Sarai Compound New Cairo 0% Down Payment

Built around a swimmable lagoon with a depth of 1.4 metres at the centre of a community spanning 5.5 million sqm, Sarai Compound New Cairo is one of the largest developments ever launched by Madinet Masr for Housing & Development, positioned directly on the Cairo–Suez Desert Road at its intersection with Al Amal Axis, next to Madinaty and minutes from the New Administrative Capital.

The master plan was drawn up by the British practice Benoy, while unit prices start from EGP 6,580,000 with payment plans beginning at 0% down payment and installments stretching up to 12 years interest-free.

The Meaning Behind the Name Sarai

The word “Sarai” means “palace” in its Turkish-Persian origin, and the choice was deliberate rather than decorative, since the master plan is built on giving each home its own entrance, garden and outdoor space.

The developer translated that idea into the S-Villa model, built specifically for this project, giving residents the full independence of a villa with a private entrance and garden shared with no neighbour, while trimming wasted floor area to cut both the purchase price and the maintenance cost.

Sarai New Cairo Project Overview

Sarai was never planned as a plot divided into units, but as a self-contained city with its own service core, commercial district, school district and sporting club.

That ambition is why Madinet Masr handed the master plan to Benoy, the British practice known globally as the master planner behind Formula One racetracks, producing a layout of raw, simple materials and warm tones that carry a consistent calm across the community.

The developer deliberately gave the land back to nature, keeping built-up area at just 18% of the total, while 82% went to green spaces, landscaping, water features and internal roads, a ratio rarely seen in a project of this scale in East Cairo.

The most striking element visually is the waterway running 50,000 sqm through the heart of the project, dotted with swimmable lagoons of up to 10,000 sqm each at a depth of 1.4 metres, giving waterfront homes a private beach experience all year round.

Because the project is delivered in independent stages, each phase received its own architectural identity, clubhouse and leisure facilities, which explains the contrast between the Tuscan character of Sheya, the French-inspired language of Elan and the open contemporary layout of Elm Tree Park.

Phases of Sarai Compound New Cairo

The community also holds a strip mall known as Tajed Community at its centre and a commercial destination on Al Amal Axis, which is why the project is classified as residential, commercial, administrative and medical at once.

Sarai Compound Details Table

To check currently available units and the latest price list, reach the Sarai Compound hotline on ‎+201118183030

Sarai Compound Location and Accessibility

The project sits directly on the Cairo–Suez Desert Road at the exact point where it meets Al Amal Axis, one of the strongest connection nodes in East Cairo.

The axis links the community 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.

Sarai also borders Madinaty and sits on the edge of Mostakbal City, placing residents inside a mature service belt of schools, hospitals and retail instead of waiting for the area to catch up, a real distinction against newer New Cairo compounds.

Landmarks Near Sarai Compound

Compounds Neighbouring Sarai New Cairo

The stretch where Suez Road meets Al Amal Axis carries one of the densest concentrations of large-scale residential projects in Egypt, so comparing the immediate neighbours is worth doing before committing.

• The Butterfly Compound: another Madinet Masr development sitting directly opposite Sarai on Al Amal Axis across 238 feddans, dedicating 80% of its land to greenery and lakes.
• Muse Mall Mostakbal City: a mixed-use strip mall on Al Amal Axis spanning 56,165 sqm, useful for buyers weighing a commercial investment alongside a home in the same corridor.
• Bloomfields by Tatweer Misr: spreads over 415 feddans facing Madinaty with roughly 10,600 units, and leans towards mid-to-upper apartment buyers.
• IL Bosco City by Misr Italia: covers 268 feddans and was designed by Italian architect Stefano Boeri, appealing to buyers after a distinctive architectural signature.
• Madinaty and Al Rehab: the two established Talaat Moustafa communities bordering Sarai, and the main reason the surrounding service network is already operational rather than promised.

Unit Types, Areas and Prices in Sarai New Cairo

Units are spread across the phases so each district serves a specific buyer profile, with Elan and Sheya focused on apartments and duplexes while RAI and Cavana Lakes are given over to villas.

All prices below are installment prices, not cash prices.

Apartment and Duplex Prices

Villa Prices in Sarai Compound

Dividing price by area puts the rate at EGP 70,000 per sqm for apartments, townhouses and twin houses, EGP 85,000 for S-Villas and EGP 120,000 for standalone villas, a gradient that reflects how much private garden and open frontage each unit receives.

Buyers targeting the lowest entry ticket in the community should look at Elm Tree Park, the newest phase inside Sarai, where studios open at a noticeably lower price point than the apartment range above.

Inside the S-Villa Layout

The unit is arranged over two floors, with the ground floor holding a reception, dining room, kitchen, guest bathroom, a maid’s room with its own bathroom and a terrace, while the first floor carries a master bedroom with walk-in closet and en-suite, two further bedrooms sharing a bathroom, a family living room and a terrace.

Two configurations are offered: a corner model that gains two façades and a wider garden, and a middle unit with an identical internal layout but a smaller plot, which accounts for the price gap between models within the same phase.

Payment Plans in Sarai Compound New Cairo

Reservation fees start at EGP 50,000 for apartments and EGP 100,000 for villas, with Expression of Interest registrations open on new releases.

Cash discounts shift by phase and unit, and a maintenance deposit is normally payable on handover. Madinet Masr has also introduced Theqa, which removes the maintenance deposit for up to 20 years, so confirm which arrangement applies to your unit before signing.

To work out which plan fits your budget and calculate the monthly installment on a specific unit, contact the Sarai New Cairo hotline on ‎+201118183030

Delivery Dates in Sarai New Cairo

Units in phases still under construction are handed over within 4 years of the contract date. What separates Sarai from most projects in the corridor is the availability of ready-to-move stock inside phases S1, S2 and Cavana Lakes, covering both apartments and villas in selected locations.

Homes are delivered semi-finished, with a full finishing package available through Madinet Masr’s own finishing subsidiary, allowing buyers to receive a move-in ready home without contracting outside firms.

On site, the internal road network and the water, electricity and sewage infrastructure are complete, while the commercial centre and sporting club are operational. Further contracts are accelerating delivery, including SCAD Development on Croons, a Redcon España partnership above EGP 600 million, and a EGP 1 billion agreement with Abu El Wafa covering buildings, walls and infrastructure.

Amenities and Facilities in Sarai Compound

• The Swimmable Lagoon and Waterway

A continuous waterway of 50,000 sqm runs through the centre of the community, punctuated by swimmable lagoons reaching 10,000 sqm each with a depth of 1.4 metres, a figure chosen deliberately to keep the water safe for children.

Cavana Lakes was designed around this feature specifically, giving its homes direct private beach access, while the remaining phases overlook the artificial lakes and water features woven through the landscaping.

• Sarai Athletic Club

The club is already operational and includes a water sports arena along with football, handball, basketball and tennis courts, plus swimming pools, indoor studios and a gym staffed by certified trainers for beginners and professionals alike.

Attached to it is a fitness centre with a spa, ringed by jogging and walking tracks and cycling lanes that thread through the landscaping, which is precisely why the entire Club Views phase was laid out to face it.

• The Commercial District and Business Hub

Sarai contains a full business district offering graded office sizes and co-working space, anchored by D2N Mall on Al Amal Axis, which brings together retail units from 53 sqm, offices from 46 sqm and medical units from 42 sqm.

Completing the picture is the Tajed Community strip mall, gathering hypermarkets, gourmet grocers, restaurants, cafés and both local and international fashion brands, delivering a level of self-sufficiency that keeps residents from leaving the compound for daily needs.

• School District, Hotel and Hospitality

The master plan sets aside an entire district for international schools positioned close to the various residential neighbourhoods, sparing families a daily commute outside the gates.

It also holds a five-star hotel, a serviced residence zone receiving hotel-grade servicing, Sarai’s mosque in a refined Islamic style, and a horse riding track.

Essential Services in Sarai New Cairo

Advantages of Living in Sarai Compound

• A community that is already inhabited: this is not a project on paper, since entire phases have been handed over and are home to thousands of owners today, with the club, commercial centre and internal road network operating in full.
• A built-up ratio of only 18%: real distance between homes and a higher level of privacy, against 82% given to greenery, landscaping and water.
• The S-Villa model: a fully private entrance and garden at EGP 85,000 per sqm compared with EGP 120,000 for a standalone villa, a gap that saves millions while preserving the villa experience.
• Ready-to-move inventory: available stock inside S1, S2 and Cavana Lakes removes the waiting period entirely.
• An independent identity for every phase: a private clubhouse and dedicated amenities per district ease the load on shared facilities despite the scale of the project.

Investment Advantages in Sarai New Cairo

The investment case reaches beyond location into price structure, payment duration and the maturity of the surrounding district. The factors below are the ones backed by hard figures.

• Interest-free 12-year installments at 0% down: an effective hedge against inflation, since the real value of each installment falls over time while the market value of the asset climbs.
• The price-per-sqm spread inside the project: the gap between EGP 70,000 and EGP 120,000 per sqm within the same community creates clear resale upside for early buyers in each new release.
• Existing rental demand: an operational sporting club, commercial centre, business district and school district generate rental interest from professionals working in the New Administrative Capital and Madinaty, particularly for studios and one-bedroom units.
• S-Villas resell fastest: the model targets a broad segment chasing a villa lifestyle on an apartment budget, which gives it stronger liquidity than standalone villas.
• A financially solid developer: Madinet Masr recorded EGP 52.6 billion in new sales during FY 2025 with a net cash position of EGP 5.6 billion, which materially lowers completion risk on a project of this size.

About Madinet Masr for Housing & Development

Madinet Masr for Housing & Development, known as MMHD and formerly Madinet Nasr (MNHD), was founded in 1959 by Eng. Mohamed Hazem Barakat and was originally tasked with developing the Nasr City district across more than 40 million sqm. It has been listed on the Egyptian Exchange since 1996 under the ticker MASR.CA.

Under President & CEO Eng. Abdallah Sallam, the company has delivered over 22 projects and more than 20,636 units, holds a land bank of 12.8 million sqm, and closed FY 2025 with EGP 52.6 billion in contractual sales, EGP 11.7 billion in revenue and EGP 3.6 billion in net profit.

Its current strategy centres on building large master-planned communities rather than isolated compounds, an approach visible first in Taj City and then in Sarai, supported by vertically integrated subsidiaries covering finishing, sales and proptech solutions.

Madinet Masr Track Record

Other Madinet Masr Projects on Our Website

The developer’s portfolio stretches across New Cairo, Mostakbal City and New Heliopolis with projects differing sharply in scale and price bracket, detailed below.

• Taj City Compound: the company’s flagship in New Cairo across roughly 900 feddans on Suez Road at the Ring Road intersection, split into 10 phases with European-inspired architecture, the Tajed commercial district and Shark Tank Business Park, on plans from 5% down over 8 years.
• Taj Sultan Compound: a delivered residential district within the Taj City footprint spanning 300,000 sqm, aimed at buyers who want a finished community with services already running.
• Talala Compound: the developer’s newest mega-project in New Heliopolis across 491 feddans with fully finished homes, an on-site university and a clubhouse, with prices opening around EGP 3,112,354.

Final Thoughts on Sarai Compound New Cairo

Sarai brings together a combination that rarely appears in a single East Cairo development:

• Direct frontage on Suez Road at the Al Amal Axis intersection, 5 minutes from both the New Administrative Capital and Madinaty.
• A footprint of 5.5 million sqm with a built-up ratio of only 18% and swimmable lagoons throughout.
• An inhabited, operational community with a sporting club, commercial centre and business district already running.
• Prices from EGP 6,580,000 with 0% down payment and interest-free installments over 12 years.
• Ready-to-move units with reservation fees opening at EGP 50,000.

Prices and payment plans change with every new release and vary from one phase to another depending on availability. For the current list of available units, updated prices and to book a site visit, contact the Sarai Compound New Cairo hotline on ‎+201118183030

Available daily from 10 AM to 10 PM