Compound Ayyam Residence New Capital is a low-density residential compound developed by CCR Real Estate Development across 39 acres in plot D3 of the Eighth Residential District (R8) in the New Administrative Capital. The compound opens with one of the lowest entry points in R8, a 2.5% down payment and installments stretching to 12 years, on units priced from EGP 2,990,000. What separates it from the denser projects around it is a deliberate urban ratio: buildings occupy just 20% of the land, leaving 80% for landscape, open space, and services. That single decision shapes everything a buyer experiences here, wider gaps between blocks, greener views from most units, and room for a long list of amenities without visual crowding.
The compound fronts a 94-metre-wide main road inside R8, which places its units on a direct sightline to the district’s primary urban movement while keeping the residential interior calm. It suits two clear buyer profiles: families searching for a permanent home that pairs a quiet setting with full services, and investors drawn by a low upfront capital requirement and a long installment horizon. The unit mix runs from 110 m² two-bedroom apartments up to 245 m² three-bedroom apartments and duplexes from 220 m², all handed over semi-finished so each owner controls the final fit-out. The sections below set out the location, the developer, the units, the pricing, the amenities, and an investment read grounded only in these stated facts.
Why the 2.5% down payment and 20% build ratio define Compound Ayyam Residence New Capital
Two numbers carry the value case for this compound, and both sit below the R8 norm. The first is the payment structure. The unified plan asks for a 2.5% down payment of the unit price, then splits the balance into equal installments over as many as 12 years with no announced interest. Neighbouring R8 projects typically open at a 10% to 15% down payment and cap installments around 7 to 10 years, so the same buyer commits far less capital at signing and carries a smaller monthly instalment here. The second number is the built-up ratio. Only 20% of the 39 acres is covered by buildings, against a 22% to 30% range across comparable projects in the district.
Those two figures are not decorative. A lower down payment widens the pool of buyers who can enter, and a longer term lowers the barrier for investors who want to build equity without heavy early cash. The low build ratio, meanwhile, translates directly into daily living quality: better airflow between residential blocks, more natural light reaching each unit, and visual privacy that high-density compounds cannot offer once fully occupied. Because the open space stays high per resident even at full occupancy, the amenities inside the compound remain comfortable to use rather than congested. The rest of this page returns to these two figures repeatedly, because almost every advantage the compound offers traces back to one of them.
CCR Real Estate Development: a four-decade track record behind the compound
CCR Real Estate Development is the company responsible for Ayyam Residence, and it has operated in the Egyptian market since 1983. That gives the developer more than 40 years of continuous work across the residential and administrative sectors, a record longer than most of the developers currently active in the New Administrative Capital. The company holds the state’s First Category classification, the highest tier granted to contracting and development firms in Egypt, which signals a verified capacity to execute at scale rather than a newcomer’s promise.
Over its history CCR has delivered more than 150 residential and administrative towers and 250 commercial shops, concentrated in Nasr City and Heliopolis. That volume of construction has translated into homes for more than 3,500 Egyptian families who received their units from the company’s projects across Greater Cairo. For a buyer weighing delivery risk on a compound that hands over years after contracting, a developer with four decades of completed work carries a materially different risk profile than a first-time entrant. Track record is not a guarantee, but a long delivery history is one of the few facts a buyer can check before committing.
Inside the New Administrative Capital, CCR’s portfolio already includes three commercial landmarks: Core The Business Hub Mall, Eden Mall, and Front Gate Mall. Core The Business Hub and Front Gate are commercial and business destinations in the capital, and Eden Mall adds a retail address to the same city, so the developer arrives at Ayyam Residence with three delivered projects in the exact market where the compound sits. Outside the capital, the company’s most prominent residential project is Sevora Heights Compound in New Cairo, which extends CCR’s residential experience into another of Greater Cairo’s newest districts.
Ayyam Residence marks CCR’s first full residential expansion inside the New Administrative Capital, building on the commercial presence the company established in the same city. That existing footprint means the developer already understands the district’s approvals, infrastructure, and buyer expectations before delivering its residential debut here. The concentration of the company’s earlier work in Nasr City and Heliopolis, two established, high-demand districts, also tells a buyer something about the delivery discipline that a compound in a newer city depends on, since building at scale in the older city fabric requires the same execution capacity that R8 now asks for.
Area and urban design across 39 acres
The compound spans 39 acres, and the way that land is divided is the design story here. Buildings take only 20% of the site, while landscape, open space, and services fill the remaining 80%. The general character of the project is purely residential, so the plan avoids the office towers and mixed-use blocks that break up denser capital developments, and it keeps the interior consistent as a home-first environment. This distribution creates wide visual gaps between the residential blocks, allows better air corridors between buildings, and delivers green views to most units rather than direct views onto facing units.
The lifestyle inside Ayyam Residence is built on the idea of a low-density gated neighbourhood, where services and green spaces spread out among the units instead of being clustered at a single point. That dispersion means a resident is rarely far from a garden, a walking track, or a service node, and it avoids the single-hub congestion that concentrated masterplans create at peak hours. For a 39-acre site, keeping four-fifths of the land open is what lets a long amenity list coexist with generous space per household. It also means the compound reads as low-rise and open rather than tightly packed, which is the practical experience of a 20% build ratio on the ground.
Where is Ayyam Residence and how do you reach it?
Ayyam Residence sits in the Eighth Residential District (R8), plot D3, in the New Administrative Capital, fronting a 94-metre-wide main road. R8 is one of the most orderly districts in the capital from an urban-planning standpoint, laid out with relatively low build ratios across its residential plots, which gives every project inside it more room for services and gardens. The district is designated primarily for residential use, and only short distances separate it from the Government District and the Diplomatic District.
That proximity matters in practical terms. The Government District lies about 10 minutes from the compound, and the New Administrative Capital’s central axes converge nearby, so the daily commute for employees moving to the government bodies in the capital stays short. The same closeness lifts the expected rental value of the units, since demand from those employees concentrates on well-located R8 addresses. The table below sets out the drive times between the compound and the capital’s main landmarks.
| Landmark | Drive time |
|---|---|
| Mohamed Bin Zayed South Axis | 5 minutes |
| The Green River | 7 minutes |
| Al Masa Hotel | 8 minutes |
| Government District | 10 minutes |
| Capital International Airport | 10 minutes |
| Presidential Palace | 12 minutes |
| Iconic Tower | 13 minutes |
| The Cathedral | 15 minutes |
| Al-Fattah Al-Aleem Mosque | 16 minutes |
| Monorail Station | 17 minutes |
Access to the compound runs mainly through the Mohamed Bin Zayed South Axis, the road that links the New Administrative Capital to east Cairo within a few minutes. From the south, the Regional Ring Road connects the project to the wider road network, and from the east the Ain Sokhna Road ties it to the Canal cities and the Red Sea coast. This combination of three fast routes gives residents multiple directions in and out rather than a single congested approach, which matters on days when one artery is busy.
Public transport is covered too. The Monorail Station sits 17 minutes from the compound, giving residents a public option to move between the New Administrative Capital and Nasr City without needing to drive. Together, the three highways plus the monorail keep the daily time cost of travelling to and from the compound low compared with many projects in the district. For a household with a member working in Nasr City, that monorail link is a genuine daily convenience rather than a marketing line.
Reading the distance table by purpose rather than by number makes the location easier to judge. The 5-minute reach to the Mohamed Bin Zayed South Axis anchors every other trip, since that axis is the main artery feeding R8 and the fastest way out toward east Cairo. The 7-minute drive to the Green River places the capital’s central park spine within an easy weekend distance, and the 8 minutes to Al Masa Hotel puts a landmark hospitality and events destination close by. These are the daily-life anchors that a resident actually uses, not distant showpieces.
The work-and-travel anchors sit slightly further out but remain short. The Government District and the Capital International Airport both fall at 10 minutes, which serves two groups at once: employees commuting to the relocated government bodies, and residents who travel regularly for business or tourism. The Presidential Palace at 12 minutes and the Iconic Tower at 13 minutes mark the capital’s ceremonial and skyline core, while the Cathedral at 15 minutes and the Al-Fattah Al-Aleem Mosque at 16 minutes place two of Egypt’s largest houses of worship within a quarter-hour. Every one of these times is measured from a single R8 address, which is what makes the compound’s position practical rather than merely central on a map.
The Eighth Residential District itself deserves a closer look as an entity, because the district shapes the compound as much as the compound shapes its units. R8 is planned as a primarily residential zone with relatively low build ratios written into its plot allocations, so projects inside it start with more room for services and gardens than denser districts allow. Its short separation from both the Government District and the Diplomatic District concentrates a specific kind of resident, government employees and professionals who value a calm home near their work, which underpins the rental thesis for units here. As the New Administrative Capital fills out, districts like R8 that combine residential zoning with proximity to the employment core are the ones positioned to hold demand.
Unit types and sizes inside Ayyam Residence
Ayyam Residence comprises residential apartments and duplex units, with apartment areas ranging from 110 m² to 245 m² and duplexes starting at 220 m². The mix targets three buyer segments at once: small families and first-time buyers, mid-sized families, and larger families who want a two-floor unit with clearer separation between living and sleeping zones. The table below summarises the unit options available inside the compound.
| Unit type | Area | Bedrooms | Starting price (EGP) |
|---|---|---|---|
| Two-bedroom apartment | From 110 m² | 2 | 2,990,000 |
| Three-bedroom apartment | Up to 245 m² | 3 | 3,690,000 |
| Duplex | From 220 m² | 3 to 4 | 5,600,000 |
The two-bedroom apartments start at 110 m² and are the most suitable choice for small families and first-time buyers. They come semi-finished, which lets the owner select the final finishes to match personal taste and budget. Their starting price of EGP 2,990,000 sits among the lowest two-bedroom prices in R8 for projects at the same service level, which is what makes them an accessible entry into the district rather than a stretch purchase.
The three-bedroom apartments reach up to 245 m² and target mid-sized families who want wider living space and an extra room for a child or a home office. Prices open at EGP 3,690,000 with the same semi-finished delivery. The spread between the smallest and largest area in this category gives the buyer flexibility to shape the internal layout before the final fit-out, so the same category can serve very different family needs.
The duplex units start at 220 m² and come with three to four bedrooms split across two floors. This vertical division gives larger families a clear privacy line between the reception area and the private sleeping quarters, a separation that a single-floor apartment struggles to provide. Duplex prices begin at EGP 5,600,000 and stay below most competing duplex units in R8 at the same area, which keeps the largest units in the compound competitive rather than premium-priced.
The value of the mix is that a buyer does not need to look at a second project to change life stage. A first-time buyer can enter with a two-bedroom unit, a growing family can move up to a three-bedroom apartment for the extra room, and a large or multi-generational household can take a duplex for two-floor privacy, all within the same compound, the same services, and the same payment terms. This low-density gated neighbourhood keeps its services and green spaces distributed among the units, so the daily experience stays consistent regardless of which unit type a household chooses.
How much do prices start at and what are the payment plans?
Prices at Compound Ayyam Residence New Capital start from EGP 2,990,000, with a price per metre beginning at EGP 25,000. That places the compound in the lower price bracket of the Eighth Residential District (R8), especially against projects offering units of a comparable specification and service level in the same area. Prices reflect the current release; the compound’s value case rests on the entry point rather than on a premium position in the market.
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Pricing by unit type breaks down as follows, and it is worth reading alongside the payment terms rather than in isolation, because the low down payment changes what each figure actually costs at signing.
- Two-bedroom apartments: from EGP 2,990,000 for an area starting at 110 m².
- Three-bedroom apartments: from EGP 3,690,000 for an area reaching up to 245 m².
- Duplexes: from EGP 5,600,000 for an area starting at 220 m².
The unified payment plan at Ayyam Residence rests on a down payment of just 2.5% of the unit price, with the remaining balance split into equal installments over up to 12 years and no announced interest. That down payment is among the lowest in R8 projects, where the average down payment across neighbouring projects runs between 10% and 15%. The installment term also exceeds the R8 market average of roughly 7 to 10 years, which lowers the monthly instalment and widens the pool of buyers able to commit.
The reservation seriousness deposit starts at EGP 30,000 for two-bedroom and three-bedroom apartments and rises to EGP 50,000 for duplex units. This amount is refundable if the buyer cancels before signing the formal contract, a step that gives the buyer time to reconsider without a final commitment. A 10% maintenance deposit of the unit value is added at delivery, allocated to cover the long-term maintenance of the facilities and shared spaces across the compound.
Read together, these terms front-load very little cost. A buyer signs on a 2.5% down payment, holds a refundable reservation deposit until the formal contract, and only faces the 10% maintenance deposit years later at delivery. That structure is what turns a compound priced from EGP 2,990,000 into an accessible purchase for a household that cannot commit a large lump sum at the start. The absence of announced interest across the 12-year term also means the headline price and the total paid stay close, so a buyer can budget the full commitment without modelling a rising finance charge.
The starting price per metre of EGP 25,000 is the figure to benchmark against the district. In R8, projects at a comparable service tier tend to price higher per metre, so the same budget buys more built area here, or the same area costs less. For a two-bedroom buyer at 110 m², that per-metre advantage is the difference that keeps the entry unit under three million pounds. Pricing reflects the current release and should be re-checked before purchase, since developers in the capital revise price lists as construction progresses.
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Finishing and delivery timeline
All units inside the compound are handed over semi-finished, which leaves the buyer free to choose the final finishes and internal specification. The expected delivery is in 2028, giving buyers a multi-year window between contracting and handover. That timeline lets the buyer plan finances comfortably during the long repayment period and gather the cost of the final finishes gradually, away from the pressure of a single large payment. For a household on the 12-year plan, that alignment between a distant handover and a low down payment is part of what keeps early cash requirements light.
The semi-finished handover is a decision with trade-offs worth naming plainly. On the upside, the owner controls the kitchen layout, flooring, bathroom fittings, and wall treatments, so the final home reflects personal taste rather than a developer’s standard package, and the finishing spend can be timed after the unit is received. The trade-off is that the unit is not move-in ready at handover, so a buyer needing an immediate home must budget both time and money for the fit-out. For buyers who value customisation and staged spending, the semi-finished route suits the compound’s long payment horizon well.
Amenities and services inside the compound
The compound’s facilities are spread across 80% of its total area, the share allocated to landscape, services, and open space. This distribution leaves generous room for each service without visual crowding between the amenities and the residential buildings, and it explains the large number of elements available inside Ayyam Residence relative to the project’s 39-acre footprint. The amenities fall into two functional groups that serve different patterns of daily use.
The leisure and sports amenities cover residents looking for continuous activity, while the essential and community services cover the everyday needs that would otherwise require leaving the compound. The two lists below break down what is available in each group.
- Leisure and sports: swimming pools in varying sizes, 2 clubhouses fitted with sauna and jacuzzi, a health club and full gym in a separate building, tennis, padel, squash, and football courts, safe children’s play areas, running, walking, and cycling tracks, dedicated yoga spaces, and equipped barbecue areas.
- Essential and community: a mosque and a church, a commercial mall and a strip mall, a supermarket, a nursery, 24-hour security and guarding with surveillance cameras, 3 electronic gates, private garaging for the units, firefighting systems and backup power generation, and regular maintenance and cleaning teams.
Grouping the amenities this way serves two distinct modes of living, an active recreational mode for residents who want ongoing sport and leisure, and a practical service mode that covers routine daily needs without a trip outside the gates. The presence of both a mosque and a church inside the compound serves the mix of resident communities expected across the New Administrative Capital. The three electronic gates and round-the-clock camera coverage set the security baseline for a family-oriented compound.
The sports offering is unusually complete for the compound’s size. Dedicated courts for tennis, padel, squash, and football cover four separate racket and field sports rather than a single shared pitch, and the two clubhouses fitted with sauna and jacuzzi add a wellness layer on top of the standalone health club and gym. Running, walking, and cycling tracks thread through the open 80% of the site, and the dedicated yoga spaces and equipped barbecue areas extend the outdoor programme beyond exercise into everyday leisure. For an active household, that range removes most reasons to seek recreation outside the gates.
The essential services close the loop on daily life. A commercial mall and a strip mall together with a supermarket cover routine shopping inside the compound, the nursery serves families with young children on site, and the private garaging keeps parking off the internal streets. On the operational side, firefighting systems, backup power generation, and regular maintenance and cleaning teams protect the compound’s long-term condition, which is exactly what the 10% maintenance deposit at delivery is set aside to fund. Together these services make the compound liveable without a dependence on the surrounding district for basics.
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The low 20% build ratio feeds directly back into how these amenities feel in use. Because the space available per resident stays high even at full occupancy, better airflow between blocks, more natural light for each unit, and the visual privacy absent in high-density projects all reinforce the comfort of using the facilities. The ratio is the link between the count of amenities and the ease of enjoying them, since crowded shared spaces undermine a long amenity list in denser compounds.
Why Ayyam Residence compared with other R8 projects
What distinguishes Ayyam Residence from the rest of the Eighth Residential District (R8) reduces to three measurable elements: the lowest down payment in the area at 2.5%, the longest installment term at up to 12 years, and the lowest build ratio at 20% of the total area. Reading these against the district averages makes the gap concrete rather than promotional.
- Down payment: Ayyam Residence starts from 2.5%, while the average down payment across other R8 projects runs between 10% and 15%.
- Repayment term: 12 years at Ayyam Residence against an average of 7 to 10 years across most neighbouring projects.
- Build ratio: only 20% of the total area is given to buildings, versus a 22% to 30% average in the district’s projects.
- Price per metre: from EGP 25,000, among the lowest per-metre prices in R8 for projects in the same service tier.
- Proximity to axes: 5 minutes from the Mohamed Bin Zayed South Axis and 10 minutes from the Government District and Capital International Airport, shorter than most projects in the area.
This set of advantages serves two main buyer groups. The first is families searching for a permanent home that combines a quiet location, integrated services, and the privacy that a low build ratio enforces, which is hard to find in high-density compounds. The second is investors looking for a unit with a low down payment and a long installment term that reduces the capital required at the start. Each group draws on a different subset of the same three numbers.
It helps to translate the comparison into what a buyer feels rather than what a table shows. The down-payment gap means that entering Ayyam Residence costs a fraction of the cash a 10% to 15% down payment demands elsewhere in R8, so a household can preserve savings for the eventual finishing spend. The longer term means the monthly instalment is spread thinner, so a family qualifies on a lower monthly budget. And the lower build ratio means the home itself is quieter, greener, and more private in daily use, a quality difference that only becomes obvious once a denser compound fills up. These are three separate advantages, and few R8 projects lead on all three at once.
Is Ayyam Residence a sound investment?
For investors specifically, Ayyam Residence suits a long-term hold for three grounded reasons. Its location inside R8 is positioned to appreciate as the New Administrative Capital matures as a whole. Rental demand is expected from employees working in the nearby government bodies, only 10 minutes away, which supports occupancy. And the 2028 delivery window lets an investor build a stake in the unit without heavy capital at the outset, since the 2.5% down payment and the 12-year term spread the cost.
The rental thesis is the clearest strand of the case. Because R8 sits minutes from the Government District and the Diplomatic District, the district draws a steady stream of relocating government employees and professionals who need housing near their work. A well-located R8 unit therefore has a defined tenant pool rather than a speculative one, and the compound’s full service package makes its units competitive as rentals against barer projects nearby. The 10-minute commute to the Government District is the single fact that most directly supports occupancy over the hold period.
On persona fit, the compound suits a permanent-home family that values privacy and services and can wait for a semi-finished unit to be fitted out, and it suits a patient investor who wants low entry capital and a defined tenant market. It fits less well for a buyer who needs an immediate, move-in-ready home, since the units deliver semi-finished in 2028, and for anyone seeking a short-term flip, since the value case is built on the district maturing over years rather than a quick resale. These inferences rest on facts stated earlier: the district’s development trajectory, the developer’s four-decade delivery record, the short commute to the Government District, and the extended payment terms.
This analysis is guidance for evaluating the compound, not personalised investment advice, and any decision should weigh a buyer’s own timeline and budget. The strongest objective anchors remain the measurable ones: a 2.5% down payment, a 12-year term, a 20% build ratio, a starting price per metre of EGP 25,000, and a developer with more than 40 years of delivered work. A buyer can verify each of these against competing R8 projects before committing, which is exactly the kind of comparison that separates a sound purchase from a marketing-led one.
Frequently asked questions about Ayyam Residence New Capital
What is the price per metre at Ayyam Residence New Capital?
Compound Ayyam Residence New Capital has a price per metre starting from EGP 25,000, among the lowest per-metre rates in the Eighth Residential District (R8) for projects at the same service level. Unit prices open at EGP 2,990,000, with a 2.5% down payment and installments up to 12 years.
Where is Ayyam Residence located in the New Capital?
Compound Ayyam Residence New Capital is located in the Eighth Residential District (R8), plot D3, in the New Administrative Capital, fronting a 94-metre main road. It sits 5 minutes from the Mohamed Bin Zayed South Axis and 10 minutes from both the Government District and the Capital International Airport.
What is the payment plan and down payment at Ayyam Residence?
Compound Ayyam Residence New Capital offers a 2.5% down payment with the balance paid over up to 12 years and no announced interest. The reservation deposit starts at EGP 30,000 for apartments and EGP 50,000 for duplexes, and a 10% maintenance deposit is added at delivery.
Who is the developer of Ayyam Residence?
Compound Ayyam Residence New Capital is developed by CCR Real Estate Development, active in Egypt since 1983 and holding the state’s First Category classification. The company has delivered more than 150 residential and administrative towers and served over 3,500 families, alongside three commercial malls in the New Administrative Capital.
What unit types and sizes are available at Ayyam Residence?
Compound Ayyam Residence New Capital offers two-bedroom apartments from 110 m², three-bedroom apartments up to 245 m², and duplexes from 220 m² with three to four bedrooms. All units are handed over semi-finished, letting each owner control the final finishes, with delivery expected in 2028.
When is the delivery date for Ayyam Residence?
Compound Ayyam Residence New Capital is expected to hand over units in 2028, delivered semi-finished. The multi-year window between contracting and handover lets buyers plan the cost of finishes gradually while paying installments across the 12-year term, easing early cash requirements.
Contact and booking
Compound Ayyam Residence New Capital brings together a location inside the Eighth Residential District (R8) of the New Administrative Capital, a payment plan reaching 12 years on a 2.5% down payment, and prices from EGP 2,990,000. Backed by CCR’s four-decade record and a 20% build ratio, it offers a flexible entry into one of the capital’s most orderly districts. The combination of low entry capital, a long installment horizon, generous open space, and an established developer is what makes the compound stand out among R8 residential options for both an end user and a patient investor. To check the latest prices, available sizes, and current offers, get in touch through the form on this page for a free consultation on the unit that best fits your needs.