Compound Avelin New Cairo occupies 26 acres beside the North Investors Area, which makes it one of the smaller gated addresses in a district that is normally planned in hundreds of acres. Times Developments opened the first phase with only 8 residential buildings instead of a dense grid of blocks, so the number of families sharing the gates, the parking and the landscape stays deliberately limited. That single planning decision explains most of the other figures on this page, from the share of units that face open green space to the price per meter the developer is able to ask.
The project sells apartments and duplexes only, with no villas, at sizes running from 65 m² to 253 m² and installment prices starting at EGP 4,810,000. Payment stretches to 8 years from a 5% down payment, and a cash buyer receives a 27% discount on the installment price. The sections below break down the masterplan, the surrounding landmarks in New Cairo, the full unit and price table updated for 2026, the two payment tracks with the fees buyers usually forget, the amenities, the developer record, and an investment read grounded in those numbers.
What sets Compound Avelin New Cairo apart from larger New Cairo compounds?
Compound Avelin New Cairo spans 26 acres and launches its first phase with only 8 buildings, a low density by New Cairo standards. Around 80% of its units overlook central park greenery or crystal lagoons, a view ratio that large masterplans rarely reach at a comparable price per meter.
The arithmetic behind that claim is simple. A 26 acre plot equals roughly 109,000 m², and spreading a first phase of 8 buildings across it leaves wide gaps between the blocks that become landscape rather than more sellable floors. Compounds of 200 acres and above in the same district usually carry several thousand units, which raises pressure on gates, garages and the clubhouse during peak hours, while a project of this size keeps those loads predictable.
Low density also changes the resale picture. When a developer releases hundreds of identical apartments every year, an owner trying to exit competes directly with the developer’s own price list. A limited building count creates relative scarcity inside the gates, so second hand supply stays thin and the seller has more room to hold a price.
The masterplan: 26 acres, 8 buildings and three separate design signatures
The compound sits on 26 acres, a mid size plot that translates directly into the living experience: fewer units, less noise, and a higher share of greenery and water per resident than building heavy schemes deliver. Each of the 8 first phase buildings was designed with a double height entrance that rises the equivalent of two floors, and every block carries two elevators plus a dedicated garage sized for its own residents. Assigning a garage per building rather than a shared basement removes the daily competition for parking that older Fifth Settlement compounds still suffer from.
Times Developments split the design brief across specialists instead of handing the whole scheme to one office. Architect Raef Fahmy signed the T Hub commercial and administrative mall, consultant Mohamed Talaat handled the clubhouse, and the firm DMA took the residential facades. Separating the three briefs lets each component read differently in massing and material, so the retail block, the leisure block and the residential blocks are visually distinct rather than variations of one facade treatment.
The landscape spine carries a central park and crystal lagoons that thread between the blocks, and the orientation of the buildings around that spine is what produces the 80% view ratio quoted by the developer. Buyers evaluating a floor plan should treat that ratio as a selection tool rather than a guarantee, because the remaining fifth of the inventory faces internal circulation and should price lower than a lagoon facing equivalent of the same size.
Where is Avelin New Cairo located, and what surrounds it?
Compound Avelin New Cairo sits directly beside the North Investors Area, one of the newest and most sought after pockets of New Cairo (Fifth Settlement). The position places the compound within easy reach of the Tahrir Axis and the Gamal Abdel Nasser Axis, the two arteries that organise movement inside New Cairo, while the Ring Road connects it to the rest of Greater Cairo.
That road package matters more than a generic location claim. The Gamal Abdel Nasser Axis feeds the spine of New Cairo and links onward toward the New Administrative Capital road network, the Tahrir Axis carries traffic across the district toward the 90th Street corridor, and the Ring Road opens the drive to Nasr City, Heliopolis and downtown Cairo without crossing the congested internal grid. A buyer commuting daily out of the district benefits more from that combination than from being deep inside a larger compound with a single gate.
The surrounding services carry as much weight as the axes. Garden 8, the Misr Italia retail destination, lies one minute from the gates, and Cairo Festival City Mall, one of the largest commercial anchors in New Cairo, is a short drive away. The American University in Cairo campus in New Cairo sits within the same catchment, and the compound is close to both El Shorouk and El Rehab, which widens the pool of schools, clinics and supermarkets available without leaving the immediate area.
Reference neighbours confirm the maturity of the pocket. Mall N90 sits on the main road, Notion compound occupies the adjacent residential band, and Park View by Hassan Allam anchors the wider North Investors zone. Buying here means entering a residential, commercial and educational fabric that already functions, rather than a plot in a district still waiting for its first supermarket and its first school to open.
Unit types, sizes and bedroom counts
The compound restricts its inventory to apartments and duplexes and offers no villas at all. That choice keeps service and maintenance costs down for every owner, because a scheme carrying standalone villas has to fund private gardens, longer service runs and a larger landscaped perimeter out of the same maintenance pool. It also keeps the community socially homogeneous, since every resident buys into a similar unit tier rather than a spread from a compact apartment to a 500 m² villa.
Sizes open at 65 m² for the most compact one bedroom apartments and climb to a 225 m² three bedroom duplex in the first phase, while the second phase pushes the ceiling to 253 m². The table below summarises the types, the bedroom counts, the size bands and the installment prices updated for 2026 for the first phase, and it does not yet cover the second phase units reaching 253 m², for which no detailed prices have been released.
| Unit type | Bedrooms | Size (m²) | Installment price (EGP) | Average price per m² (EGP) |
|---|---|---|---|---|
| Apartment | 1 | 65 to 68 | 4,810,000 to 5,688,000 | 79,000 |
| Apartment | 2 | 114 to 145 | 8,352,000 to 10,720,000 | 74,000 |
| Apartment | 3 | 145 to 180 | 11,202,000 to 15,340,000 | 82,000 |
| Duplex | 3 | 225 | 18,175,000 | 81,000 |
Each band targets a different buyer. The 65 m² one bedroom apartment works as an entry ticket for a single professional or for an investor chasing the rental demand generated by the nearby university campus and the surrounding office stock. Two bedroom apartments from 114 m² suit small families who want a real second room rather than a converted alcove, and the pricing keeps them below the psychological EGP 10 million line at the lower end of the band.
Three bedroom apartments between 145 m² and 180 m² form the core family product, and most of them come with either a private garden or a direct view over the landscaped areas. The 225 m² duplex answers a narrower brief: a larger household that wants two levels and clearer separation between reception and sleeping zones without moving into a villa and inheriting villa maintenance. Four bedroom apartments are also released, but the updated table prices no separate four bedroom band, because the EGP 12,700,000 quoted for them falls inside the three bedroom range of EGP 11,202,000 to EGP 15,340,000.
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Phase two: fully finished units up to 253 m²
The second phase widens the mix of apartments and duplexes with sizes starting at 92 m² and reaching 253 m², at an average price of roughly EGP 87,000 per meter. The premium over the first phase averages of EGP 74,000 to EGP 82,000 per meter is not arbitrary, because the finishing specification changes with the phase.
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Second phase units are delivered fully finished rather than semi finished, and they keep the same flexible terms of a 5% down payment with installments over 8 years. That gives a buyer a genuine choice rather than a single product: a cheaper semi finished unit in phase one that needs a separate finishing budget and several months of work, or a move in ready unit in phase two at a higher headline price with the finishing cost already embedded in the installment plan.
The decision usually turns on cash flow rather than taste. Finishing a semi finished apartment is paid in cash within a compressed window after handover, while the phase two premium is spread across the same 8 year schedule at no extra interest. A buyer with limited liquidity at delivery often ends up better served by the fully finished route even though the sticker price reads higher.
Avelin New Cairo prices and price per meter in 2026
Prices start at EGP 4,810,000 for the smallest unit, and the average price per meter moves between EGP 74,000 and EGP 82,000 depending on unit type, floor level and view. These figures are updated for 2026 and remain subject to change by the developer. Two bedroom apartments open at EGP 8,352,000 and three bedroom apartments at EGP 11,202,000, while the table prices no separate four bedroom band, because the EGP 12,700,000 quoted for four bedroom units sits inside the three bedroom range of EGP 11,202,000 to EGP 15,340,000.
The 27% cash discount is the single largest variable in the price list and deserves to be calculated before anything else. Applied to the 65 m² entry unit, it moves an installment price of EGP 4,810,000 to a materially lower cash figure, and applied to the 225 m² duplex at EGP 18,175,000 the gap runs into millions. Any buyer holding liquidity should compare that discount against the return available on the same cash elsewhere before defaulting to the installment plan.
Read against the district, an average around EGP 79,000 per meter places the compound in the mid tier of New Cairo rather than at either extreme. It sits above the older, service poor pockets on the district edges and below the flagship compounds that price on brand and lagoon frontage, which is consistent with a mid sized project holding a serviced location next to the North Investors Area.
Payment plans, reservation deposit and the fees buyers overlook
Times Developments offers two clean payment tracks, both running over 8 years, and separates the reservation step from the contract itself. Before comparing them, a buyer should budget the additional charges that sit outside the unit price, because they change the real cost of ownership at handover more than a small difference in down payment does.
- Plan one: 5% down payment at contract, a second 5% instalment after 3 months, and the balance spread over 8 years.
- Plan two: 10% down payment at contract, with the remaining balance spread over 8 years.
- Reservation deposit: EGP 50,000 to secure priority in choosing the unit.
- Cash discount: 27% off the total unit price for full cash settlement.
- Garage subscription: EGP 200,000, payable up to the handover date, securing a dedicated car space.
- Maintenance fee: 8% of the unit value.
The two plans differ mainly in timing rather than total cost. Plan one softens the entry by asking 5% at contract and deferring the second 5% by three months, which suits a buyer waiting on a bonus, a maturing deposit or the sale of another asset. Plan two front loads the same 10% and then leaves the schedule undisturbed, which suits a buyer who prefers fewer near term payment dates on the calendar.
The garage subscription and the maintenance fee are where budgets slip. An 8% maintenance charge on a three bedroom apartment priced at EGP 11,202,000 is a substantial sum on its own, and the EGP 200,000 garage subscription is due before the keys change hands rather than years later. Adding both to the model at the start prevents the common mistake of planning only for the monthly instalment and then facing a large cash requirement in the handover month.
Finishing specification and handover timeline
First phase units are delivered semi finished, while second phase units are released fully finished. Handover falls within 3.5 years of the contract date according to the developer’s stated schedule, which means the exact calendar year depends on when an individual buyer signs rather than on one fixed date for the whole project.
Semi finished delivery is a genuine preference in the Fifth Settlement market rather than a cost shortcut. It hands the owner control over flooring, kitchen, bathrooms and joinery at a specification and budget of their own choosing, which matters to buyers who intend to live in the unit for a decade and who do not want a developer standard package they would strip out anyway. Investors buying for lease often take the opposite view, since a finished unit generates rent immediately while a semi finished one sits idle through the fit out period.
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Anyone signing should read the delivery clause carefully. The published information covers the handover window and the finishing level, but it does not set out a stated delay penalty, so the contract terms on late delivery, on the finishing schedule annex, and on the mechanism for any price adjustment are the documents that actually protect the buyer.
Amenities and daily services inside the compound
The amenity programme was scaled to serve a low density community without forcing residents outside the gates for routine needs. T Hub leads it, a commercial and administrative mall built inside the compound that puts shops, services and small offices in the same address as the homes, and the clubhouse designed by Mohamed Talaat provides the social and leisure anchor. The strongest single feature remains the landscape, with 80% of units facing the open green areas and the crystal lagoons distributed through the site.
- T Hub, a commercial and administrative mall inside the compound, designed by architect Raef Fahmy.
- A full clubhouse designed by consultant Mohamed Talaat.
- A central park and crystal lagoons overlooked by 80% of the units.
- Swimming pools and a fully equipped sports and health club.
- A dedicated garage for every building and two elevators in each block.
- More than one gate, each connected to the nearest road, to spread entry and exit traffic.
- Surveillance cameras, a control room, a security unit for every building, and a waste disposal system on each floor.
Two of those items deserve more weight than a standard amenity list gives them. Placing a security unit in every building rather than only at the perimeter changes the response time inside the compound, and a waste disposal point on each floor removes one of the most persistent complaints in mid rise Egyptian compounds. Multiple gates matter for the same practical reason, because a single entrance is what turns a well planned compound into a queue at 8 in the morning.
Times Developments and the track record behind the project
The developer is Times Developments, a company built on shareholders with decades of accumulated experience in Egyptian real estate. Its portfolio approaches 300,000 m² across 3 mixed use projects combining offices, homes and commercial facilities, and this compound is the most recent addition to that list. Founders Ahmed Abdel Latif and Ahmed Al Sargany bring a combined record reported at around 35 years in the sector.
A developer’s history is the closest thing a buyer has to a risk score on an off plan purchase. Previous work includes T Hub Mall and Aster compound in the Fifth Settlement, alongside Zayed Complex, Zayed Dunes and Zayed Regency in Sheikh Zayed. That spread across two of the strongest submarkets in Greater Cairo, and across both residential and commercial uses, indicates a company that has managed different project types rather than repeated one formula.
Scale should still be read honestly. A portfolio near 300,000 m² across 3 projects places Times Developments among the mid sized developers rather than the listed giants that dominate New Cairo headlines, so a buyer is trading the brand premium of a flagship name for a lower price per meter in a comparable location. The practical mitigation is documentary rather than emotional: verify the project licence, the land contract with the New Urban Communities Authority and the construction progress on site before committing.
Investment read: who this compound suits and who it does not
Several factors raise the investment appeal of Compound Avelin New Cairo. The location next to the North Investors Area, minutes from the Tahrir and Gamal Abdel Nasser axes and connected by the Ring Road, sits inside a high demand belt for both rental and resale, reinforced by the American University campus and Cairo Festival City Mall in the same catchment. The 26 acre footprint and the low building count generate relative scarcity that supports unit value over the long run against the heavy supply released by very large schemes.
On the numbers, the 27% cash discount makes the effective cash price clearly lower than the installment price, which improves the potential yield for a cash buyer targeting the rental market. The 65 m² one bedroom unit at EGP 4,810,000 offers a comparatively low entry point into a serviced New Cairo address, and it maps onto real tenant demand from single professionals and students near the university. Three bedroom apartments and the 225 m² duplex serve a different objective, namely long term family ownership rather than rental turnover.
The mismatch cases are equally clear. A buyer who wants a standalone villa, a private plot or the sweeping acreage of a mega compound will not find it here, because the inventory stops at duplexes by design. A buyer who needs a unit ready for occupation within a year is also poorly served by a first phase handover set 3.5 years from contract, and should look either at the fully finished second phase or at resale stock elsewhere in the district.
This analysis is provided for guidance only and does not constitute investment advice.
Frequently asked questions
Who is the developer of Avelin New Cairo?
Compound Avelin New Cairo is developed by Times Developments, which holds a portfolio near 300,000 m² across 3 mixed use projects. Its earlier work includes T Hub Mall and Aster compound in the Fifth Settlement, plus Zayed Complex, Zayed Dunes and Zayed Regency in Sheikh Zayed.
Are there villas in Avelin New Cairo?
Compound Avelin New Cairo contains no villas. The inventory is limited to apartments and duplexes sized from 65 m² up to 253 m², a deliberate decision by Times Developments to reduce maintenance and operating costs and to keep a homogeneous, low density community across the 26 acre site.
When does Avelin New Cairo deliver, and with what finishing?
Compound Avelin New Cairo hands over within 3.5 years of the contract date. First phase units are delivered semi finished, giving the owner control over the interior specification, while second phase units are released fully finished and move in ready under the same 8 year payment schedule.
What extra fees does a buyer pay beyond the unit price?
Buyers at Compound Avelin New Cairo pay a garage subscription of EGP 200,000 due by the handover date, a maintenance fee of 8% of the unit value, and a reservation deposit of EGP 50,000 to secure unit selection priority. These sit outside the quoted installment price and belong in the budget from day one.
How much is the cash discount at Avelin New Cairo?
Compound Avelin New Cairo offers a 27% discount for full cash settlement, measured against the installment price. On the entry unit listed at EGP 4,810,000 and on the 225 m² duplex at EGP 18,175,000, that discount is large enough to justify comparing it against alternative uses of the same cash.
The verdict
Three attributes define this project: a compact 26 acre site with only 8 first phase buildings, a serviced position beside the North Investors Area one minute from Garden 8, and green or lagoon views for 80% of the units. Add an entry price of EGP 4,810,000, an 8 year schedule from a 5% down payment and a 27% cash discount, and the profile fits apartment buyers and mid budget investors in New Cairo.
To check updated availability and current prices, or to arrange a viewing, get in touch through the contact form on this page.