Begonia Residence Compound New Cairo occupies 26 acres in the Fifth Settlement, and Menassat Developments spent most of that land on landscape rather than on buildings. Roughly 80% of the internal surfaces went to gardens, open lawns and artificial lakes, which left the residential blocks widely spaced and kept the building density low. The practical consequence for a buyer is simple: most units face greenery or a water body instead of the facade of the next block, and shared facilities carry fewer neighbours per square meter.
That land equation also frames the money. Units cover apartments and duplexes sized between 60 and 240 m² and hand over in 2027 under payment plans that stretch to ten years, with published apartment prices running from EGP 3,108,000 to EGP 11,085,000 on 2026 pricing. The sections below work through the masterplan, the real distances, the unit mix, the price per meter, the installment structures and the facilities, then close with the buyer profiles this compound fits and the ones it does not.
The 26 acres and what the masterplan does with them
The masterplan splits the 26 acres into two unequal halves. Gardens, landscaped walkways and artificial lagoons take the larger share, close to 80% of the internal surface, while residential blocks, service buildings, roads and parking share the remainder. Menassat Developments used that surplus to widen the gaps between buildings and to step the heights, so sightlines run across open ground rather than into a neighbour’s windows.
Architecture follows a European line, prepared by a consultant team the developer appointed for the residential phase. Privacy drove several of the design decisions: the spacing between blocks reduces visual overlap between facing units, a recurring complaint on projects that mix small and large unit sizes inside one cluster. Buildings sit at ground plus four floors, a height that keeps the skyline low and puts upper-floor units within reach of the landscape rather than above it.
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Low density carries a second, less obvious benefit. A smaller number of units spread over 26 acres means lighter pressure on the pools, the parking bays, the internal roads and the maintenance team, and it means the green ratio the brochure quotes is actually visible from the balcony. That relationship between plot size and unit count is the attribute that separates this compound from denser projects in the same price band.
The address, and the four axes wrapped around it
Begonia Residence Compound New Cairo sits in the El Narges area of the Fifth Settlement, positioned between four main axes: the South 90th Axis, the Mohamed Naguib Axis, the Gamal Abdel Nasser Axis and the Al Guezira Axis. Four frontages give residents several entry and exit routes instead of one congested approach road.
The axis network is what makes the address work in practice. The Mohamed Naguib Axis links the Fifth Settlement to the New Administrative Capital and feeds the wider New Cairo road grid, while the South 90th Axis connects the compound to the commercial spine of the district where the banks, the schools and the retail clusters sit. The Gamal Abdel Nasser Axis and the Al Guezira Axis add alternative directions of travel, which matters on a weekday morning when one route is loaded.
Distances say more than adjectives, so here is the drive time to the landmarks that shape daily life around the compound:
- Cairo Festival City Mall: about 10 minutes, the nearest large retail, cinema and dining destination.
- Cairo International Airport: about 15 minutes, which matters for frequent travellers and for owners who rent to expatriate tenants.
- The New Administrative Capital: about 15 minutes, placing the compound within commuting range of the government and business districts now absorbing employment.
- Nasr City and Heliopolis: about 15 minutes, the established Cairo districts residents fall back on for hospitals, universities and family visits.
- The American University in Cairo: a short drive along the axis network, and the anchor that pulled services into this part of the Fifth Settlement.
- Madinaty and Al Rehab City: a few minutes east, adding two more service catchments within easy reach.
The immediate neighbourhood is already built out rather than speculative. La Colina East, Ivory East and Villoria stand in the same stretch of the Fifth Settlement, with Mountain View iCity and The Reed Residence in the wider catchment, so service levels, road quality and price expectations in the area are observable today. A buyer can walk three or four comparable compounds in an afternoon and calibrate the asking price against what is actually delivered nearby.
Apartments and duplexes: the unit mix and sizes
The residential programme covers apartments and duplexes only, with no standalone villas, townhouses or twin houses in the mix. Sizes climb from 60 m² to 240 m² inside one gated community, which is a wider ladder than most 26-acre projects attempt. The table below sets out the types, their bedroom counts and their size bands.
| Unit type | Bedrooms | Size (m²) |
|---|---|---|
| Apartment | 1 bedroom | 60 to 80 |
| Apartment | 2 bedrooms | 95 to 122 |
| Apartment | 3 bedrooms | 135 to 183 |
| Family duplex | Duplex layout over two levels | 217 to 240 |
The one-bedroom band from 60 to 80 m² targets singles, newly married couples and investors buying the easiest resale and rental ticket in the Fifth Settlement. Small units in serviced compounds turn over faster than large ones because the tenant pool is deeper, and the entry price keeps the capital exposure limited for a first purchase.
Two-bedroom apartments between 95 and 122 m² suit small families who want a proper living area without paying for a large unit, and they represent the middle of the demand curve in New Cairo. Three-bedroom apartments from 135 to 183 m² step up to families who need a third room for children or for home working, and the upper end of that band approaches sizes normally quoted in older, lower-density Fifth Settlement blocks.
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The family duplex at 217 to 240 m² is the answer for buyers who want villa-style separation without a villa budget. Splitting the living space across two levels puts the reception and daily traffic on one floor and the bedrooms on another, which is the layout logic families usually buy a townhouse for. Inside this compound, that separation arrives at apartment pricing.
How much does a unit at Begonia Residence Compound New Cairo cost?
Apartment prices at Begonia Residence Compound New Cairo run from EGP 3,108,000 to EGP 11,085,000, updated for 2026 and set by unit type, size and position inside the compound. Installment price per meter works out between about EGP 51,800 and about EGP 79,200 across the apartment bands, and the EGP 11,085,000 ceiling belongs to the three-bedroom apartments. The published price table does not cover the 217 to 240 m² duplexes, which are quoted by the developer on request.
| Unit type | Installment price (EGP) | Installment price per m² (EGP) |
|---|---|---|
| 1-bedroom apartment | 3,108,000 to 6,193,000 | 51,800 to 77,400 |
| 2-bedroom apartment | 6,560,000 to 9,668,000 | 69,100 to 79,200 |
| 3-bedroom apartment | 8,440,000 to 11,085,000 | 60,600 to 62,500 |
| Family duplex | Not published | Not published |
The price per meter is worth reading carefully, because it does not fall in a straight line with unit size. Three-bedroom apartments carry the lowest and narrowest band at EGP 60,600 to EGP 62,500 per meter, so the largest apartments do capture the best value per meter. Two-bedroom apartments sit highest at EGP 69,100 to EGP 79,200, and one-bedroom apartments span the widest range, from EGP 51,800 on the smallest unit to EGP 77,400 at the top of the band. The rate a buyer pays therefore depends on the specific unit and its position rather than on the bedroom count alone.
Against neighbouring Fifth Settlement compounds in the same tier, where comparable projects open in the EGP 3 to 4.5 million range, the starting point here lands inside the competitive band rather than below or above it. The differentiator is not the entry price but the range above it: one project carries a buyer from a 60 m² studio-style apartment to a 240 m² duplex without changing developer, contract or community. Prices move with the market, so confirm the current list before signing.
Payment plans and down payment options
Menassat Developments prices the compound around low entry payments and long tenors rather than around discounts, which shifts the burden from the first cheque to the monthly instalment. The published structures are:
- 0% down payment with the full unit value installed over 10 years.
- 10% down payment with the balance installed over 10 years.
- Additional packages starting from a 5% down payment with installments running between 7 and 8 years.
The zero down payment plan is the unusual one in this segment, because it removes the single largest obstacle for buyers whose savings are tied up elsewhere. The trade off is a heavier monthly commitment across the full ten years, since nothing is retired up front. A 10% opening cheque cuts the financed balance and the monthly figure, and the shorter 7 to 8 year packages suit buyers who want the liability closed before or near handover.
Package terms and the reservation deposit change from one sales cycle to the next, and developers routinely retire and relaunch plans as construction advances. Confirm the plan available on the day of contracting, and read the schedule for maintenance deposits and delivery instalments, which sit outside the headline price in most Fifth Settlement contracts.
Finishing options and the 2027 handover
Handover of the residential units begins in 2027, and the buyer chooses the finishing state at contract. Units are offered either core and shell, with no finishing at all, or semi-finished, meaning the developer completes the electrical and plumbing infrastructure and treats the walls before delivery.
The semi-finished route hands the interior back to the owner for final flooring, joinery, paint and fittings. Two things follow from that. The owner controls the interior specification instead of inheriting a developer palette, and the finishing spend is deferred to a point after contracting, which spreads total cost across a longer horizon than a fully finished purchase would. Buyers who want a turnkey unit on handover day should price the finishing package separately and factor the time it takes.
Facilities inside the gates
The facilities programme is built around family use and spread across the 26 acres rather than concentrated in one clubhouse corner. The main components are:
- Green spaces, gardens and artificial lakes taking the largest share of the internal surfaces.
- A full sports club with courts covering several disciplines.
- Swimming pools for adults and children, distributed across the compound rather than pooled in one location.
- A dedicated kids area, plus outdoor walking and jogging trails through the landscape.
- Security staffing with 24/7 camera coverage and a permanent on-site maintenance team.
- Parking capacity sized for the full unit count, with commercial and service outlets covering daily needs.
The retail component reaches further than the internal service strip. Menassat Developments built Begonia Walk, a standalone commercial mall, in the immediate surroundings of the compound, so residents have a full shopping and dining destination without leaving the neighbourhood. A developer that funds a commercial asset next to its own residential asset has a direct interest in the area maturing, and completed retail nearby is one of the few amenity claims a buyer can verify by driving to it before signing.
Menassat Developments, the company behind the compound
Menassat Developments is an Egyptian joint stock company with an extended record in the local real estate market, and it holds three ISO certifications covering project management, planning and development. Certification is not a guarantee of delivery, but documented process control speaks to the two risks that decide an off-plan purchase: whether the unit is handed over on schedule, and whether the build quality matches the contract.
The portfolio leans commercial and administrative alongside this residential launch. Valory Mall, Eclipse Mall and Axel Mall sit in the Fifth Settlement, and Podia Tower stands in the New Administrative Capital, which means the company operates a production line of projects with a verifiable delivery history rather than a single asset. A buyer can inspect finished Menassat buildings in the same district before committing to a unit that is still under construction, and that is a stronger check than any brochure claim.
Is Begonia Residence a good investment?
The investment case for Begonia Residence Compound New Cairo rests on three verifiable facts: frontage on four axes with the New Administrative Capital and Cairo International Airport both around 15 minutes away, a developer holding three ISO certifications with completed projects in the same district, and a low-density masterplan on 26 acres that makes open views structurally scarce inside the compound.
Scarcity is the part most buyers underweight. When roughly 80% of a site is landscape and buildings stop at ground plus four floors, the number of units carrying a genuine open or lagoon view is fixed by the masterplan and cannot be increased later. Units with that view tend to hold a premium on resale against otherwise identical units in denser projects, because the supply of the attribute is capped at the design stage.
Demand fundamentals in the Fifth Settlement continue to support pricing, driven by the district’s service depth and by the pull of the New Administrative Capital on the eastern corridor. Rental demand in New Cairo concentrates on one and two bedroom units, which is exactly where the 60 to 122 m² bands of this compound sit, so an investor buying at the lower end is buying into the deepest slice of the tenant market. The 2027 handover also means the holding period before rental income begins is defined rather than open ended.
On buyer fit, the compound suits a family looking for permanent housing in a green, low-density setting, and it suits an investor targeting small apartments that resell and rent quickly in the Fifth Settlement. It does not suit a buyer who specifically wants a standalone villa or a private garden plot, because the programme stops at duplexes, although the two-level 240 m² duplex covers much of that requirement at a lower cost. The old objection that this address is far from central Cairo no longer holds after the axis network connected the Fifth Settlement to the New Administrative Capital and to the eastern ring corridors. This analysis is offered for guidance only and is not investment advice.
How it compares with neighbouring Fifth Settlement compounds
Set against other compounds in the Fifth Settlement, this project competes on land use rather than on plot size. La Colina East and Ivory East occupy the same service catchment and draw on the same axes, so location alone does not separate them. What differs is the ratio of landscape to structure and the height cap, which together decide how many units in each project actually own a view worth paying for.
Larger neighbours such as Mountain View iCity offer more internal amenity variety across a much bigger footprint, at the cost of longer internal drives and higher resident counts per facility. A 26-acre compound trades that breadth for proximity: the pool, the trail and the gate are a short walk from any block. Which trade suits a particular buyer depends on whether they value amenity range or daily convenience, and both are legitimate answers.
Frequently asked questions about Begonia Residence
When does Begonia Residence New Cairo deliver?
Begonia Residence Compound New Cairo begins handover in 2027, with the buyer choosing between core and shell delivery or a semi-finished unit at contract. Menassat Developments has delivered earlier projects in the Fifth Settlement, and the contracted handover date should be confirmed in writing at reservation.
What is the price per meter at Begonia Residence New Cairo?
Installment price per meter at Begonia Residence Compound New Cairo ranges from about EGP 51,800 to about EGP 79,200 depending on unit type and size, with apartment prices between EGP 3,108,000 and EGP 11,085,000 and the ceiling set by the three-bedroom band. The published price table does not cover the duplexes. Figures are updated for 2026 and move with the market.
How big is Begonia Residence New Cairo?
Begonia Residence Compound New Cairo spans 26 acres in the Fifth Settlement, with roughly 80% of the internal surfaces given to gardens, landscaped areas and artificial lakes. The remaining share carries the residential blocks, services and roads, which keeps building density low and opens the view from most units.
Who is the developer of Begonia Residence?
Menassat Developments develops Begonia Residence Compound New Cairo. The Egyptian joint stock company holds three ISO certifications and its portfolio includes Valory Mall, Eclipse Mall and Axel Mall in the Fifth Settlement, Podia Tower in the New Administrative Capital, and the Begonia Walk commercial mall beside this compound.
What units are available for sale in Begonia Residence New Cairo?
Begonia Residence Compound New Cairo offers apartments and duplexes, with one bedroom units from 60 m², two bedroom units from 95 m², three bedroom units from 135 m², and family duplexes reaching 240 m² across two levels. The project includes no standalone villas or townhouses.
The bottom line
Three attributes carry this compound: 26 acres held at low density with most of the ground kept as landscape and water, four axis frontages placing the New Administrative Capital and the airport around 15 minutes away, and apartments and duplexes from 60 to 240 m² on plans reaching ten years with handover in 2027. Families and small-unit investors both find a match here.
To check current availability, confirm updated prices or arrange a viewing, send your details through the contact form on this page.
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