Compound 31 West October is a low-density residential compound developed by M Squared Developments on 31 acres (132,000 m²) in the eastern extensions of 6th of October City, directly off the 26th of July Corridor. The masterplan caps the building footprint at 19% of the land and places only 558 units on the site, which works out to roughly 18 homes per acre. The remaining land goes to gardens, walkways and a 7,000 m² artificial lake that most units face instead of facing each other.
Unit types run from 70 m² one-bedroom apartments to 330 m² standalone villas, with prices starting from EGP 10,642,000 (updated 2026) and payment plans stretching to 10 years. Handover is scheduled for 2028 in either semi-finished or fully finished condition. This page covers every attribute a buyer needs to compare 31 West against neighbouring October compounds: the land use, the full price ladder per unit type, the four payment plans, the distances to real landmarks, the amenity list and the developer’s track record.
How the 31 acres are divided: 19% buildings, one lake, two commercial buildings
The land-use split is the number that separates this compound from the denser mid-market compounds along the same corridor. Buildings occupy 19% of the 132,000 m², so more than four fifths of the plot stays open as landscaped gardens, water channels, jogging loops and internal streets. For comparison, many October compounds launched in the same price bracket sit closer to a 25% to 30% footprint.
The 7,000 m² lake forms the visual centre of the plan, and the residential blocks are arranged around it in a ring so that a large share of apartments, townhouses and villas open onto water or greenery. Two commercial buildings totalling 10,000 m² sit inside the gates and hold the supermarket, pharmacies, cafés, a farmers’ market area and co-working offices. The site is bounded by three main streets and served by two entrance gates, which spreads morning traffic instead of funnelling every car through one exit. M Squared also specifies energy-efficient lighting, efficient HVAC systems and electric-vehicle charging points in the parking areas, a detail few October projects at this scale include.
Unit types and sizes in 31 West October
Compound 31 West October offers five residential formats across a 70 m² to 330 m² range, so a first-time buyer and a family upgrading to a villa can shop inside the same gated community. Apartments come in one, two and three bedrooms. Townhouses, twin houses and standalone villas take the four-bedroom end of the range and sit closer to the lake edge and the outer green belts. The table below pairs each type with its size band and its 2026 starting price.
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| Unit type | Bedrooms | Size (m²) | Starting price (EGP) |
|---|---|---|---|
| Apartment | 1 | 70 to 90 | 10,642,000 |
| Apartment | 2 | 115 to 150 | 13,954,000 |
| Apartment | 3 | 155 to 180 | 17,662,000 |
| Townhouse | 4 | 225 | 24,626,000 |
| Twin house | 4 | 260 to 275 | 37,725,000 |
| Standalone villa | 4+ | 330 | up to 54,928,848 |
The one-bedroom apartment at 70 m² is the entry ticket and the natural rental unit: small enough to let to a single professional working in Sheikh Zayed or October’s industrial and university zones, and priced at the compound’s lowest absolute figure. Two- and three-bedroom apartments at 115 m² to 180 m² target families who want a lake-facing balcony without villa-level maintenance. The 225 m² townhouse is the cheapest way into a private garden, while the 260 m² to 275 m² twin house adds a second free side and a wider frontage. The 330 m² standalone villa closes the ladder for buyers who prioritise privacy over price per metre.
What are the prices at Compound 31 West October in 2026?
Prices at Compound 31 West October start from EGP 10,642,000 for a one-bedroom apartment, EGP 13,954,000 for two bedrooms and EGP 17,662,000 for three bedrooms, updated for 2026. Townhouses start from EGP 24,626,000, twin houses from EGP 37,725,000, and standalone villas reach EGP 54,928,848 depending on plot position and lake frontage.
Converted to a per-metre figure, the starting prices imply roughly EGP 150,000 per m² for the smallest apartment, about EGP 114,000 per m² for the three-bedroom apartment and around EGP 109,000 per m² for the townhouse. That pattern is typical of a compound where small units carry a premium for their absolute affordability and larger units are cheaper per metre. The villa tier sits near EGP 166,000 per m², reflecting the plot land value rather than built area alone. Units overlooking the 7,000 m² lake price above interior units of the same size, and the final figure moves with floor, orientation and finishing choice, so the numbers above should be read as the floor of each tier at the time of writing.
Payment plans and installments at 31 West October
M Squared structures the payment plans at 31 West as a trade-off between the size of the down payment and the size of the discount. A buyer who can put more cash in during the first three months takes a double-digit price cut; a buyer who wants the lowest possible entry spreads the balance across a full decade. The four plans on offer in 2026 are:
- 6% down payment, then equal installments over 10 years with no discount.
- 0% down payment, installments over 8 years, with a 6.8% discount on the total price.
- 5% down payment, installments over 8 years, with a 7% discount.
- 5% down payment plus 5% after 3 months, installments over 8 years, with a 10% discount.
Worked through on the EGP 10,642,000 one-bedroom apartment, the 10% plan lowers the contract price to about EGP 9,578,000 in exchange for roughly EGP 1,064,000 paid inside the first quarter. The 6% plan asks for about EGP 638,000 up front and leaves the full price to be paid across 120 monthly installments, which is the option most buyers financing from salary will compare against a bank mortgage. Because the 8-year plans finish two years before the 10-year plan, the choice also decides how much of the price is still outstanding at the 2028 handover.
Where is Compound 31 West October located?
Compound 31 West October sits in the eastern extensions of 6th of October City on the 26th of July Corridor, next to the Palm Hills Bamboo extension and about 5 minutes from Gezira Club’s October branch. The corridor links the compound eastward to Mohandessin and Lebanon Square and westward to Wahat Road, Waslet Dahshour and the Cairo-Alexandria Desert Road.
The eastern extensions are the part of October that grew after the 26th of July Corridor was extended, and they sit between the established October districts and Sheikh Zayed rather than deep inside the old city grid. In practice that puts 31 West on the Sheikh Zayed side of October’s retail belt, closer to Mall of Egypt and Mall of Arabia than most compounds in the southern expansions, and on the route to Sphinx International Airport without crossing central Cairo. Approximate driving times from the compound are:
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- Gezira Club (October branch) and Golf Central Mall: about 5 minutes
- Mall of Egypt, El Alsson British School and Lycée Albert Camus: about 10 minutes
- Mall of Arabia, Hyper One and New Giza: about 15 minutes
- Sphinx International Airport: 25 to 30 minutes
- Arkan Plaza, Americana Plaza and Galleria 40 in Sheikh Zayed: a short drive along the corridor
Dar Al Fouad Hospital, MSA University and Winchester International School all fall inside the same 15-minute radius, which matters for families comparing October against New Cairo, where equivalent schools and hospitals are often further from the newer compounds. Sphinx International Airport is the practical advantage for frequent flyers: it handles domestic and a growing list of regional routes and cuts the trip to a runway to under half an hour, against 60 to 90 minutes to Cairo International.
Neighbouring compounds and how 31 West compares
The immediate neighbours of the compound define its price tier. Palm Hills Bamboo extension borders the site, and Vida Residence in October Gardens, West Clay, Beta Residence and Villagio by Modon sit within a few minutes along the same axis, with Mountain View’s Spring Fields Park and Palm Hills October a little further west. All of these are gated, mid-to-upper communities with the same buyer profile, so 31 West enters an already established residential belt rather than pioneering an empty zone.
Where 31 West differs is scale and density. Most of its neighbours are multi-phase projects on 100 acres or more; 31 West is a single 31-acre plot with 558 units, a fixed 19% footprint and an internal commercial core of 10,000 m². Smaller communities finish construction faster, keep the landscaping consistent across the whole site from day one, and give homeowners’ associations a manageable size. The trade-off is fewer large-scale facilities than a 300-acre neighbour can offer, such as a full sports club or an on-site school, which 31 West substitutes with the health club, kids’ zone and the schools within 10 minutes.
Amenities and services inside Compound 31 West October
The amenity programme here is sized for daily life rather than for a resort weekend. The commercial buildings handle groceries, medicine and work; the lake edge handles dining and leisure; the green loops handle sport. The main facilities are:
- A 7,000 m² artificial lake ringed by restaurants and cafés, including a lake café on the water.
- A 10,000 m² commercial hub across two buildings: supermarket, pharmacies, retail brands, food outlets and a farmers’ market area.
- Co-working and meeting spaces with high-speed internet, plus administrative office units.
- A health club with gym equipment, group-exercise studios, spa, sauna and jacuzzi.
- Jogging tracks, cycling lanes and shaded green paths with yoga and meditation areas.
- A swimming pool, a clubhouse with a multipurpose hall, and event gardens for outdoor gatherings.
- A secure kids’ play zone with educational equipment, and a dedicated pets zone.
- A 24-hour medical centre for primary care and emergencies.
- Electronic gates, CCTV coverage and round-the-clock security, with backup generators.
- Housekeeping, maintenance and a customer-service team, run under a smart building-management system.
Operations follow a smart-community model: building-management software covers access control, surveillance and energy use, and a scheduled maintenance programme runs across every shared facility. For a buyer treating the unit as a long-term asset, a funded maintenance programme and a facility-management structure matter as much as the amenity list itself, because they determine how the compound looks ten years after handover and therefore what a resale unit fetches.
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When will Compound 31 West October be delivered?
Compound 31 West October is scheduled for delivery in 2028, three years from contract, with buyers choosing between semi-finished and fully finished units at signing. Semi-finished units arrive plastered with core services installed for the owner to fit out; fully finished units arrive ready to occupy or let immediately.
The finishing choice changes both the cash flow and the exit. A semi-finished apartment lowers the contract price and lets the owner set the interior specification, but it adds finishing cost and time after 2028 before the unit can be rented. A fully finished unit costs more per metre but can generate rent from the month of handover, which is the version most investors buying the 70 m² and 115 m² apartments will prefer. Buyers on the 10-year plan will still have about seven years of installments running after they receive the keys, so a rentable unit at handover helps service those payments.
Who is M Squared Developments, the developer of 31 West October?
M Squared’s portfolio across New Cairo, October and the North Coast
M Squared Developments, founded in 2012, is the real-estate arm of Intro Holding, an Egyptian group with interests in oil and gas services, financial investment, food and beverage, agriculture and recycling. The developer’s portfolio spans residential, coastal and commercial products, which gives a buyer several completed or ongoing references to inspect before committing to a unit here. Its main projects include:
- Trio Gardens, a residential compound in New Cairo’s Fifth Settlement.
- The Annex, a second residential project in New Cairo.
- 41 Business District, a commercial and administrative development in Katameya.
- El Masyaf, a coastal village in Ras El Hekma on the North Coast.
- Marmarica, a second North Coast village.
31 West is M Squared’s first residential compound in west Cairo, so its relevant track record is the New Cairo residential work rather than a previous October project. Trio Gardens is the closest comparison in product type: a gated apartment-and-townhouse community with a lake-centred masterplan, sold on similar down-payment-plus-discount structures.
Is Compound 31 West October a sound investment?
The investment case for Compound 31 West October rests on three facts stated above: a 19% footprint on 31 acres with only 558 units, a location on the 26th of July Corridor inside an established belt of Palm Hills, Modon and Mountain View communities, and a 2028 handover with payment terms running to 2036 on the longest plan. Low unit supply within a compound tends to support resale prices because there are fewer identical units competing on the secondary market at any moment.
On yield, the 10,000 m² commercial core and the lake-front dining strip give the compound its own rental demand drivers, and the 70 m² and 115 m² apartments are the units best matched to tenants from Sheikh Zayed’s office parks, October’s universities and Sphinx Airport staff. Buying in 2026, two years before handover, captures whatever price movement occurs between launch pricing and delivery pricing, a spread that has been substantial in west Cairo through the last three years as construction costs and currency rates moved.
The project suits an end-user family that wants a walkable lake-side community near October’s schools and malls, and an investor who wants a small apartment in a low-density compound with an internal commercial anchor. It suits less well a buyer who needs an on-site school or a full sports club inside the gates, or a buyer whose budget tops out below EGP 10 million, for whom the eastern extensions offer older or denser alternatives. The analysis here is guidance based on stated facts, not investment advice, and prices are subject to change under the developer’s policy and unit availability at contract.
Summary
Compound 31 West October combines a 19% building footprint on 31 acres, a 7,000 m² central lake and a 10,000 m² commercial hub with a unit range of 70 m² to 330 m² priced from EGP 10,642,000 in 2026. Four payment plans run from zero down to 10-year terms, and delivery is set for 2028 in semi-finished or fully finished form, on the 26th of July Corridor beside Palm Hills Bamboo. To check current availability, updated prices or to arrange a viewing, use the contact form on this page.