Residential projects are the largest property category in the Egyptian market, covering every gated compound, low-rise community and coastal village built primarily to live in. They span New Cairo, the New Administrative Capital, Sheikh Zayed and Mostakbal City. Real Estate Capsule currently lists 343 residential projects, with unit prices starting from EGP 220,000 and reaching EGP 74,000,000 depending on size, location and unit type.
What defines a residential project?
A residential project is any development whose primary purpose is housing — whether a gated compound with landscaped grounds and full amenities, a cluster of residential towers inside an established district, or a coastal village built for seasonal use. What separates it from a commercial or administrative development is that every design decision — building distribution, built-up ratio, the type of services provided — is organised around daily quality of life rather than customer footfall.
Since 2015 the shape of the Egyptian residential project has changed noticeably: built-up ratios in most compounds dropped to between 18% and 25% of total land area, open space and artificial lakes expanded, and core amenities — a sports club, a retail strip, schools, medical space — became part of the original master plan rather than a later addition.
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Unit types inside residential projects
Most large residential developments release several unit types within a single master plan so they can serve different budgets and family sizes:
| Unit type |
Typical sizes |
Best suited to |
| Apartments |
80 – 220 m² |
Smaller families and investors who want maximum liquidity |
| Duplexes |
180 – 300 m² |
Families who want villa space at a lower price |
| Penthouses |
150 – 400 m² |
Buyers prioritising privacy and panoramic views |
| Townhouses and twinhouses |
200 – 350 m² |
Buyers who want a private garden without villa pricing |
| Standalone villas |
300 m² and above |
Maximum privacy and space |
| i-Villas and S-Villas |
150 – 250 m² |
Buyers who want the villa experience on apartment-like instalments |
Residential unit prices in Egypt
Across the residential projects listed on the platform, prices fall into three clear bands:
- Entry and mid-market: from EGP 220,000 per unit, typically smaller apartments in cities such as Shorouk City, 6th of October and the Sixth Settlement.
- Upper-mid market: between EGP 4 and 10 million — the widest band, covering most apartments and duplexes in major compounds.
- Premium: from EGP 15 million up to EGP 74,000,000, covering standalone villas and prime coastal units.
The average listed unit price across all residential projects sits around EGP 8.8 million. Note that Egyptian developers revise price lists frequently — always confirm the latest figures before reserving.
Popular residential projects on Real Estate Capsule
How to choose the right residential project
1. Start with location, not the unit
The daily commute between the project and your workplace and your children’s schools is a cost you pay every single day for years. Finishing can be changed later; a location cannot. Review the city archive before comparing individual projects.
2. Check the built-up ratio
A lower built-up ratio means more open space and better long-term value retention — but it also raises the price per metre and the annual maintenance charge.
3. Compare payment plans, not just headline prices
Two projects at the same total price can be completely different: 5% down over 10 years puts far less monthly pressure on your budget than 20% down over 5 years.
4. Verify the developer’s delivery record
Look up the same developer’s earlier projects and compare actual handover dates against contracted ones. This single indicator tells you more than any brochure.
Frequently asked questions
What is the difference between a residential and a mixed-use project?
A residential project is dedicated entirely to housing and its supporting amenities. A mixed-use development combines residential, commercial and administrative components in one master plan, usually delivering a higher investment yield in exchange for less privacy.
Is buying off-plan better than ready-to-move?
Off-plan gives you a lower price and longer instalment terms; ready-to-move removes delivery risk and lets you occupy or rent immediately. The right answer depends on whether your goal is to live in the unit or to invest, and on how long you can wait.
What are maintenance fees in Egyptian compounds?
They typically range from 5% to 10% of the unit price as a one-off payment, or an annual charge calculated per square metre. The figure varies with the scale of amenities inside the project.
Our team can shortlist the residential projects that fit your budget
