Compound J East New Cairo places only 200 residential units on roughly 5 feddans in the eastern stretch of the Fifth Settlement, which makes it one of the smallest gated addresses in a district built around developments ten and twenty times its size. Juzur Developments launched it as its first residential venture inside New Cairo, 150 metres from The Waterway Compound and about one minute from South 90th Street. That unit count is the defining fact of the project, because it caps supply permanently inside a neighbourhood that is already built out and fully serviced.
Prices open at EGP 3,100,000 and climb to around EGP 13,800,000 for the largest duplex, while buildings stop at 6 floors and handover is scheduled for 2028. Units are handed over semi-finished, so the owner controls the interior specification and its cost. The mix serves three distinct buyers at once: an individual or couple entering New Cairo on a modest budget, a family that needs three bedrooms without moving to the outer extensions, and an investor hunting a genuinely scarce unit.
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Where is Compound J East New Cairo located?
Compound J East New Cairo sits in the eastern part of New Cairo (Fifth Settlement), 150 metres from The Waterway Compound and one minute from South 90th Street, the spine that links the district neighbourhoods to each other. The Mohamed Naguib Axis and the Middle Ring Road handle movement out of the area.
Distance is the part of this location that actually matters. Sitting 150 metres from The Waterway means the compound inherits a fully operating service belt on day one, rather than waiting years for retail and dining to arrive. South 90th Street, reachable in about a minute, carries the banks, clinics, restaurants and offices of the district, so daily errands never require a trip onto the ring road.
For longer trips, the Mohamed Naguib Axis links the site to the rest of New Cairo and to the roads heading east, while the Middle Ring Road opens a direct run toward Nasr City and Heliopolis. Cairo International Airport falls within roughly a 10 minute drive under normal traffic. The compound also sits beside recognisable neighbours, including The View Waterway, Concord Plaza and Golden Hub Mall, with the Al Deyar Compound Mosque a short walk away.
The landmarks and services inside the immediate radius of the project include:
- The American University in Cairo, minutes away by car.
- Cairo Festival City Mall, the nearest large format shopping and cinema destination.
- A cluster of international schools across the surrounding Fifth Settlement districts.
- The main Fifth Settlement hospitals and specialised medical centres.
- The Middle Ring Road and the Mohamed Naguib Axis for movement beyond New Cairo.
- The View Waterway, Concord Plaza and Golden Hub Mall as immediate retail and dining neighbours.
Why the eastern Fifth Settlement position carries weight
New Cairo splits into a mature core around 90th Street and a newer belt of extensions pushing east toward Mostakbal City and the New Administrative Capital. Compound J East New Cairo lands between the two, which draws demand from two directions at once: residents who want to stay inside the established core, and buyers who want to be near the eastbound axes without paying core prices for a large community unit.
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That middle position has a practical consequence for anyone buying off plan. Because the surrounding blocks are already occupied, a buyer is not betting on a district maturing around them over the next decade. Shops, banks, schools and hospitals operate today, so the only variable left in the purchase is the build schedule of the developer, not the build schedule of the neighbourhood.
The masterplan: 5 feddans, 200 units, 6 floors
The site spans close to 5 feddans, roughly 21,000 square metres, and Juzur Developments assigned the larger share of it to landscape and green space while confining buildings and internal roads to the smaller share. The full scheme holds 200 residential units, and the residential blocks were designed at moderate heights that do not exceed 6 floors. Low blocks over a small footprint keep population density down and raise the share of greenery and open view attached to each unit.
Juzur brought in the Mohamed Talaat engineering consultancy office, a practice with a long record across New Cairo projects, to draw the architectural plan. The brief the consultant worked to was a balance between low building density and a high proportion of planted area, which is why the layout reads as clusters of short blocks around landscaped corridors rather than a grid of towers.
Delivery is phased. The first phase released around 70 of the 200 units, which keeps live inventory tight at any given moment. Phasing a project this small has a straightforward effect on pricing, because each release meets accumulated demand rather than competing against hundreds of unsold neighbours. That is the mechanism behind the scarcity argument for the compound.
Unit types and sizes at Compound J East New Cairo
The unit ladder runs from compact one bedroom homes up to a three bedroom duplex, with a small run of loft units alongside the largest tier. The published price list at Compound J East New Cairo breaks down as follows.
| Unit type | Bedrooms | Area (m²) | Instalment price (EGP) | Average price per m² (EGP) |
|---|---|---|---|---|
| Apartment | 1 | 45 to 79 | 3,100,000 to 5,400,000 | 68,500 |
| Apartment | 2 | 115 to 136 | 8,200,000 to 8,500,000 | 67,000 |
| Apartment | 3 | 155 to 168 | 9,900,000 to 11,300,000 | 66,000 |
| Duplex | 3 | 273 | 13,800,000 | 50,500 |
The entry tier is the one bedroom apartment, sized between 45 and 79 square metres, and it carries the lowest ticket in the compound at EGP 3,100,000. Studio layouts open from 61 square metres according to the unit schedule published by the developer, although the published price list carries no studio row and no studio price, and the entry tier is the one most often bought for rental, because a small unit inside a serviced Fifth Settlement address lets faster than a large one.
Two bedroom apartments between 115 and 136 square metres occupy the middle of the range and read as the family entry point, with layouts sized for a couple with one or two children. Three bedroom apartments between 155 and 168 square metres serve larger households, and their average metre price of about EGP 66,000 is the lowest of the three apartment tiers. Inside the same building, the larger apartment therefore delivers more space per pound spent.
At the top sits the rarest category. Juzur allocated only 6 loft units across the entire compound, at 261 square metres each, and the published price list carries no price for them. The duplex line reaches 273 square metres and is the largest priced unit. Six units out of 200 is a supply of 3%, and that ratio is what a resale buyer is really paying for when a loft or a duplex changes hands later.
How much does a unit at Compound J East New Cairo cost in 2026?
Prices at Compound J East New Cairo start from EGP 3,100,000 for the smallest apartment, rise to EGP 8,200,000 for a two bedroom, reach EGP 9,900,000 for a three bedroom, and top out near EGP 13,800,000 for the duplex. Figures are updated for 2026 and shift with availability.
Read on a per metre basis, the compound prices between roughly EGP 50,500 and EGP 68,500 per square metre depending on unit type. The spread is wide because the small units carry the premium and the large ones absorb a discount, a pattern common wherever entry tickets are priced to attract first buyers. For an address 150 metres from The Waterway, that band sits inside the competitive range for the eastern Fifth Settlement rather than above it.
Two costs sit outside the headline price and belong in any budget. Maintenance is charged at 8% of the unit value and funds the running of the shared facilities, the landscape, security and the periodic maintenance cycle. Reserving a unit requires a serious deposit of EGP 50,000, which secures the choice of unit ahead of the final contract.
Payment plans and down payment options
Juzur Developments structured five separate payment plans for the project, opening from a 10% down payment and stretching instalments as far as 10 years. The variety is the point, since a buyer who can carry a larger opening payment pays less in total, while a buyer protecting cash flow takes the longest schedule. The announced plans are:
- 10% down payment, with the balance of the unit value paid over 10 years.
- 10% down payment, with the remainder paid over 6 years.
- 10% down payment, with the remainder paid over 7 years.
- 10% down payment, then 5% after one year and 5% on handover, with the balance over 8 years.
- 30% down payment, with the remainder paid over 9 years.
The 10 year schedule pushes the monthly burden on a EGP 3,100,000 unit down to a level that competes with rent in the same district, which is the argument the developer is making to first time buyers. The 30% plan works the other way and suits a buyer holding liquidity who wants the smallest total outlay and the strongest position when selecting a specific unit.
Finishing specification and the 2028 handover
Units are delivered on the red brick system, meaning semi-finished, with the structure, the external envelope and the core services complete and the interior left to the owner. That specification lowers the purchase price and hands the buyer control over materials, layout adjustments and the timing of the fit out spend. It also means the interior budget belongs in the buyer calculation from the start rather than after handover.
Handover is scheduled for 2028, roughly four years from launch. A window that length lets the buyer spread payments across several years while the unit value moves between the off plan stage and delivery, which is the standard mechanism behind off plan gains in New Cairo. It also means anyone who needs to occupy a home within the next two years should look at a delivered or nearly delivered project instead.
Amenities and services inside the compound
The facilities were sized for 200 households rather than for thousands, so the ratio of amenity to resident is unusually generous for the price bracket. Juzur concentrated the budget on a small number of well specified elements instead of spreading it thin across a long list. The announced facilities cover:
- A clubhouse and a gym fitted with current equipment.
- Two restaurants operated by a specialist team drawn from a luxury hotel.
- Two dedicated children areas with safe play equipment.
- An open barbecue zone for family and social gatherings.
- A rooftop lounge on the upper level of the blocks, overlooking the planted areas.
- Wide green spaces with walking and running tracks.
- An integrated security system operating 24/7.
- A periodic maintenance programme covering the buildings and the shared facilities.
The two restaurant units and the rooftop lounge are the elements that separate this scheme from other small New Cairo compounds, most of which stop at a gym and a pool deck. Bringing hotel trained operators into a 200 unit project is a deliberate positioning choice. It also gives residents a reason to stay inside the gates rather than drive out to 90th Street for dinner.
Juzur Developments, the company behind the project
Juzur Developments was founded through a partnership between businessmen of several nationalities, combining experience drawn from air transport, information technology, petrochemicals and financial investment. The company is led by Eng. Tarek Nour, who holds a bachelor degree in architecture and an MBA, and who built his record managing real estate projects and strategic planning across the Emirati, Qatari and Saudi markets.
The company holds a portfolio of land plots earmarked for residential, commercial, administrative, hotel and medical projects, which signals a diversification strategy rather than a single sector focus. Its existing Fifth Settlement asset is Mall NEO New Cairo, a commercial scheme in the same district. Compound J East New Cairo is the first residential project the company has launched in the area.
That last fact deserves weight in the buying decision. A first residential launch carries no completed handover record to inspect, unlike the established New Cairo developers who have delivered several phases. A buyer should read the delivery terms in the contract carefully and treat the commercial track record of the developer and the regional experience of its leadership as the available evidence, not as a substitute for a delivery history.
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Is Compound J East New Cairo a sound investment?
The investment case for Compound J East New Cairo rests on three stated facts rather than on sentiment. The first is scarcity, since 200 units on 5 feddans means the project can never expand and resale supply stays permanently thin. The second is the location, 150 metres from The Waterway and a minute from South 90th Street, which anchors the address to a proven demand pocket instead of an emerging one. The third is the metre price band of EGP 50,500 to EGP 68,500, which leaves room for appreciation against the trajectory of the district before the 2028 handover.
Rental demand around the eastern Fifth Settlement is driven by proximity to the American University in Cairo, the office clusters along 90th Street and the international schools nearby, and small units serve that demand best. The entry tier from EGP 3,100,000 therefore carries the clearer yield story, while the three bedroom apartments and the duplex are owner occupier products bought for space rather than for rent.
The project fits an individual or a couple buying a first New Cairo home on a budget starting near EGP 3 million, a family looking for three bedrooms in a low density setting, and an investor targeting a rare unit type such as one of the 6 lofts. It does not fit a buyer who wants a large scale community with extensive sports facilities, international schools inside the gates, or immediate handover, because the site area is small and delivery is still years out. This analysis is guidance only and is not investment advice.
Frequently asked questions
When does Compound J East New Cairo deliver?
Compound J East New Cairo begins handover in 2028, with units delivered on the red brick semi-finished system so owners specify their own interiors. The window runs about four years from launch, which gives buyers time to phase payments and plan the fit out budget before delivery.
What is the down payment at Compound J East New Cairo?
The down payment at Compound J East New Cairo starts at 10% of the unit value, with instalments running up to 10 years. A 30% down payment plan spreads the balance over 9 years, and one schedule adds 5% after the first year plus 5% on handover across 8 years.
How much is the price per metre at Compound J East New Cairo?
The average price per metre at Compound J East New Cairo ranges from about EGP 50,500 for the duplex to roughly EGP 68,500 for the smallest apartments. Larger units carry the lower metre rate, so a three bedroom apartment prices near EGP 66,000 per square metre. Figures are updated for 2026.
Who is the developer of Compound J East New Cairo?
Juzur Developments is the developer of Compound J East New Cairo, founded by a multinational business partnership and led by Eng. Tarek Nour. The company already operates Mall NEO New Cairo in the Fifth Settlement, and this compound is the first residential project it has launched in the district.
Are there maintenance fees or a reservation deposit?
Compound J East New Cairo applies a maintenance charge of 8% of the unit value, covering facilities operation, landscape, security and periodic maintenance. Reserving a unit requires a serious deposit of EGP 50,000, which holds the chosen unit for the buyer until the final contract is signed.
The short version
Compound J East New Cairo offers a permanently capped supply of 200 units on 5 feddans, an address 150 metres from The Waterway, and a price ladder opening at EGP 3,100,000 with instalments reaching 10 years and handover in 2028. It suits buyers who value low density and a serviced location over the scale of a mega community. To check current availability and updated prices, or to arrange a viewing, get in touch through the form on this page.