Compound Al Marasem Fifth Square New Cairo is a delivered residential compound built by Al Marasem for Real Estate Development across 158 acres inside the Golden Square of New Cairo (Fifth Settlement), directly on North 90th Street. What separates this project from most of its Golden Square rivals is that it is no longer a masterplan promise: more than 70% of the units are already handed over, three of its four phases have sold out completely, and many of the apartments and villas on the market today are ready for immediate move-in with full super lux finishing. That single fact changes the nature of the buying decision, because you inspect a finished unit you can receive within weeks instead of betting on a delivery schedule.

The compound spans roughly 663,600 m² and sits on an 850 m frontage raised on a hill 6 to 12 metres high, so nearly every unit earns an open panoramic view rather than facing a neighbour’s facade. Al Marasem priced units for a wide range of buyers, from hotel apartments under its Sharik co-ownership model starting at EGP 6,000,000 to standalone villas from EGP 30,750,000, with three parallel payment plans that stretch instalments up to 8 years. The sections below cover the location, the developer’s track record, the masterplan, every unit type and its price, the payment systems, the finishing, the amenities, and a grounded investment read for anyone weighing this project against its Fifth Settlement neighbours.

Where is Fifth Square located inside New Cairo?

Fifth Square sits directly on North 90th Street, inside the pocket locals call the Golden Square of the Fifth Settlement. The Golden Square is the sub-district that holds the highest concentration of premium compounds in New Cairo, and Fifth Square’s immediate neighbours include Palm Hills Katameya, Mountain View New Cairo, Hyde Park, and Village Gardens Katameya. This placement puts the unit on a mature commercial and services corridor, unlike the more distant compounds that still depend on the surrounding area finishing out over the coming years.

The raised setting does more than frame a view. The 850 m frontage on a 6 to 12 metre hill lifts most units above street level, which cuts their exposure to North 90th Street traffic noise, something a perfectly flat compound struggles to offer. North 90th Street itself is the best-known axis inside the Fifth Settlement, linking the compound to the Southern 90th and onward to the Regional Ring Road, and northward to the Mohamed Naguib Axis toward the Suez Road and Nasr City. The 90th Street interchanges sit very close to the project gate, which explains the shorter drive times compared with compounds buried inside the First or Second Settlement.

Key distances from the project gate

The American University in Cairo (AUC): about 5 minutes by car.
Al Rehab City: about 3 minutes.
Al Ahly Club in the Fifth Settlement: a few minutes on the same axis.
The New Administrative Capital: about 15 minutes via the Ain Sokhna Road.
Heliopolis (Masr El Gedida): about 20 minutes.
Cairo International Airport: roughly 20 km.

These distances let a single unit serve several uses at once. A family close to AUC treats it as a permanent home, a professional working in the New Administrative Capital uses it as a weekday base, and an investor runs it as a short-term rental for guests arriving through the airport. The Ain Sokhna Road that connects the project to the New Capital went through a full widening, bringing the real drive to the Government District down to about 15 to 20 minutes in normal traffic. That variety of tenant profiles is exactly what supports resale liquidity later, and it is one reason demand across the Golden Square has stayed firm.

The developer: Al Marasem and the delivery record behind the project

Al Marasem for Real Estate Development was founded in Egypt in 1997 as the property arm of the Saudi Binladin Group, and it worked in contracting and construction across Egypt before it moved into development. That history matters, because it means the company owns an in-house execution arm rather than relying on a subcontractor, and that operational difference is what let it finish a high share of Fifth Square before many competing projects even broke ground. Buyers judging a developer on delivery rather than marketing find a clear track record here.

Al Marasem’s portfolio in Egypt includes projects that passed the brochure stage years ago: Marassi on the North Coast at Sidi Abdel Rahman, the Mivida compound in New Cairo, and East Town, also in New Cairo, alongside its execution of the Four Seasons Nile Plaza hotel in Cairo. Working across luxury residential, coastal, and hospitality assets gives the developer an operating depth that pure residential developers lack, and that depth appears inside the project itself through the Al Marasem Sharik system, which offers centrally managed hotel units inside Fifth Square, a model that is rare in the Fifth Settlement. Marassi is a useful reference point, since its early phases were delivered and entered full hotel-managed operation while holding stable resale prices, and Mivida has matured into one of the more established compounds along the Mostakbal City and Fifth Settlement corridor. That operational discipline in earlier projects is what supports confidence in the long-term maintenance and facility management inside Fifth Square, not just the quality at the point of sale.

Masterplan and land distribution: how the 158 acres were used

Fifth Square spreads across 158 acres, about 663,600 m², and the built mass follows measured ratios that leave the larger share for open space and services. Roughly 70% of the built land is given to residential apartments, distributed across 217 buildings at a ground plus 4 floors height, and 30% goes to villas in their various forms, namely townhouses, twin houses, and standalone villas. The limited building height protects the privacy of the view and keeps visual density low inside the compound, which is a deliberate contrast to taller, denser Golden Square alternatives.

The masterplan splits the project into four consecutive execution phases. Three phases have sold out entirely, and the fourth phase, named Moon Residence, is the newest release, targeting larger, more premium units inside the same compound. The phased sequence let the developer raise quality and revise the design based on feedback from residents of the earlier phases, an advantage that does not appear in projects launched as a single block. For a buyer today this creates two real choices: buy a ready unit from an owner for immediate handover, or enter Moon Residence on an extended developer instalment plan.

Unit types and sizes at Fifth Square Al Marasem

Fifth Square offers a wider mix of units than most of its Golden Square competitors, because the project was conceived as a miniature city rather than a cluster of apartments. The range starts at compact apartments aimed at singles and couples, a price tier that premium Golden Square compounds rarely provide, and climbs to standalone villas with private gardens. The table below sets out the available unit types with their sizes and bedroom counts.

Unit type	Size (m²)	Bedrooms
Residential apartments	76, 270	1, 3
Hotel apartments (Sharik system)	Furnished, centrally managed	1, 2
Duplex / penthouse	Larger layouts	3, 4
Townhouse	from 136	3, 4
Corner townhouse	from 246	3, 4
Twin house	from ~250	4
Standalone villa	Larger plots with private gardens	4, 5

The 76 to 120 m² apartments target the single buyer or a couple without children, filling a gap most luxury Golden Square compounds leave open. Apartments in the 150 to 270 m² band serve larger families, while the townhouses, twin houses, and standalone villas draw buyers who have left conventional apartments for a unit with a private garden without leaving the Fifth Settlement. The standalone villas carry operational traits that set them apart from villas in nearby compounds at the same price: reasonably sized private gardens, a view from a raised hill instead of the usual ground level, and direct proximity to the compound’s internal mall rather than a drive to an external one. The twin house offers a middle option for a buyer who wants a villa without the maintenance load of a large plot, and it is one of the most requested types inside the compound based on its resale rate.

Compound Al Marasem Fifth Square New Cairo prices, updated 2026

Prices at Compound Al Marasem Fifth Square New Cairo are updated for 2026 based on the developer’s latest release and direct owner listings, and the final figure varies by floor, view, finishing type, and launch phase. The starting prices by unit type are set out below.

Fifth Square apartments (fully finished, immediate handover): from EGP 11,000,000.
Al Marasem owner apartments (super lux): from EGP 13,100,000.
Hotel apartments under the Sharik system: from EGP 6,000,000.
Corner townhouse: from EGP 14,700,000.
Twin house: from EGP 22,000,000.
Standalone villas: from EGP 30,750,000.

The price per metre for ready, fully finished apartments sits roughly between EGP 95,000 and EGP 130,000 in 2026, rising for villas and townhouses according to their position within the masterplan and their view. Unit prices inside the compound recorded a marked rise across the consecutive launches between 2023 and 2026, which reflects both the large share of the project completed on the ground and the limited new supply left after three phases sold out. That historical rise is a verifiable economic signal, and many investors read it as evidence of the strength of demand for Golden Square units in general.

What is the difference between developer units and owner units?

Developer units at Fifth Square come from the new Moon Residence phase, carrying extended payment plans of up to 8 years and initial launch prices, while owner units come from the three delivered phases and are usually offered at cash or short instalment terms. The owner route adds the advantages of immediate handover and physical inspection before signing on a unit that already stands, whereas the developer route trades that immediacy for a longer, lighter payment schedule.

Payment and instalment systems inside the compound

Al Marasem offers three parallel payment systems that target different buyer segments, and they are unusually flexible for a project built around immediate delivery. The central idea across them is a trade: reduce the down payment in exchange for a shorter repayment term, or raise the down payment in exchange for stretching instalments to 8 years with lighter monthly amounts. The plans are listed below.

0% down payment: no first instalment, with the unit value split into equal instalments over 4 years.
5% down payment: 5% on contract plus 5% after 3 months, then equal instalments over 6 years.
10% down payment: 10% on contract, 10% after 3 months, and 10% on handover, with the balance over 8 years.
Maintenance fee: 5% for apartments and 6% for villas.
Reservation seriousness deposit in earlier releases: 10% to 15% by unit type and phase.

The 0% down payment plan specifically serves the investor who plans to resell before completing the schedule, since it frees liquidity entirely during the operating period. A buyer prioritising a low monthly instalment leans toward the 10% plan and its 8-year term, while a buyer who wants to own the unit outright faster takes the shorter 4-year route. Because the compound is largely delivered, these terms apply to units a buyer can see and use, not to a distant handover.

Finishing and delivery: why a genuinely ready project matters

Units at Fifth Square are handed over fully finished in super lux specification across most releases, with central air-conditioning and built-in wardrobes provided inside some layouts. This is a substantive choice, because full finishing means the unit value at handover already includes every cost, so the buyer is not surprised by an extra budget for flooring or kitchens after receiving the unit, a difference that reaches 15% to 25% of the unit value in semi-finished projects. The trade is that a buyer who prefers to select materials personally has less room to customise.

The project has passed a real delivery rate above 70%, which means genuine residents have lived inside the compound for years, and shops and daily services already operate rather than sitting as masterplan promises. On the delivery question that competitors report inconsistently, the position is straightforward: owner units from the three delivered phases are available for immediate handover, while the newer fourth phase, Moon Residence, runs a separate schedule of roughly 6 to 18 months by unit type on an Al Marasem instalment plan of up to 8 years. That distinction removes two of the most familiar risks in the Egyptian market at once, the risk of a delayed handover and the risk of services failing to operate after moving in, and it lets a buyer inspecting an immediate unit see the compound in its final state rather than as a render.

Amenities and services inside Fifth Square

Fifth Square was designed as a self-contained miniature city, which shows in the scale of its commercial and services component rather than a single pool and generator. The core of what the project provides is listed below.

A large internal mall, Fifth Square Mall, of roughly 72,000 m² inside the compound, holding shops, restaurants, and daily services.
Hotel units under the Al Marasem Sharik system, centrally managed, providing a short-term rental income scenario.
Wide green spaces across the larger non-built share, with artificial lakes and walking areas.
A health club and swimming pools distributed across the different phases to reduce density at any single point.
Integrated security: electronic gates, a 24/7 CCTV camera system, and internal security patrols.
Daily services: a supermarket, laundries, pharmacies, beauty centres, and cafes.
Central air-conditioning inside a number of the premium units, plus built-in wardrobes.
Nearby schools and nurseries within the surrounding North 90th Street radius, available thanks to the Golden Square being built out.

The 72,000 m² mall inside the compound is a double investment advantage. Internally it raises the daily quality of life for residents without the need to leave, and externally it draws a flow of visitors from outside Fifth Square into the retail area, which supports the value of the residential units overlooking the mall. Beyond the compound walls, the surrounding Golden Square adds Cairo Festival City, international schools such as GEMS and the British School, and hospitals such as Dar Al Fouad within a short distance, so daily needs are met without depending on the project alone.

Phases and development: from Fifth Square to Moon Residence

Al Marasem released the project across four consecutive phases from launch. The first, second, and third phases sold out completely and most were delivered, and they are the part of the compound that holds today’s direct-from-owner resale units. The fourth phase, Moon Residence, is the newest, distinguished by wider layouts and updated interior designs, and it is currently offered on the developer’s new payment systems. This sequence gives the buyer two concrete options: a ready unit from an owner for immediate handover, or a Moon Residence unit on an extended developer instalment plan directly from Al Marasem.

Investment analysis for the Fifth Square compound

A unit in Fifth Square combines traits that rarely appear together among Fifth Settlement options in the same price band: a developer with a completed delivery record, a location inside the most mature sub-district in New Cairo, full finishing instead of an added post-handover cost, and the option of immediate handover instead of waiting 3 to 4 years. Those facts lower three of the largest Egyptian real-estate buying risks in one move, and they are the basis of the value read rather than loose optimism.

On the capital-growth side, the Golden Square location holds its value against inflation for two structural reasons: the limited land available for new projects inside this specific pocket, since the area is close to fully built, and the presence of strong neighbouring compounds such as Palm Hills, Mountain View, and Hyde Park that pull demand continuously. Rental yield is supported by the variety of potential tenant segments: AUC students, employees of downtown and New Administrative Capital companies, and short-term rental guests through platforms such as Airbnb thanks to the hotel units under the Sharik system. The project suits a buyer who wants immediate residence, an investor seeking a unit rentable from day one, and a family that wants a neighbour who has already arrived rather than one who is still coming. It suits less well the buyer chasing the cheapest price per metre in New Cairo, since the price here is relatively high because it reflects the location and immediate delivery, or the buyer who prefers self-finishing to choose materials personally. This analysis is for guidance only and is not investment advice; prices and terms change, so review the updated offer at the time of purchase.

Location comparison: why the Golden Square and not the rest of the Fifth Settlement?

The market value of a compound in the Golden Square differs from a comparable compound in the Southern 90th extension or in Gardens for a structural reason: the Golden Square is the most mature part of the Fifth Settlement in terms of completed infrastructure, international schools, and major malls. Cairo Festival City, schools such as GEMS and the British School, and hospitals such as Dar Al Fouad sit a short distance away, which means the value of the surrounding land moves at an above-average rate within New Cairo. Every neighbouring compound, whether Palm Hills Katameya, Hyde Park, or Mountain View, automatically adds value to the surroundings, and Fifth Square benefits from this dynamic without carrying its full cost because it entered the area at an earlier stage.

Over the medium term, the largest risk to a unit’s value in Fifth Square is not the project itself but supply saturation in the neighbouring area. The limited land inside the Golden Square pocket specifically, a bounded geographic range that cannot expand, naturally limits that risk, unlike areas such as Mostakbal City where new projects keep launching across thousands of acres. That scarcity is a structural argument for the durability of value in this particular location.

Frequently asked questions

Are there immediate-delivery units at Fifth Square?

Yes, Compound Al Marasem Fifth Square New Cairo offers immediate-delivery units currently available with full super lux finishing, including apartments from 76 m², plus villas and townhouses. The quantity is limited because more than 70% of the project is already handed over and three phases sold out, so today’s listings come either directly from owners or within the new Moon Residence phase.

How much is the price per metre at Fifth Square?

The price per metre at Compound Al Marasem Fifth Square New Cairo ranges roughly between EGP 95,000 and EGP 130,000 for ready, fully finished apartments in 2026, and rises for villas and townhouses according to position within the masterplan and the view. Figures vary by floor, finishing type, and launch phase, so request an updated offer through the page form for an exact unit price.

When does Fifth Square deliver?

Compound Al Marasem Fifth Square New Cairo is already more than 70% delivered, with three of its four phases fully handed over, so owner units are available for immediate handover. The newer fourth phase, Moon Residence, carries a separate delivery schedule of roughly 6 to 18 months by unit type, on an Al Marasem instalment plan extending up to 8 years.

What is the Al Marasem Sharik partnership system?

The Sharik system at Compound Al Marasem Fifth Square New Cairo offers furnished hotel apartments inside the compound that are managed centrally, starting from EGP 6,000,000, giving owners a short-term rental income scenario without self-management. This centrally operated hotel-unit model is rare inside the Fifth Settlement and draws on the developer’s hospitality experience from projects like Marassi and the Four Seasons Nile Plaza.

The buying decision at Compound Al Marasem Fifth Square New Cairo

Compound Al Marasem Fifth Square New Cairo combines a Golden Square address on North 90th Street, a developer past the proof stage with more than 70% delivered and three phases sold, and a unit mix covering everything from 76 m² apartments to standalone villas, all fully finished with payment plans up to 8 years. That equation makes the project a practical choice for a buyer who values immediate handover and a mature setting over a price discount. To ask about updated prices, the payment plan that fits you, or to book a viewing of a specific unit, get in touch through the form on this page.

Compound Al Marasem Fifth Square New Cairo

About the Project