Amara Residence Compound New Cairo opens at EGP 5,104,000 with a zero percent down payment and an installment period stretching to ten years, which is the single most unusual commercial term any project on North 90th Street currently carries. New Plan Developments removed the reservation deposit barrier entirely, so a buyer signs the contract and begins paying in monthly increments rather than assembling a seven-figure cash sum first. That structure changes who can buy inside a residential belt that already contains Mountain View iCity and Hyde Park New Cairo, two compounds whose entry tickets normally demand a substantial upfront transfer.

The project itself is a 27-acre gated residential compound in New Cairo (Fifth Settlement), built on residential buildings rather than standalone villas, and delivered fully finished. Its unit mix runs from 64 m² one-bedroom apartments and 72 m² hotel apartments up to 301 m² penthouses with five bedrooms, covering the small investment unit and the large family home inside one masterplan. The location on North 90th Street places the compound a few minutes from the American University in Cairo, roughly fifteen minutes from the New Administrative Capital, and directly on the road network that services almost every school, mall and university in eastern Cairo.

Payment plans and what it actually costs to enter Amara Residence Compound New Cairo

Most New Cairo compounds price the down payment between ten and twenty percent of unit value, which converts a EGP 7 million apartment into an immediate cash requirement of EGP 700,000 or more. New Plan Developments took the opposite route at Amara Residence Compound New Cairo and set the reservation down payment at zero percent, spreading the full unit value across a payment window of up to ten years. The practical consequence is a lower monthly installment on the same unit price, because the same total is divided across more months with nothing paid at signature.

Down payment: starts from 0%, meaning a contract can be signed without an advance payment on the unit value.
Installment period: extends up to 10 years on the total unit price.
Reservation seriousness deposit: EGP 50,000, fully refundable if the buyer withdraws.
Maintenance fee: 10% of the unit value, charged separately from the installment schedule.

The refundable seriousness deposit deserves attention because it caps the buyer’s exposure during the decision window. A purchaser who reserves a unit, then finds the floor plan or the floor level unsuitable, recovers the EGP 50,000 in full rather than forfeiting it. Combined with the zero down payment, the total irrecoverable cash at the moment of commitment is effectively nothing, which is a materially different risk profile from projects demanding a non-refundable ten percent.

Buyers should still model the ten percent maintenance charge into the real cost of ownership, since it sits outside the ten-year schedule and is calculated on unit value. On a EGP 9,425,000 three-bedroom apartment that adds roughly EGP 942,500 across the ownership arrangement. Reading the installment plan without that line understates the true figure, and it is the number most price comparisons between New Cairo compounds quietly omit.

Unit types, sizes and prices

The compound offers four distinct product lines: hotel apartments, standard apartments, duplexes and penthouses. Sizes span 64 m² at the smallest to 301 m² at the largest, with bedroom counts running from one to five. That spread is wider than most compounds of comparable land size, and it is deliberate, because it lets the same masterplan serve a single professional buying a rental unit near the American University in Cairo and a family of five wanting a permanent home.

Unit type	Bedrooms	Size (m²)	Installment price (EGP)
Hotel apartment	1	72	5,184,000 to 5,400,000
Hotel apartment	2	93	6,510,000 to 6,975,000
Apartment	1	64 to 70	5,104,000 to 7,109,000
Apartment	2	105 to 147	6,930,000 to 12,700,000
Apartment	3	145 to 188	9,425,000 to 16,700,000
Apartment	4	197 to 212	15,660,000 to 19,734,000
Duplex	3	206 to 266	15,847,000 to 26,699,000
Penthouse	4	219 to 301	16,380,000 to 24,909,000
Penthouse	5	299	25,730,000 to 27,343,000

Hotel apartments occupy the entry tier at 72 m² for one bedroom and 93 m² for two, and they target the investor rather than the resident. Their compact footprint keeps the ticket between EGP 5,184,000 and EGP 6,975,000, which is the lowest capital outlay available inside the compound. The serviced format also suits short and medium-term letting to academics and visiting staff around the university cluster on North 90th Street.

Standard apartments form the volume of the project and cover the widest range. One-bedroom units begin at 64 m² and EGP 5,104,000, which is the published starting price for the entire development. Two-bedroom apartments run 105 m² to 147 m² from EGP 6,930,000, three-bedroom apartments run 145 m² to 188 m² from EGP 9,425,000, and four-bedroom apartments occupy 197 m² to 212 m² from EGP 15,660,000. The jump between the three and four-bedroom tiers is the steepest in the price ladder, so buyers close to that boundary should compare a large three-bedroom against a small four-bedroom carefully.

Duplexes carry three bedrooms across 206 m² to 266 m² and start at EGP 15,847,000. New Plan Developments placed these units inside the residential buildings specifically so that larger households can gain floor area and a private garden without moving to a standalone villa product the compound does not offer. Penthouses top the range, with four-bedroom layouts across 219 m² to 301 m² from EGP 16,380,000 and a five-bedroom layout at 299 m² from EGP 25,730,000, reaching EGP 27,343,000 at the upper end.

Translated into price per meter, the range sits between roughly EGP 72,500 for hotel apartments and roughly EGP 93,000 for duplexes, varying with floor level, view and position within the masterplan. Units overlooking the landscaped spine and the water features price at the upper end of their tier, while internally facing units sit at the lower end. These figures were updated for 2026 and remain subject to availability and to developer price revisions, which in the New Cairo market have historically moved upward between launch phases.

Where is Amara Residence New Cairo located?

Amara Residence Compound New Cairo sits on North 90th Street, the main commercial and service artery of New Cairo (Fifth Settlement), a few minutes from the American University in Cairo and a short distance from the El Mosheer Tantawy Axis. The New Administrative Capital is about fifteen minutes away by car, while Suez Road and the Ring Road connect the compound to Nasr City, Heliopolis and Cairo International Airport.

Choosing North 90th Street rather than a plot on the outer edges of New Cairo has a concrete effect on the buyer’s timeline. The services surrounding this axis are already built and operating, so residents do not wait several years for schools, clinics and retail to arrive the way early buyers do in emerging districts. That maturity lowers the risk attached to buying off-plan, because the value of the location does not depend on infrastructure that has yet to be delivered.

American University in Cairo: a few minutes away, and the single largest driver of both the compound’s buyer profile and its rental demand.
El Mosheer Tantawy Axis: a short distance away, linking New Cairo (Fifth Settlement) to the eastern Cairo expressway network.
New Administrative Capital: approximately 15 minutes by car through the main axes.
Suez Road and the Ring Road: two principal exits connecting the compound to Nasr City and Heliopolis.
Cairo International Airport: within practical reach through the Ring Road, relevant for frequent travellers.
Cairo Festival City Mall and Maxim Mall: both a short drive along the 90th Street corridor for retail and dining.
Neighbouring compounds: Mountain View iCity and Hyde Park New Cairo sit within the same residential belt.

That last point carries more market weight than it first appears. Mountain View iCity and Hyde Park New Cairo are among the most recognised addresses in New Cairo, and a project sitting between them inherits a defined price ceiling and a defined resident profile. For a buyer, those neighbours function as a live benchmark: their resale prices, service levels and rental rates give a reference point for judging whether Amara Residence Compound New Cairo is priced sensibly rather than optimistically.

The same belt also concentrates demand. Established residential corridors in New Cairo have historically shown steadier occupancy and faster resale than isolated developments, because buyers and tenants search by area first and by project second. A unit inside a recognised belt is therefore easier to exit, which matters on a ten-year payment schedule where circumstances can change mid-term.

The wider service radius around the compound is unusually dense even by New Cairo standards. Beyond the American University in Cairo, the corridor reaches the German University in Cairo, Platinum Club and El Rehab City within a short drive, while Madinaty, Mostakbal City and El Shorouk sit on the same eastern arc. A household living here draws on schools, universities, clubs, hospitals and retail that are already open, rather than on facilities scheduled for a future phase.

North 90th Street is also the axis that estate agents in New Cairo refer to as the Golden Square, and addresses on it command a premium precisely because the street concentrates commercial activity, banking branches and dining in one continuous strip. That premium is the reason an entry price of EGP 5,104,000 on this specific street reads differently from the same figure on a peripheral plot. The land itself carries part of the value, independent of the building placed on it.

The 27-acre masterplan and how the land is divided

The development spans 27 acres, with the built-up footprint held at roughly 18% and the remaining 82% allocated to landscaping, gardens and water features. That ratio is the design decision that shapes daily life inside the compound, because it means the majority of units look onto open ground and planted areas rather than onto the facade of the next building. Lower building density also reduces the visual crowding that characterises high-coverage projects on smaller plots.

New Plan Developments commissioned ADD as the masterplan consultant and adopted a flowing architectural language in which the residential blocks are set among the gardens and artificial lakes instead of dominating them. The layout includes a central lake, an internal ring road that keeps through traffic away from the residential clusters, a jogging track running approximately 1,250 metres, and underground parking that removes cars from the surface. Together these elements produce a pedestrian-first ground plane, which is the practical benefit of an 82% green allocation.

Finishing standard and handover

Units at Amara Residence Compound New Cairo are delivered fully finished, meaning the buyer receives a unit ready to occupy without commissioning any finishing work. New Plan Developments set the handover period at four years from the date of contracting. For anyone comparing the compound against a semi-finished or core-and-shell alternative, the fully finished specification must be added to the competitor’s price before the two are genuinely comparable.

Finishing costs in New Cairo have risen sharply alongside material prices, and a full fit-out on a 145 m² apartment can add a meaningful percentage to the total the buyer pays. A fully finished handover removes that expense, removes the eighteen to twenty-four month execution period that finishing work usually consumes, and removes the price risk of budgeting a fit-out four years ahead of delivery. It also shortens the gap between handover and the first rental cheque for an investor.

A four-year handover horizon does require the buyer to assess the developer’s execution record rather than the brochure, since the unit is paid for long before it is occupied. That assessment is covered in the developer section below. It is worth noting that the delivery year is stated as a period from contracting rather than a fixed calendar date, so the handover date varies with each individual contract signature.

Facilities and services inside the compound

The compound is designed as a self-sufficient residential community, covering daily needs inside the gates so residents are not obliged to leave for routine errands. The Emirati partner within New Plan Developments influenced the service philosophy, which follows the Gulf residential model and the service standards the company applies in its New Administrative Capital portfolio. The facilities divide into three clear groups.

Leisure and sports

An extensive landscape zone with water features, artificial lakes and a dedicated promenade.
Multiple swimming pools at varying depths and sizes, segmented for different age groups.
A clubhouse, a gym, a spa and a health club within the compound.
Sports courts equipped for a range of disciplines.
Walking and cycling tracks, including a jogging track of approximately 1,250 metres.
A kids area plus designated spaces for events and barbecue gatherings.

Commercial and community services

More than one commercial mall covering household and daily requirements.
A varied selection of restaurants and cafes.
A large mosque for prayers inside the compound.
A first-aid clinic for emergencies.

Security and infrastructure

An integrated security system of advanced surveillance cameras with security personnel on duty around the clock.
Electronic gates controlling entry and exit.
A modern, fully secured garage with underground parking.
Maintenance and cleaning companies operating 24/7.
Solar energy systems, making the compound environmentally efficient.
Backup electricity generators and firefighting systems for resident safety.

The solar energy component is the least common item on that list among New Cairo compounds of this size. Beyond the environmental argument, on-site generation reduces the common-area electricity load that residents ultimately fund through service charges, which is relevant given the 10% maintenance fee attached to unit value. Backup generators paired with an integrated firefighting system address the two infrastructure failures that most affect a high-rise residential building.

New Plan Developments: the company behind the project

New Plan Developments is the developer of the project and one of the more active real estate investors in the New Administrative Capital. The company was founded as an alliance between Egyptian, Saudi and Emirati capital, and its board is chaired by Walid Khaled. That tri-national shareholder base explains the project’s character, which blends Egyptian market experience with a Gulf approach to residential services, and it provides a funding foundation that supports execution capacity on long-cycle projects.

The company accumulated a commercial and residential portfolio in the New Administrative Capital whose sales have exceeded several billion Egyptian pounds. It later expanded beyond the capital through a cooperation with Port Said Governorate to build a residential compound, an arrangement that adds an institutional dimension to its record. Amara Residence Compound New Cairo represents the transfer of that New Capital experience into New Cairo, which is why the compound reads more like a New Capital project in its service specification than like a traditional Fifth Settlement development.

Previous projects by New Plan Developments

Talah Compound, New Administrative Capital.
Atika Compound, New Administrative Capital.
Serrano Compound, New Administrative Capital.
Tonino Lamborghini Compound, New Administrative Capital.
Eleven Mall, New Administrative Capital.
Éclat Compound, Port Said.
A number of hotels in Sharm El Sheikh, alongside residential towers and projects in Dubai.

That portfolio matters directly to a buyer signing a four-year handover contract. A developer with delivered assets across multiple cities and a licensing arrangement with an international brand such as Tonino Lamborghini carries a different default risk than a first-time developer launching a single project. The Dubai and Sharm El Sheikh assets also indicate revenue streams outside the Egyptian off-plan cycle, which reduces dependence on new sales to fund construction on existing commitments.

Is the compound a sound investment for a New Cairo buyer?

The investment case rests on two tangible factors rather than on general market optimism: the proximity to the American University in Cairo and the fully finished handover. A major university generates continuous rental demand from students, academics and staff working around the education cluster, and that tenant pool is not seasonal in the way coastal or resort demand is. Residential units near an established academic institution historically maintain occupancy through the calendar year, which supports both rental continuity and unit value.

Fully finished delivery changes the arithmetic on the investor’s side. A ready unit enters the rental or resale market at handover with no fit-out expenditure and no execution delay, so the first income arrives sooner and the net yield is not eroded by a finishing budget. The same specification postpones the first renovation cycle, which protects value over the medium term rather than only at delivery.

The payment structure adds a third element that is often overlooked. Because the down payment starts at zero and the schedule extends to ten years, the capital actually deployed during the early years is small relative to the unit value being acquired. Return calculated on cash actually paid, rather than on headline unit price, therefore looks stronger in the opening years than it would under a conventional twenty percent down payment plan. Sitting inside a belt that includes Mountain View iCity and Hyde Park New Cairo gives the compound a stable pricing reference that supports resale.

On suitability, the project fits families looking for a fully finished home in an established educational corridor, investors targeting steady rental income near the American University in Cairo, and professionals working in the New Administrative Capital who prefer to live in a district where services already exist. It fits less well for a buyer whose requirement is specifically a standalone villa, since the compound is built on residential buildings and compensates through duplex units with private gardens rather than detached homes. Buyers who want a fixed calendar handover date rather than a period counted from contract signature should also confirm that detail in writing before committing.

One question buyers rarely ask early enough concerns the exit before handover. On a four-year construction period with a ten-year schedule, a purchaser may need to resell the contract rather than the finished unit, and the terms governing that transfer are set by the developer rather than by the market. Anyone treating the compound as a medium-term investment rather than a permanent home should establish the assignment terms, any transfer fee, and the earliest permitted resale point at the contract stage, not after two years of installments.

The second check is a price sanity test against the immediate neighbours. Because Mountain View iCity and Hyde Park New Cairo trade openly in the resale market, a buyer can compare their achieved price per meter against the EGP 72,500 to EGP 93,000 band quoted here and see whether the gap is justified by the difference in finishing standard, unit size and delivery timing. A price test run against two adjacent, mature compounds is more reliable than any city-wide average, because it holds location, service level and buyer profile roughly constant.

This analysis is provided for guidance only and does not constitute investment advice.

Frequently asked questions

Does Amara Residence have villas?

Amara Residence Compound New Cairo contains no standalone villas, because the project is built entirely on residential buildings. It compensates with duplex units reaching 266 m² that include private gardens, delivering the wider space and added privacy of a villa format at an apartment price level.

When does Amara Residence deliver?

Amara Residence Compound New Cairo hands over units four years from the contract date, delivered fully finished and ready to occupy. Because the period is counted from signature rather than a fixed calendar year, each buyer’s handover date depends on when the contract was executed with New Plan Developments.

What is the down payment at Amara Residence New Cairo?

Amara Residence Compound New Cairo starts from a 0% down payment, with the unit value paid across installments of up to 10 years. A reservation seriousness deposit of EGP 50,000 is fully refundable, and a maintenance fee of 10% of unit value is charged separately from the installment schedule.

How much is the price per meter at Amara Residence?

The price per meter at Amara Residence Compound New Cairo ranges from roughly EGP 72,500 for hotel apartments to roughly EGP 93,000 for duplexes, varying by unit type, floor level and position within the compound. These figures were updated for 2026 and change with availability.

Who is the developer of Amara Residence?

Amara Residence Compound New Cairo is developed by New Plan Developments, an alliance of Egyptian, Saudi and Emirati capital chaired by Walid Khaled. The company built its portfolio in the New Administrative Capital with projects including Talah, Atika, Serrano, Tonino Lamborghini and Eleven Mall.

The bottom line

Amara Residence Compound New Cairo combines a North 90th Street address minutes from the American University in Cairo, a unit range spanning 64 m² to 301 m², and a payment structure that begins at zero down payment and runs to ten years with fully finished handover in four years. Backed by New Plan Developments and its New Administrative Capital record, it works as a practical option for both residence and rental income in New Cairo (Fifth Settlement).

To confirm updated prices or arrange a viewing, get in touch through the form on this page.

Amara Residence Compound New Cairo

About the Project