Compound 90 Avenue Fifth Settlement, New Cairo is a mixed-use development by Tabarak Developments (TBK) that fronts directly onto South 90th Street, the busiest commercial spine in New Cairo (Fifth Settlement). The project spans 50 acres and folds apartments, duplexes, hotel-serviced apartments, administrative offices, and street-front retail into a single masterplan, which is unusual for a residential address on this street. Tabarak chose a frontage strategy rather than a tucked-away plot, so the retail and office faces sit on 90th Street itself and feed off its daily traffic.

Pricing opens at EGP 12,700,000 for a one-bedroom apartment, placing the compound in the upper-middle tier of New Cairo, with a 10% down payment and the balance over 5 years at zero interest. The developer behind it has traded since 1979, so a buyer signing a five-year plan is dealing with a builder that predates 90 Avenue by more than four decades. The mix of unit categories is the project’s defining trait, and the sections below work through location, the masterplan, every unit type with its prices, the payment systems, the amenities, the new Blissvale phase, the developer’s record, and an investment read grounded only in the project’s own figures.

Why South 90th Street is the location that defines this compound

South 90th Street is the main artery linking the districts of New Cairo to each other and connecting the area to the Ring Road and the Mohamed Naguib Axis. It carries the highest concentration of malls and gated compounds in New Cairo, which is the commercial logic behind the location: every unit on the street, residential or commercial, draws on heavy daily footfall. That is why Tabarak placed the commercial and administrative faces on the project itself instead of separating them onto a secondary plot. For a residential buyer the same street means schools, malls, and clinics are minutes away rather than a drive across the district.

The street also sits beside three universities. The American University in Cairo (AUC) is a short walk from the main gate, while Mostakbal University and the Canadian university nearby keep the surrounding rental market active across the full academic year. That cluster matters for anyone buying to let, because student and faculty demand tends to hold through the months when other rental pockets soften.

Distances and landmarks around 90 Avenue

The American University in Cairo (AUC) is minutes on foot from the main gate, supplying a steady tenant pool of students and academics.
The Ring Road is reachable within a few minutes, opening routes to Heliopolis, Maadi, and Nasr City.
Cairo Festival City Mall, one of the largest malls in New Cairo, is a short drive away.
The New Administrative Capital is minutes out via the Mohamed bin Zayed South Axis.
Cairo International Airport connects to the site through the Ring Road and the Middle Ring Road.
Mostakbal City, one of the fastest-developing zones in eastern Cairo, sits a short distance away.

On the same street the compound neighbours projects in a comparable price bracket, most notably Orla Residence and The Icon Gardens, which lets a buyer benchmark units on the identical frontage before committing. That kind of side-by-side comparison is rarely possible for compounds set back on internal roads, and it is one practical advantage of a 90th Street address.

New Cairo (Fifth Settlement) itself is the most established of Cairo’s eastern new-urban districts, built out over two decades into the city’s main hub for international schools, private universities, and large retail. South 90th Street runs as its commercial backbone, which is why frontage on it commands a premium over internal plots. The Mohamed bin Zayed South Axis that connects the compound to the New Administrative Capital is the same corridor driving demand eastward, so a unit here sits between the mature services of Fifth Settlement and the growth pull of the new city. That dual position is the structural reason the district holds value rather than depending on a single catalyst.

The masterplan: an 18% footprint on 50 acres

Tabarak set the built-up ratio at no more than 18% of the total area, which leaves 82% of the 50 acres for greenery, artificial lakes, and walkways. That green share runs above the New Cairo average and translates into lower visible density and more privacy inside the compound. The residential blocks rise as ground plus five upper floors, with modern facades and balconies that mostly overlook the landscaped zones or the lakes rather than neighbouring walls.

The developer left deliberate spacing between blocks to avoid the direct face-to-face overlooking common in older compounds, where balconies stare into the opposite building. Combined with the low footprint, the layout reads as open rather than packed, and the lake-and-garden network doubles as the view for most units instead of being confined to a single central park.

Unit types, sizes, and prices

The compound carries an unusually wide spread of unit categories. Alongside standard apartments it includes duplexes, hotel-serviced apartments with managed services, and administrative offices and retail shops on the frontage. Residential apartment areas run from 99 to 265 m². That breadth is a genuine strength for anyone chasing a rentable investment unit, though some first-time residential buyers may still prefer the tighter privacy of a purely residential compound. The table below sets out the residential and hotel-serviced options with their bedroom counts, areas, and prices.

Unit type	Bedrooms	Area (m²)	Price (EGP)
Apartment	1	100	12,700,000
Apartment	2	139, 168	15,645,000, 19,020,000
Apartment	3	173, 182	19,530,000, 21,625,000
Duplex	3	328	56,651,000
Duplex	4	343	55,591,000
Hotel-serviced apartment	2	105, 160	15,255,000, 25,711,000
Hotel-serviced apartment	3	169, 245	19,062,000, 37,230,000
Hotel-serviced apartment	4	218, 248	28,482,000, 29,704,000

The price per meter on residential apartments starts near EGP 112,000 for the larger units and climbs to roughly EGP 127,000 on the smaller ones, the normal pattern where the per-meter rate rises as the area shrinks. Duplexes push the per-meter range to EGP 162,000, 172,500, reflecting their larger footprint and the premium attached to a two-level layout. Prices were updated in 2026, and confirming the current figure at the point of reservation is advisable, since the table moves with each release.

The one-bedroom apartment at 100 m² is the project’s entry point and the unit most exposed to the AUC rental pool, since a compact layout near a university lets at the strongest yield per meter. Two and three-bedroom apartments, running from 139 to 182 m², are the core family stock, large enough for a household yet still inside the sub-EGP 22 million band that defines the upper-middle tier here. Duplexes at 328 and 343 m² move into a different segment entirely, aimed at buyers who want a standalone-style footprint with a two-level layout while keeping an apartment’s maintenance profile.

The hotel-serviced apartments are the most investment-oriented residential category. Spanning 105 to 248 m² across two to four bedrooms, they come with managed services, which positions them for short-term and serviced letting rather than a standard annual lease. For an investor who wants rental income without handling the day-to-day management, this is the line that fits, and it is one a purely residential compound on the street does not offer.

Administrative and commercial units

Administrative offices: EGP 90,000 to 95,000 per meter, suited to startups and consultancies targeting a New Cairo clientele.
Retail units: EGP 180,000 to 250,000 per meter, with the gap driven by whether the unit faces South 90th Street directly or sits inside the internal commercial strip.

The office per-meter rate is the clearest signal of the project’s investment angle: a commercial or administrative unit on a 90th Street frontage can be let for a recurring monthly income that a purely residential compound cannot offer. Retail pricing tracks position, so a direct-frontage shop commands the top of the range while an internal-strip unit sits at the lower end.

Payment systems at Compound 90 Avenue Fifth Settlement, New Cairo

Tabarak offers two main routes to purchase, one built on a long installment term and one on a sizeable cash discount, with no interest applied to the installments in either case. The structure keeps the entry point accessible relative to the headline price while rewarding outright buyers.

Installment plan: 10% down payment on the unit price, with the balance spread over 5 years at zero interest, available on ready-to-deliver units.
Cash plan: full settlement of the unit price in one payment, with a 25% discount off the listed price.
Maintenance fee: EGP 2,000 per meter, paid once before handover or per the schedule set by the compound’s management.

On the smallest unit, a 100 m² apartment at EGP 12.7 million, the 10% down payment works out near EGP 1.27 million, with the balance divided across 60 months for an average monthly installment around EGP 190,000. That figure is approximate and for guidance only, since the final numbers shift with the unit type and any price update. The cash route, by contrast, trades the installment convenience for a quarter off the sticker, which can be the stronger play for a buyer with liquidity who wants the lowest total cost.

Delivery and handover

A distinctive point about the project is that part of the inventory is available for immediate handover rather than sold purely off-plan. The installment plan is tied specifically to these ready-to-deliver units, which shortens the gap between purchase and possession and lowers the construction-risk a buyer carries on a five-year term. Because availability is released by phase and changes with each batch, the precise units ready at any moment are best confirmed directly before reservation. The 25% cash discount applies regardless of which phase a unit sits in.

Amenities and services

The amenities split into two clear groups: leisure and sports facilities for residents, and the operational security and maintenance services that keep the compound running. The distinction is worth noting because these are not brochure decoration, they are a real component of the monthly maintenance cost the EGP 2,000-per-meter fee covers.

Leisure and sports

Swimming pools in varied sizes distributed across the project’s zones.
Artificial lakes threading through the green spaces, with most units overlooking them.
An internal commercial area with restaurants and cafes, so residents need not leave the compound for everyday outings.
Equipped gyms plus running and cycling tracks inside the project.
Multi-purpose sports courts.

Security and operations

24-hour security and guarding on a shift system.
Surveillance cameras across the gates, entrances, and shared areas.
Backup generators and modern fire-fighting systems.
Secured garages close to the buildings.
Daily maintenance and cleaning services across the week.

The Blissvale phase

Tabarak launched a newer phase inside the project under the name Blissvale, dedicated entirely to duplexes and roof units with panoramic views. Blissvale duplexes come in areas between 239 and 275 m² across varied floor distributions, while the roof units arrive at 189 m² with open outlooks over the green spaces. The phase runs on the same payment terms as the wider project, a 10% down payment with installments over 5 years.

Blissvale targets families looking for a larger unit while keeping the same location advantages, without relocating to a separate compound. For a household that has outgrown a standard apartment but values the AUC proximity and the 90th Street frontage, the phase offers a step up in space inside the address they already want.

About Tabarak Developments (TBK)

Tabarak Holding (TBK Developments) is an Egyptian developer founded in 1979, which puts its market experience beyond 45 years. The company works across residential, commercial, and administrative development and holds a project portfolio inside Egypt and abroad. That long operating record is a material factor for a buyer committing to a five-year installment, because the risk of delivery delay or stalled amenity construction falls when the developer has been building for decades rather than years.

Selected Tabarak projects

Tabarak City in Maadi.
The Sundry project in Maadi.
Fantazia in Ras Sudr.
Capital East Residence in Nasr City.
Al Aali Clinic in Maadi.
Al Aali Al Riyadh in the Kingdom of Saudi Arabia.

The spread across Maadi, Nasr City, Ras Sudr, and Riyadh shows a developer that has delivered in multiple Egyptian submarkets and exported the model regionally, rather than a single-project newcomer. For the 90 Avenue buyer that diversity reads as evidence the company can carry a mixed-use compound through to handover.

Is Compound 90 Avenue Fifth Settlement, New Cairo a good investment?

The investment case for the compound rests on three fixed facts from the project’s own data. First, the location: South 90th Street is among the most active streets in New Cairo, and the AUC proximity secures durable rental demand from students and expatriates with above-average budgets. Second, the unit mix: having commercial, administrative, and hotel-serviced units in one project opens investment routes a purely residential compound cannot match, especially for an investor seeking a steady monthly yield from a street-front retail unit. Third, the developer: Tabarak’s 45-plus years in the market reduce the risk of delayed handover or a shortfall on contracted amenities.

On the other side, the price tier makes the project a poor fit for a first-time buyer on a limited budget under EGP 10 million, since the smallest apartment opens at EGP 12.7 million. The mixed-use character, residential alongside commercial and administrative inside one gate, may also not suit a buyer who wants complete seclusion away from client and employee traffic. The clearest fit is an investor with a budget between EGP 13 and 30 million, a residential buyer who prioritises closeness to the American University, and a commercial buyer hunting a unit on South 90th Street at a per-meter rate below some neighbouring malls. This analysis is for guidance only and is not investment advice; the final decision rests on your own finances, your goals, and a direct review of the project documents.

How does 90 Avenue compare to neighbouring compounds?

The fairest comparison sits on the same street. Orla Residence and The Icon Gardens share the South 90th Street frontage and a broadly similar price bracket, which lets a buyer judge the project against direct neighbours rather than against compounds on internal roads with different access. Where 90 Avenue separates itself is the unit mix: most residential addresses on the street sell apartments and the occasional duplex, while this project adds hotel-serviced apartments, administrative offices, and street-front retail under one gate. A buyer comparing options is therefore weighing a purely residential neighbour against a mixed-use one, and the right choice depends on whether commercial neighbours and the chance of an income-producing unit are an advantage or a drawback for that household.

On density the project reads better than older stock on the same street. An 18% built-up ratio against a New Cairo norm that often runs higher means more open ground per unit, and the deliberate spacing between blocks removes the direct overlooking that dates many earlier compounds. The per-meter rate is the other lever: residential apartments here sit near EGP 112,000 to 127,000, while the retail and office space prices against commercial benchmarks rather than residential ones, which is why a commercial unit on the frontage can be cheaper per meter than space in some of the standalone malls further along the street.

Lifestyle and the resident experience

Day to day the design aims to keep most needs inside the gate. The internal commercial area carries restaurants and cafes, so residents have everyday dining without leaving for the street, and the gyms, running and cycling tracks, and multi-purpose courts cover routine exercise on site. With 82% of the 50 acres given to greenery, lakes, and walkways, the open space is the backdrop for most units rather than a single distant park, and the lake views attached to the majority of balconies are a direct result of that low footprint. For a family the combination of on-site schooling options nearby, daily security, and walkable greenery is the practical case for the address.

The result is an address that works for more than one buyer profile at once. A family can live in a three-bedroom apartment overlooking a lake while an investor two blocks away holds a serviced unit or a frontage shop, and both draw on the same security, maintenance, and university-driven demand. That breadth of use inside a single gated plot is the trait that most clearly sets the project apart from the residential-only compounds around it.

Frequently asked questions about Compound 90 Avenue Fifth Settlement, New Cairo

How much is an apartment at 90 Avenue?

Apartment prices at Compound 90 Avenue Fifth Settlement, New Cairo start from EGP 12,700,000 for a 100 m² one-bedroom unit and reach about EGP 21,625,000 for a three-bedroom apartment of 173 to 182 m². Prices were updated in 2026 and move with each release, so confirm the current figure at reservation.

Who is the developer of 90 Avenue?

Compound 90 Avenue Fifth Settlement, New Cairo is developed by Tabarak Holding (TBK Developments), an Egyptian company founded in 1979 with a portfolio that includes Tabarak City in Maadi, Capital East Residence in Nasr City, and the Al Aali project in Riyadh. Its market experience runs beyond 45 years.

Where exactly is 90 Avenue located?

Compound 90 Avenue Fifth Settlement, New Cairo sits on South 90th Street in the heart of New Cairo, minutes from the American University in Cairo, the Ring Road, and Cairo Festival City Mall. The location links the compound directly to the New Administrative Capital via the Mohamed bin Zayed South Axis.

Does 90 Avenue have ready-to-deliver units?

Compound 90 Avenue Fifth Settlement, New Cairo offers ready-to-deliver units on a 10% down payment with the balance over 5 years at zero interest, or a cash settlement with a 25% discount. For currently available units and the exact specification of each phase, it is best to reach out and confirm availability.

What does the maintenance fee at 90 Avenue cover?

The maintenance fee at Compound 90 Avenue Fifth Settlement, New Cairo is EGP 2,000 per meter, paid once before handover or per the management schedule. It funds the operational services that keep the compound running, including the 24-hour security, the surveillance network, the backup generators, and daily cleaning of the shared areas and landscaping.

What is the Blissvale phase at 90 Avenue?

Blissvale is the newer phase inside Compound 90 Avenue Fifth Settlement, New Cairo, dedicated to duplexes of 239 to 275 m² and roof units of 189 m² with panoramic views over the green spaces. It runs on the same terms as the wider project, a 10% down payment with installments over 5 years.

Conclusion

The compound combines a frontage on South 90th Street beside the American University, a developer with 45 years in the market, and an unusually broad unit mix that opens options for both residential buyers and commercial investors. Prices start from EGP 12.7 million on a flexible installment plan, and the amenities are arranged to serve residents through the day. To check updated prices, book a viewing, or see which units are currently available, get in touch through the form on this page.

Compound 90 Avenue Fifth Settlement, New Cairo

About the Project