Compound 97 Hills New Cairo occupies 97 acres pressed directly against the original Palm Hills New Cairo community, which means its buyers move into a neighbourhood that is already paved, landscaped and inhabited rather than onto raw desert waiting for infrastructure. Palm Hills Developments launched the project as the newest extension of that community in the heart of the Fifth Settlement, on the Middle Ring Road, and filled it with apartments, penthouses, family houses, townhouses, twin houses and standalone villas. Prices open at EGP 26,300,000, and the developer spreads the balance across payment terms that stretch to 10 years.
That adjacency is the single fact separating this launch from the dozen New Cairo projects chasing the same buyer. A family that signs at 97 Hills inherits working roads, an operating facility management team and an established resident profile from the first day, while still buying at early-phase prices inside a compound that has only recently broken ground. The counterweight sits on the other side of the ledger, because Palm Hills has not yet published an official handover date, so this is a purchase you wait for rather than move into.
What does buying inside an existing Palm Hills community actually change?
Buying at 97 Hills places the unit beside a Palm Hills community that has been delivered and occupied for years, so the surrounding utilities, access roads, retail and management systems already function. The buyer carries launch-phase risk on the building itself, not on the neighbourhood around it.
Most New Cairo launches ask a buyer to accept two separate risks at once: whether the developer finishes the units, and whether the district around those units matures on schedule. Palm Hills removed the second risk here by placing 97 Hills New Cairo on land adjoining its own completed community, so the schools, roads, commercial strips and daily services that a new district normally waits five years to receive are already in operation next door. The practical result is a shorter gap between handover and a liveable address.
The same logic carries into resale. A unit in an isolated compound depends on the developer eventually filling it, whereas a unit attached to an established Palm Hills address inherits an existing demand pool of buyers who already know the community, its management standard and its street network. That inherited recognition is why the project markets itself as an extension rather than as an independent brand.
Where exactly is Compound 97 Hills New Cairo located?
Compound 97 Hills New Cairo sits in the heart of the Fifth Settlement directly on the Middle Ring Road, immediately adjacent to the original Palm Hills New Cairo compound. The Mohamed bin Zayed Axis and Suez Road put the New Administrative Capital roughly 5 minutes away, and Cairo International Airport is about 15 minutes by car.
The Middle Ring Road frontage is what makes this plot work as a commuter address. It feeds east Cairo traffic outward toward the rest of the city without forcing residents through the congested interior of the Fifth Settlement, while the Mohamed bin Zayed Axis, the main artery running toward the New Administrative Capital, gives direct access to the Government District and Downtown. Sitting between a mature residential district and a capital city still under construction is an unusual position, because it delivers finished services today and exposure to a growth corridor at the same time.
The distances below place the project against the landmarks buyers in the Fifth Settlement measure against. Drive times are estimates and shift with traffic.
- New Administrative Capital and Suez Road: around 5 minutes through the Mohamed bin Zayed Axis, connecting residents to the Government District and the Downtown business area.
- Middle Ring Road: directly abutting the project boundary, giving unbroken movement between east Cairo and the rest of the city.
- The American University in Cairo (AUC): a few minutes away, the anchor academic institution of the Fifth Settlement and a permanent source of rental demand.
- Cairo International Airport: roughly 15 minutes, with the New Capital International Airport also within reach on the eastern side.
- Madinaty, Al Rehab and El Shorouk: within a 10 to 15 minute radius, supplying mature supermarkets, clinics and everyday retail.
- Cairo Festival City: a short drive away, one of the largest retail and entertainment destinations in New Cairo.
The immediate neighbours sharpen the comparison set. Wood Residence and LifeWise sit within the same stretch of the Fifth Settlement, and Mountain View iCity, one of the larger master-planned communities in the district, lies around 15 minutes away. A buyer walking these three alongside 97 Hills can price the difference between an extension of an established community and a freshly launched standalone compound on the same afternoon.
The Fifth Settlement itself remains the most complete district in New Cairo in infrastructure terms. International schools, universities, medical centres and upscale malls run along Ninetieth Street and the roads branching off it, which is why the district holds price levels that newer eastern zones have not yet reached. Placing the project on the Middle Ring Road puts it on the boundary line between that finished district and the developing New Administrative Capital, a strip where present-day services and future growth overlap.
The master plan across 97 acres
The site covers 97 acres, with green and open areas taking the largest single share of the land and the residential buildings distributed across four construction phases. The planners drew a hard line between the quiet residential zone and the active leisure zone, so villas keep their privacy while social activity concentrates in defined pockets rather than spreading through the streets.
Parcel A opens the project with luxury villas set inside landscaped ground and wrapped by a Green Buffer, a planted strip that screens the parcel from everything outside it. A large central park anchors the middle of the compound with trees, artificial lakes and walking trails, functioning as the shared spine that the residential clusters face. Parcel B runs along the eastern edge with a view over the Second Ring Road, and the clubhouse sits inside it, pulling the recreational and social programme into one address.
This phasing creates a real difference between buyers. Whoever purchases in Parcel A gets the highest privacy ratio in the project, sheltered by the Green Buffer and surrounded by villa plots, while a Parcel B buyer trades some of that seclusion for the shortest walk to the clubhouse and the easiest vehicle access to the road network. The choice of parcel therefore carries as much weight as the choice of unit type.
Palm Hills Developments, the company behind the project
Palm Hills Developments founded the company in 1997 as a joint venture between Mansour Group and Maghraby Investments, and Yasseen Mansour chairs its board. The company is listed on the Egyptian Exchange, and it holds a land bank exceeding 33 million square metres spread across roughly 38 projects in east and west Cairo, Alexandria, the North Coast and Ain Sokhna.
That structure matters to a buyer reading execution risk rather than marketing material. A listed developer publishes audited financial statements, so its cash position is observable instead of assumed, and a portfolio of roughly 38 projects means each new phase is funded from the collective cash flow of operating communities rather than from the sales of a single launch. A developer running one project has one source of liquidity, which is a materially different risk profile.
The delivery record is spread across recognisable addresses. Badya Palm Hills in 6th of October, Hacienda Bay and Hacienda West on the North Coast, The Crown and Palm Parks in October, and Laguna Bay in Ain Sokhna all carry the same brand, alongside the original Palm Hills New Cairo community sitting directly next to this project. A buyer evaluating the project can therefore inspect the finish quality, landscaping standard and management level of the company’s work on the adjacent plot before signing anything, which is a verification step most launches cannot offer.
Unit types and sizes at 97 Hills
The mix runs from apartments and penthouses through family houses, townhouses and twin houses up to standalone villas, which lets a household change unit format without leaving the community. The table below sets out the sizes, bedroom counts and published installment prices for each type according to the latest available data.
| Unit type | Bedrooms | Area (m²) | Installment price (EGP) | Average price per m² (EGP) |
|---|---|---|---|---|
| Apartment | 3 | 183 | 27,112,000 | 148,000 |
| Penthouse | 3 | 193 | 26,300,000 | 136,500 |
| Standalone villa | 4 | 206 | 37,851,000 to 38,928,000 | 186,500 |
| Standalone villa | 5 | 252 to 417 | 48,218,000 to 60,975,000 | 168,000 |
| Townhouse | 4 | 224 to 226 | 32,029,000 to 35,326,000 | 149,500 |
| Twin house | 3 | 226 | 37,462,000 to 38,211,000 | 167,500 |
The penthouse carries the lowest entry ticket in the project at EGP 26,300,000 for 193 m², and it also carries the lowest average price per metre at EGP 136,500, which makes it the cheapest square metre inside the compound. The three-bedroom apartment sits close behind at 183 m² for EGP 27,112,000, a smaller unit at a higher rate per metre because ground-level apartments compete for position within the residential clusters.
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Townhouses open the garden-unit tier at 224 to 226 m² and EGP 32,029,000, pricing the metre at roughly EGP 149,500. Twin houses occupy 226 m² at EGP 37,462,000 and upward, and their per-metre rate of EGP 167,500 reflects the extra land and the detached side wall that a townhouse does not get. Both formats target families who want a private garden and a vertical layout without paying standalone villa money.
Standalone villas split into two bands. The four-bedroom villa at 206 m² prices the metre highest in the project at EGP 186,500, while the five-bedroom villa spanning 252 to 417 m² settles at EGP 168,000 per metre despite reaching EGP 60,975,000 for the largest layouts. That inversion is a land-allocation effect: the smaller villa carries a proportionally larger share of plot and garden relative to its built area, so its rate per built metre rises even though its total price is lower. Both bands concentrate in Parcel A behind the Green Buffer.
Family houses complete the range as the format aimed at larger households that want a horizontal layout close to the shared services rather than a detached plot on the edge of the compound. Published sizes and prices for this type were not included in the project data, so anyone comparing it against the villa tier should request the current price list before deciding.
Prices at Compound 97 Hills New Cairo in 2026
Prices at Compound 97 Hills New Cairo start from EGP 26,300,000 for a penthouse and climb with unit type, size and position inside the compound. Standalone villas begin at EGP 37,851,000, townhouses at EGP 32,029,000 and twin houses at EGP 37,462,000. Figures are updated for 2026 and move as construction phases progress.
Read as a rate rather than a total, the project runs between EGP 136,500 and EGP 186,500 per square metre depending on format. The spread of EGP 50,000 per metre between the cheapest penthouse metre and the most expensive villa metre is the clearest signal of how the developer priced land share, because the buildings share the same finishing specification and the same community services. A buyer optimising for cost per metre lands on the penthouse, while a buyer optimising for plot and privacy accepts the villa premium knowingly.
Against the Fifth Settlement as a whole, an entry point above EGP 26 million puts the project in the upper tier of the district rather than its accessible bracket. The project is not competing with compact compounds selling one-bedroom apartments in the low teens of millions. It is competing for the buyer who has already decided on a fully finished unit inside a branded community with an operating management company, and for whom the alternative is a resale unit in the adjacent Palm Hills New Cairo at a completed-community premium.
Payment plans and down payment options
The developer offers more than one route to the same total value, which lets a buyer choose between protecting cash today and reducing the monthly burden across the term.
- Low down payment plan: contract with a down payment starting from 2.8% of the unit value, with the balance settled in installments running up to 10 years.
- Alternative plan: 5% down payment with installments reaching 8 years, one of the more flexible structures currently offered across New Cairo launches.
A 2.8% down payment on the EGP 26,300,000 entry unit works out to roughly EGP 736,000 at contract, which is an unusually low cash barrier for a unit at this price level in the Fifth Settlement. The consequence is arithmetic rather than opinion: a smaller opening payment leaves a larger principal to divide across the term, so the periodic installment rises even though the horizon extends to 10 years.
The 5% option reverses that balance by taking more at contract and compressing the schedule to 8 years. Buyers holding liquidity they intend to deploy elsewhere generally favour the 2.8% route, while buyers whose priority is a lighter monthly commitment tend toward the higher down payment. Neither plan changes the headline price, so the decision rests entirely on where the household wants its cash sitting over the next decade.
Amenities and services inside the compound
The services are organised as a self-contained community, with the major facilities gathered around the central park and the clubhouse and the smaller conveniences distributed between the residential phases. The intent is that a resident covers a normal day without leaving the gates.
- Clubhouse: restaurants and lounge areas overlooking the landscaped grounds, positioned in Parcel B as the social centre of the community.
- Central park and artificial lakes: a large park at the core of the site with trees, water features and quiet walking trails.
- Running and cycling tracks: routes threaded through the planted areas to support an active daily routine.
- Retail and commercial area: a shopping zone carrying brand outlets, stores, cafés and restaurants.
- Children’s play areas: secured zones combining play equipment with controlled access.
- Health and fitness centre: equipped with current training machines for residents.
- Security and surveillance: monitoring systems covering the full site around the clock.
- Covered parking: sheltered bays distributed across the residential zones to keep circulation clear.
- Facility management and maintenance company: a dedicated operator handling upkeep, cleaning and maintenance after handover.
The last item on that list carries more financial weight than it appears to. A contracted facility management company after handover keeps landscaping, lighting, pool plant and shared surfaces in condition, and the visible state of a community is what a resale valuer prices. Palm Hills already operates the adjacent community under the same discipline, so a buyer can inspect the standard rather than take it on trust, which is exactly the kind of verification an isolated launch cannot provide.
Finishing specification and when the units hand over
Units at 97 Hills are delivered fully finished according to Palm Hills, and each one is fitted with smart home systems that control lighting and household services from a phone application. A fully finished handover removes the finishing budget, the contractor search and the six to twelve month fit-out delay that a core-and-shell or semi-finished unit imposes on the buyer.
The handover date is the open question. Palm Hills has not announced a final delivery date for the project, which remains in its early construction stages as a recently launched extension of the existing community. Several third-party listings quote a 2030 handover, but that figure has not been confirmed by the developer, so it should be treated as a market estimate rather than a contractual commitment. Anyone signing should read the delivery clause and any delay penalty in the reservation contract itself.
Entering at this stage cuts both ways. An early-phase buyer typically secures the lowest price the project will publish and holds the option to resell before handover as construction progresses, while accepting an undefined waiting period and no immediate occupancy. That trade is the defining decision for this project.
Is 97 Hills New Cairo a sound investment?
The investment case for 97 Hills New Cairo rests on three verifiable facts stated above: the project extends an already operating Palm Hills community, which removes district maturity risk; it fronts the Middle Ring Road minutes from the New Administrative Capital in a corridor absorbing steady demand; and it is selling in an early phase before later releases reprice.
Rental demand around the plot has an identifiable source rather than a hypothetical one. The American University in Cairo sits minutes away, the international schools and medical centres of the Fifth Settlement operate along Ninetieth Street, and Madinaty, Al Rehab and El Shorouk feed a working population within a quarter of an hour. Fully finished delivery with smart home systems shortens the path from handover to a signed lease, because the unit needs no fit-out period before it can be let.
On buyer fit, the project suits families targeting a fully finished home inside the Palm Hills community with a budget opening around EGP 26 million, and investors seeking an asset in east Cairo tied to the New Administrative Capital corridor. It does not suit a buyer who needs immediate occupancy, since no handover date has been announced, nor a buyer working below the EGP 25 million line, since nothing in the mix is priced there. This analysis is offered for guidance only and is not investment advice.
What are the drawbacks of 97 Hills?
The two clearest reservations about Compound 97 Hills New Cairo are its entry price above EGP 26,300,000, which sits well over smaller New Cairo compounds, and the absence of an officially announced handover date while the project remains in early construction.
Each has a partial answer in the project data. The price barrier is softened by payment structures reaching 10 years from a down payment as low as 2.8%, which converts a large capital requirement into a manageable schedule. The delivery uncertainty is attached to a listed developer with roughly 38 projects and a completed community on the neighbouring plot, so the exposure is timing risk with an established operator rather than execution risk with an unknown one. A buyer who cannot tolerate an open-ended wait should still weigh a resale unit in the adjacent completed community instead.
Frequently asked questions
When does 97 Hills New Cairo deliver?
Palm Hills has not officially announced a handover date for 97 Hills New Cairo, which is still in its early construction stages as a recent extension of the existing Palm Hills community. Units are delivered fully finished with smart home systems installed.
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Is 97 Hills New Cairo part of Palm Hills New Cairo?
97 Hills New Cairo is a separate 97 acre phase developed by Palm Hills on land directly adjoining the original Palm Hills New Cairo compound. It carries its own master plan, parcels and price list while sharing the district, road access and management standard of the established community.
What is the price per meter at 97 Hills?
The average installment price per square metre at 97 Hills New Cairo ranges from EGP 136,500 for penthouses to EGP 186,500 for four-bedroom standalone villas, with townhouses near EGP 149,500 and twin houses near EGP 167,500. Rates are current for 2026 and change between releases.
What is the lowest down payment at 97 Hills?
The lowest down payment at 97 Hills New Cairo starts from 2.8% of the unit value, with the balance paid in installments over up to 10 years. A second plan takes 5% at contract and settles the remainder across 8 years, so buyers choose by cash position.
The bottom line on 97 Hills
Compound 97 Hills New Cairo pairs 97 acres beside an operating Palm Hills community with Middle Ring Road frontage minutes from the New Administrative Capital, and fills that land with fully finished apartments, townhouses, twin houses and standalone villas from EGP 26,300,000 on plans reaching 10 years. The open handover date is the cost of entering early, and the listed developer next door is what offsets it.
To check current prices and available unit sizes or to arrange a viewing, get in touch through the contact form on this page.
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