signing the contract.

Sarai New Cairo units

To find the plan that best fits your budget and calculate the monthly installment for a specific unit, contact the Sarai New Cairo sales hotline: ‎+201117880864

Sarai Compound Delivery Dates and Finishing

There is no single delivery date in Sarai Compound, Delivery varies from phase to phase, from immediate delivery up to 4.5 years.

This range lets buyers choose the phase that matches when they need the unit, rather than being tied to one date.

What sets Sarai apart from other projects in the area is the availability of Ready To Move units in phase S1, the best option for anyone who wants to move in or rent out without waiting for construction.

Units are delivered semi-finished, with a full finishing service available through Madinet Masr’s finishing arm, allowing buyers to receive a move-in-ready unit without contracting outside contractors.

On the execution side, the developer has completed the internal road network and infrastructure, including water, electricity and sewage, and the commercial center and sports club are already operating.

Ongoing contracts to speed up construction include SCAD in the Crowns phase, a partnership with Redcon Spain with investments exceeding EGP 600 million.

And a memorandum of understanding with Abou El Wafa worth EGP 1 billion to develop buildings, fences and infrastructure.

Sarai New Cairo unit design

Sarai Compound Location

Sarai is a distinctive New Cairo project located on Cairo Suez Road near Mostakbal City and Madinaty, right where the road intersects with Al Amal Axis, one of the strongest connection points in East Cairo.

The axis links Sarai to the New Administrative Capital on one side, while Suez Road connects it to Heliopolis, Nasr City and the heart of New Cairo on the other.

The location gains even more value from the fact that Sarai Suez Road sits next to Madinaty and directly borders Mostakbal City.

Sarai Location places residents within an already mature service zone of schools, hospitals and shopping centers without having to wait for the area to be completed, which is a major difference compared to newer projects in New Cairo.

Sarai Compound location next to Madinaty

Landmarks Near Sarai Compound

Compounds Near Sarai

The area around the intersection of Suez Road and Al Amal Axis is one of the densest zones for large residential projects.

Below are the most notable neighboring compounds worth comparing with Sarai Compound before making a purchase decision.

• Bloomfields Compound Mostakbal City:

ِA Tatweer Misr project spanning 415 feddans directly opposite Madinaty, offering apartments and villas from 70 m² with prices starting from EGP 5,980,000.

• Il Bosco City Compound:

A Misr Italia project in Mostakbal City that leans toward villas and higher-priced units, with international schools inside the compound.

• Mayan Compound:

Located in the First Settlement at the intersection of Mohamed Naguib Axis and the Old Suez Road, with a price per meter starting from EGP 86,000 and delivery within 6 months.

• EVER Compound Fifth Settlement:

A CRED Developments project on 128 feddans with units starting from 190 m², making it the closest match for buyers looking for larger spaces.

• Kin Compound:

An Amary Developments project that dedicates 79% of its area to natural features and services, offering luxury villas with flexible payment plans.

Unit Types and Areas in Sarai Compound

Sarai offers a wide variety of units that meet the needs of different buyers and investors, with a broad range of residential, commercial and administrative units.

Units start with compact studios, such as 38 m² studios with a garden.

Then come the apartments, which include:

• One-bedroom units of 50 m²
• Two-bedroom units of 100 m²
• Three-bedroom units of 125 m²

The compound also offers larger spaces for anyone looking for privacy and luxury, including:

• Duplexes: Sky Loft apartments and a variety of duplex sizes reaching up to 218 m².
• S-Villas: Areas starting from 212 m² up to 239 m².
• Townhouses and Twin Houses: Units starting from 152 m² up to 259 m².
• Standalone Villas: Areas starting from 175 m² up to larger sizes.

Sarai New Cairo Phases

Alongside the residential phases, the project includes D2N Mall, located directly on Al Amal Axis with commercial, administrative and medical units.

As well as the Tajed Community commercial area at the heart of the compound, This is why the project is classified as residential, commercial, administrative and medical at the same time.

Sarai Compound villas

Facilities and Amenities in Sarai Compound

• Swimmable Lagoons and Water Canal

The water canal stretches across 50,000 m² through the heart of the project, lined with swimmable lagoons of up to 10,000 m² each and a depth of 1.4 meters, a depth carefully chosen to keep it safe for children.

The developer used this feature specifically in the design of the Cavana Lakes phase, where units have direct private beach access, while other phases overlook the artificial lakes and water features spread across the landscape.

• Sarai Sports and Social Club

The club is already operating inside the project and includes a water sports arena, football, handball, basketball and tennis courts, swimming pools, indoor studios, a fully equipped gym and a team of certified coaches for beginners and professionals.

The club is linked to a fitness center with a spa, and it is surrounded by running and walking tracks and cycling lanes that extend through the landscape. This is why the entire Club Views phase was designed with direct views of it.

• Commercial District and Business Zone

The project includes a fully integrated business zone offering offices in a range of sizes and co-working spaces, in addition to D2N Mall on Al Amal Axis, with commercial units starting from 53 m², offices from 46 m² and medical units from 42 m².

The system is completed by the Tajed Community commercial area, which brings together a hypermarket, restaurants, cafés and local and international brands.

Creating a self-sufficient community where residents do not need to leave the compound for their daily needs.

• International Schools District and Hotel

The developer allocated an entire district of the master plan to international schools, placed close to the different residential clusters, saving families a daily trip outside the compound.

The project also includes a five-star hotel with full hospitality services, a serviced residence area with hotel services, Sarai Mosque designed in Islamic style, and a dedicated horse riding track.

Sarai New Cairo facilities

Core Services in Sarai Compound

Advantages of Living in Sarai Compound

• An already inhabited community:

The project is not just on paper. Entire phases have been delivered and are home to thousands of owners, with the club, the commercial center and the internal road network already operating.

• Only 18% built-up area:

This means real distances between units and more privacy, with 82% dedicated to green spaces, landscape and water.

• The S-Villa model:

A fully independent entrance and garden at a price per meter of EGP 85,000 compared to EGP 120,000 for a standalone villa, a difference that saves buyers millions while keeping the villa experience.

• Ready-to-move units:

The Ready To Move units in phase S1 eliminate the waiting period entirely for anyone who wants to move in or rent out right away.

• A range of delivery dates:

From immediate delivery up to 4.5 years, allowing each buyer to choose the phase that fits both their budget and timing.

• An independent identity for each phase:

Each phase has its own clubhouse and facilities, which reduces pressure on shared amenities despite the project’s large size.

Investment Advantages in Sarai Compound

Sarai Compound next to Madinaty and the New Capital

The project’s investment appeal goes beyond its location to include its pricing structure, repayment period and the maturity of the area. Below are the key factors, backed by actual data.

• Installments up to 12 years with graduated payments:

This gives buyers a hedge against inflation, since installments start low in the early years and their purchasing power declines over time, while the market value of the asset rises.

• Down payment starting from 1.5%:

Available in Royal Residence, Elm Tree Park, Club Views, ESSE Residences and Sheya, It is the lowest down payment in the project and reduces the capital needed to enter the deal.

• Price-per-meter gap between phases:

The gap between EGP 72,000 and EGP 143,000/m² within the same project creates clear resale opportunities for buyers who enter early in each launch.

• Existing rental demand:

Having a sports club, commercial center, business zone and schools inside the compound creates rental demand from people working in the New Administrative Capital and Madinaty, especially for studios and one-bedroom units.

• The S-Villa model is the fastest to resell:

It targets a wide segment looking for a villa experience on an apartment budget, which gives it higher liquidity than standalone villas.

• Al Amal Axis and the Regional Ring Road:

Completing the network of axes in East Cairo links the area directly to the New Administrative Capital and its airports, which has historically been reflected in land and unit prices in the surrounding area.

Detailed Overview of Sarai Compound

Sarai does not treat its land as a plot to be divided into units, but as a mini city with a service center, a commercial district, a schools district and a sports club.

This is why Madinet Masr commissioned the British firm Benoy, known for designing major destinations, to create the master plan. The result relies on simple raw materials and warm colors that create a sense of calm throughout the project.

The developer allocated most of the land to nature. Buildings take up no more than 18% of the total area, while 82% went to green spaces, landscape, water features and internal roads.

That ratio is rare for a project of this size in East Cairo. Visually, the standout element is the water canal stretching across 50,000 m², lined with swimmable lagoons of up to 10,000 m² each at a depth of 1.4 meters.

This gives residents of the overlooking phases a private beach experience inside the compound all year round.

Because the project is built in independent phases, the developer gave each phase its own architectural identity, clubhouse and recreational facilities.

At the same time, every phase stays connected to the services of the wider project, which explains the clear contrast between the Tuscan style of Sheya, the French style of Elan and the open contemporary character of Elm Tree Park.

Sarai New Cairo

Meaning of the Name Sarai

The word Sarai means palace in its Turkish-Persian origin, a deliberate choice by Madinet Masr that reflects the philosophy of the project itself.

The residential phases were designed so that each unit gets its own entrance, garden and outdoor space to varying degrees.

The developer put this idea into practice with the S-Villa model, developed specifically for this project.

It gives residents the full independence of a villa, with a private entrance and garden shared with no neighbors, while reducing wasted space to lower both the purchase price and ongoing maintenance costs.

About Madinet Masr for Housing & Development

Madinet Masr for Housing & Development, known as MNHD, was founded in 1959, and its name is tied to establishing the entire Nasr City district with its main roads and spaces.

The company is listed on the Egyptian Exchange and has a financing solutions arm and a finishing arm, It has more than 65 years of experience in the Egyptian real estate market.

Its current strategy focuses on building large-scale communities on areas exceeding 1,000 feddans instead of small projects, an approach seen in Taj City and then Sarai.

Madinet Masr Track Record

Other Madinet Masr Projects on Our Website

The developer’s portfolio does not stop at Sarai, It extends across New Cairo and Mostakbal City with projects that differ in size and price segment. Here are the most notable ones in detail.

• Taj City Compound:

The developer’s largest project in New Cairo, covering more than 3.7 million m² on Suez Road near Cairo Airport. It includes a Kempinski hotel and multiple residential phases, with a built-up area of no more than 18%.

• Taj Sultan Compound New Cairo:

One of the luxury phases within Taj City, targeting buyers looking for units with distinctive views inside a fully serviced community.

• The Butterfly Compound Mostakbal City:

Spans 250 feddans directly on Al Amal Axis, offering townhouses, S-Villas and standalone villas with a 5% down payment and installments up to 12 years.

Sarai New Cairo Drawbacks

Despite Sarai’s many advantages and the variety of its phases, like any large real estate project it has some points worth considering before making a final purchase decision:

• The project’s large size:

Since the project spans a massive 5,500,000 m², some rear or newer phases, such as Royal Residence and Elm Tree Park, are relatively far from the main gates on Suez Road, which means a somewhat longer drive to reach the main exit.

• Long construction periods in some phases:

Some new phases have delivery periods of 4 or 4.5 years, which may not suit buyers looking to move in immediately or soon, except for phase S1, which offers limited immediate delivery.

• Ongoing construction density:

With 12 residential phases, commercial zones and D2N Mall, construction work continues in the unfinished phases, which may cause some temporary disturbance for residents of the delivered and inhabited phases.

• Price differences between phases:

The clear gap between prices in older or delivered phases and the new phases may make newly launched units relatively expensive compared to the project’s early launch prices.

Buyer tip: You can avoid these points by setting your priorities clearly, If you are looking for immediate delivery, choose phase S1, If you prefer a quiet setting away from construction work, it is better to choose already inhabited phases such as S1 or phases that are further along in delivery.

Sarai New Cairo Compound: Summary

Sarai Compound combines advantages that rarely come together in a single project in East Cairo:

• A prime location directly on Suez Road at its intersection with Al Amal Axis, 5 minutes from the New Administrative Capital and Madinaty.
• An area of 5,500,000 m² with only 18% built-up area and swimmable lagoons.
• An inhabited, fully operating community with a sports club, commercial center and business zone.
• Prices starting from EGP 3,600,000, with down payments from 1.5% and installments up to 12 years.
• Delivery dates ranging from immediate delivery in phase S1 up to 4.5 years, with a booking deposit starting from EGP 50,000.

To get the list of currently available units, the latest prices and to book a site visit, contact the Sarai New Cairo sales hotline: ‎+201117880864

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