Eleven Residence New Cairo sells a finished apartment instead of a construction promise. STM Developments placed the compound on the South 90th Street frontage that faces Gate 1 of the American University in Cairo, and it hands units over within 6 months of contracting, fully finished to ultra super lux level. A buyer walks the actual apartment, measures the rooms, and checks the view before signing, which removes the two risks that dominate off-plan buying in New Cairo: a delayed handover and a finishing bill that lands years later.

Scale is the second thing that separates it. The masterplan holds 8 residential buildings and 160 apartments in total, with only 4 units on each floor, so Eleven Residence New Cairo behaves like a boutique address rather than a mass release. Prices open at EGP 14,000,000 in the May 2026 update, with a 10% down payment, five interest-free years, and a cash discount reaching 17.5%. Everything below is the detail behind those headline numbers, from the unit mix and the price per metre to the payment schedule, the amenity list, and the developer’s track record.

What makes Eleven Residence New Cairo different from an off-plan compound?

Eleven Residence New Cairo delivers ready, fully finished apartments within 6 months of contracting, while most Fifth Settlement launches hand over in three to five years. The buyer inspects the physical unit before signing, pays 10% down, and can move in or rent out almost immediately rather than waiting through a construction cycle.

That single difference reshapes the whole purchase. In an off-plan contract, the buyer commits capital against a brochure and a masterplan drawing, then carries delivery risk, specification risk, and the cost of finishing an empty shell. At this compound the construction is effectively complete before the sale, so the apartment on offer is the apartment being inspected: the ceilings, floors, walls, kitchen, and bathrooms are already executed to ultra super lux standard.

The financial consequence matters just as much. An off-plan unit in New Cairo typically needs an additional finishing budget, and that budget is spent at prices nobody can forecast three years ahead. A ready unit converts that unknown into a fixed, already-paid figure inside the purchase price, and it starts producing rent or saving rent from the first month rather than the fortieth.

Where Eleven Residence New Cairo sits on the South 90th Street corridor

Eleven Residence New Cairo fronts South 90th Street directly, opposite Gate 1 of the American University in Cairo (AUC) in New Cairo (Fifth Settlement). South 90th Street is the spine of the Fifth Settlement, carrying its universities, international schools, banking strip, and administrative buildings, and it feeds every other axis serving East Cairo. Land still available for new residential plots on this stretch is close to exhausted, which is why a frontage position here is difficult to reproduce.

The AUC campus opposite the compound is not scenery, it is demand infrastructure. The university generates a permanent flow of students, faculty, administrative staff, and visiting academics who need housing within walking or short-driving distance, and that flow does not pause for market seasons the way coastal or second-home demand does. A residential building sitting on the campus gate inherits that catchment directly.

From the compound gate, the road network opens in several directions. North 90th Street, the commercial heart of the Fifth Settlement, sits minutes away through the South 90th corridor. The Suez Road works as the eastern gateway toward Obour City and Mostakbal City, the Ring Road connects the district to the rest of Greater Cairo, and the Mohamed Bin Zayed Axis carries traffic toward the New Administrative Capital.

Drive times to the landmarks buyers actually use

The figures below are approximate off-peak driving times published across current listings for the project. Treat them as planning guidance rather than guarantees, because peak-hour traffic on South 90th Street and the Ring Road stretches them.

American University in Cairo (AUC): directly opposite the compound, with Gate 1 on the same frontage.
Point 90 Mall: roughly 3 minutes along the same corridor.
Zewail City of Science and Technology: roughly 7 minutes.
Downtown Fifth Settlement: roughly 7 to 8 minutes.
Cairo Festival City Mall: roughly 10 minutes.
Al Salam International Hospital: roughly 10 minutes.
Mohamed Bin Zayed Axis: roughly 10 minutes.
Ring Road: roughly 12 minutes.
Nasr City and Heliopolis: roughly 15 minutes.
New Administrative Capital: roughly 15 minutes via the eastern axes.
Cairo International Airport: roughly 20 minutes via the Suez Road.

One transport element deserves separate attention because most listings skip it. The Fifth Settlement monorail station sits within a short drive of the compound, and the government monorail line links New Cairo to the New Administrative Capital. For a tenant working in the New Capital’s government or business districts, that station turns a daily commute into a fixed-cost, traffic-independent trip, and it widens the pool of people who would rent an apartment at this address.

The compounds and communities around Eleven Residence New Cairo

The pocket around the project is already built and already occupied, which is unusual for a new residential release in Egypt. The View and Waterway sit in the same South 90th catchment and set the local price and service benchmark. Al Rehab City and Madinaty extend the residential mass eastward and supply the schools, clinics, and retail that a compound of 160 units could never justify building on its own. El Shorouk City closes the picture along the eastern axis.

Two practical things follow from that neighbourhood profile. First, an owner here draws on mature infrastructure from day one instead of waiting for a district to fill in around them. Second, the resale and rental market in this pocket stays liquid, because buyers and tenants already search here by habit, and a small boutique building competes inside an established demand stream rather than trying to create one.

New Cairo as the wider address

New Cairo is one of Egypt’s new urban communities east of the historic city, and the Fifth Settlement is its most developed residential sector rather than a frontier district. Its street grid, utilities, schools, hospitals, and retail were completed years ago, and the neighbourhood around South 90th Street now functions as a self-contained city segment rather than a suburb that empties at night.

That maturity changes the risk profile of buying here. In newer eastern districts, a purchase is partly a bet on infrastructure arriving on schedule and on enough neighbours moving in to make services viable. In the Fifth Settlement that question is already settled, so the variables narrow to the specific building, the specific unit, and the price paid for them.

The eastern axes then extend the catchment outward. Mostakbal City is developing along the same corridor and pulls new residential demand eastward, while the New Administrative Capital anchors a large government and corporate employment base within reach. A Fifth Settlement address sits between the established city and both of those growth poles, which is why demand here has stayed firm through several market cycles.

Why the masterplan stops at 8 buildings and 160 units

STM Developments ran the opposite of the volume playbook here. The compound contains 8 residential buildings, each rising ground floor plus 5 upper floors, with 4 apartments per floor, which caps the entire community at 160 units. On a Fifth Settlement plot with this frontage, most developers would maximise the unit count; the decision to cap it is the defining design choice of the project.

Low density translates into things a resident notices weekly rather than abstractly. Four neighbours per floor means quieter corridors, shorter lift waits, and fewer cars competing for circulation space. It also means the shared amenities carry a small user base, so a gym, a pool, or a walkway serves 160 households instead of the thousands that share the same facility inside a mega-compound.

The landscape follows the same logic. Green spaces and artificial lakes were used as separators between the blocks rather than as decorative trim at the perimeter, so the water and planting do structural work in the plan. That layout produces two results at once: most apartments look out over greenery or water, and the buildings are visually screened from one another, which protects privacy without relying on blank walls.

Externally, the buildings carry panoramic glazing with heat-reflective treatment, a contemporary European facade language that keeps the elevations clean and pushes daylight deep into the apartments. Inside, the four-per-floor arrangement lets each unit take a corner or a clear aspect instead of being pushed into a light well, which is the usual compromise when a floor plate is divided into six or eight apartments.

Apartment types and sizes at Eleven Residence New Cairo

The project offers one property class only: residential apartments. There are no villas, townhouses, twin houses, or duplexes inside the compound, and buyers hunting for a standalone product should know that before they book a viewing. Within the apartment class, the sizes cover two distinct household profiles.

Unit type	Area (m²)	Bedrooms	Typical buyer
Two-bedroom apartment	114 to 168	2	Small families, first-time owners, rental investors
Three-bedroom apartment	136 to 220	3	Established families seeking a permanent home

The 114 m² two-bedroom is the entry point and the most investment-oriented layout in the building. It is the size that rents fastest around a university gate, because it suits a faculty member, a visiting academic, a young couple, or two sharing postgraduates, and it carries the lowest absolute ticket in the project. Its smaller footprint also keeps the maintenance contribution and the service charge base proportionally low.

At the top of the range, the 220 m² three-bedroom is a permanent-residence layout. It gives a family the room count and the reception depth normally found in large New Cairo compounds, but inside a community of 160 households rather than several thousand. Between those two poles, the 136 m² to 168 m² band overlaps deliberately, so a buyer can trade an extra bedroom against reception space at a similar total area.

Because the units are complete, layout evaluation is straightforward. A buyer can confirm the real ceiling height, the actual window aspect, the position of the kitchen and bathrooms, and whether the reception separates cleanly from the sleeping zone, all before any money changes hands. That is a materially different exercise from reading a floor plan and trusting a rendering.

How much does a square metre cost at Eleven Residence New Cairo?

The price per square metre at Eleven Residence New Cairo runs between EGP 127,000 and EGP 140,000, depending on the unit’s floor, aspect, and position inside the compound. Total unit prices start from EGP 14,000,000 for the smallest layouts, with all figures updated in May 2026 and quoted in Egyptian pounds.

Price per square metre: EGP 127,000 to EGP 140,000, set by floor level, view, and orientation.
Starting unit price: EGP 14,000,000 for the smallest available apartment.
Cash discount: up to 17.5% off the total unit value for a full cash settlement.
Pricing currency: Egyptian pounds, with no dollar-linked component.
Price validity: the list above reflects the May 2026 update and moves with unit availability.

That band sits in the upper tier of Fifth Settlement apartment pricing for 2026, and the reason is visible in the two attributes the price is buying. The first is the address, a direct South 90th frontage facing the AUC gate, on a corridor with almost no remaining residential land. The second is completion: the unit is finished to ultra super lux standard and ready to occupy, and ready stock has always priced above off-plan stock because it carries neither delivery risk nor a pending finishing cost.

A fair comparison therefore is not “price per metre here versus price per metre at a launch nearby”. It is the total landed cost of a habitable apartment. An off-plan metre bought cheaper still needs finishing capital, three to five years of holding time, and the risk premium that goes with both, and by the time it becomes livable the comparison usually narrows considerably.

One caution is worth stating plainly. Several English-language listings circulate different opening prices and different down-payment tiers for this project, because brokers publish figures from different offer cycles. The numbers on this page follow the May 2026 update, and any buyer should confirm the live price list and the current discount structure for the specific unit before signing anything.

Payment plan, cash discount, and maintenance deposit

The payment structure is the part of the offer that most contradicts market convention, because ready units in Egypt normally command tight terms. Here the schedule stays long and the entry stays low despite the units being effectively complete.

Down payment: 10% of the total unit value on contract.
Installment period: 5 full years on the remaining balance.
Interest: 0%, with no financing charge added across the installment term.
Maintenance deposit: 10% of the unit value, payable at contracting.
Cash discount: up to 17.5% for a full cash payment instead of installments.

Set that against the norm for immediate-delivery stock. Ready or near-ready units in New Cairo usually ask 20% to 30% down and compress installments into two or three years, precisely because the developer has already sunk the construction cost and wants recovery. Offering a 10% entry with a five-year interest-free runway on a finished apartment inverts that pattern, and it is the single strongest commercial argument the project carries.

The two settlement routes suit different buyers. An installment buyer preserves liquidity, pays no financing cost, and can start collecting rent while the balance is still outstanding, which effectively lets the tenant service part of the schedule. A cash buyer trades that flexibility for up to 17.5% off the headline figure, a discount large enough to change the entry price per metre materially, and worth modelling against whatever return that capital would earn elsewhere.

The 10% maintenance deposit is a real cash-flow item and belongs in the budget from the start, not as an afterthought at signing. It funds the long-term upkeep of the shared facilities, the landscape, and the building systems, and on a boutique compound it is what keeps a small community from degrading once the developer hands over management.

Handover timing and what ultra super lux finishing covers

Handover runs within 6 months of the contract date, inside the 2026 delivery window. The finishing specification is ultra super lux and complete, covering ceilings, floors, walls, the kitchen, and the bathrooms, so the apartment is delivered as a habitable home rather than a shell with a paint allowance.

The status of the units before contracting is the operative detail. Apartments are available for physical inspection on site, which means a buyer selects a specific unit with a specific view rather than a unit number on a chart. Anyone who has bought from a model apartment knows how much drift can exist between a show unit and a delivered one, and inspection eliminates that gap entirely.

Complete finishing also compresses the timeline between contract and use. There is no design phase, no contractor tendering, no six-month fit-out, and no supervision burden on an owner who may live abroad or work full time. For an investor, that is the difference between a unit that earns in month seven and one that earns in year four.

Amenities and services inside the compound

The amenity programme is scaled to 160 households, so it concentrates on daily utility and security rather than on the resort-sized facilities that only make sense across thousands of units. The services group into four clear categories.

Security and building systems

24-hour security and guarding across the compound.
Surveillance cameras covering the full site, including circulation areas.
Electronic gates controlling entry and exit.
Fire-fighting systems installed in the residential buildings and the shared areas.
Car garages beneath the residential blocks, which keeps vehicles off the internal landscape.
Scheduled maintenance and cleaning for all common areas.

Sport, wellness, and family facilities

A health club combining a gym, sauna, spa, and jacuzzi.
Sports club facilities within the compound grounds.
Walking and jogging tracks routed separately from vehicle circulation.
Dedicated cycling lanes inside the compound.
A kids area set aside for children’s play.

Daily and commercial services

Cafés and restaurants operating inside the compound for residents.
A large mosque serving the five daily prayers and Friday prayer.
Landscaped gardens and green spaces used as separators between the blocks.
Artificial lakes providing a water view for part of the units.

Sustainable infrastructure

Solar energy feeds part of the power used by the shared facilities. This is a genuinely uncommon specification at this project size in New Cairo, and its value is practical rather than symbolic: renewable generation trims the electricity component of the common-area bill, which is the line item that drives service charges upward year after year. On a 160-unit community where each household carries a larger share of the fixed cost, that saving is felt directly.

The separation of pedestrian routes from car routes deserves a note as well. Walking tracks, jogging paths, and cycling lanes are laid out away from the driving lanes, and parking sits beneath the buildings, so the internal ground plane stays available to residents on foot. That is a planning decision, not an amenity, and it is what makes a small site feel open.

STM Developments, the developer behind the project

STM Developments is the developer of Eleven Residence New Cairo, and its strategy is built around limited-count projects delivered quickly rather than large land banks released over a decade. The company works mainly in East Cairo, and Eleven Residence New Cairo is its boutique offer inside the Fifth Settlement, sitting alongside a portfolio that leans toward ready or near-ready product in established locations.

The investment case around the AUC catchment

The analysis in this section is drawn from the facts already stated on this page, the address, the payment structure, the finishing status, and the unit count, and it is guidance rather than investment advice.

Rental demand around the compound comes from three separate streams, which is what makes it durable. AUC students, both Egyptian and international, form the first and refresh every academic year. Faculty and university staff form the second, and they typically want longer, quieter tenancies. Corporate employees working across the surrounding Fifth Settlement compounds and office buildings form the third, and they are indifferent to the academic calendar entirely.

Ready, fully finished stock converts that demand into income faster than any other product type in the area. A finished apartment can be listed the week after handover, so the owner does not surrender the first year of yield to a fit-out programme. In an off-plan purchase, that lost window is real money, and it rarely appears in the return calculations buyers are shown at the point of sale.

On the capital side, the 160-unit ceiling is the structural argument. Supply at this address is fixed and small, and the surrounding land on South 90th Street is largely built out, so the resale market for these apartments will never be flooded by the developer’s own subsequent phases. Compare that with a mega-compound, where an owner reselling in year four competes against thousands of identical units plus whatever the developer is still launching.

The interest-free five-year schedule adds a second, quieter effect. Because there is no financing charge embedded in the installments, an owner who rents the unit out early is effectively using tenant income against a zero-cost payment plan, which improves the cash-on-cash position relative to a comparable purchase carrying an implicit finance premium. None of this removes market risk, and none of these figures are guaranteed.

Who this compound suits, and who should look elsewhere

The compound fits a fairly specific buyer profile, and being honest about the mismatch is more useful than claiming universal appeal.

The investor targeting fast yield: a finished unit inside an existing student and professional rental market, earning within months rather than years.
The buyer who needs a home now: anyone who cannot absorb three to five years of waiting, whether because of a relocation, a growing family, or the cost of renting in the meantime.
The buyer who values privacy: four apartments per floor and 160 households in total deliver a quieter daily experience than the large-compound average.
The buyer who wants to see before paying: physical inspection of the actual unit before contracting is available here and unavailable in off-plan sales.

The project is a poor match for two other groups. Anyone set on a standalone villa, a twin house, or a townhouse will not find one, because the compound is apartments only and the masterplan has no low-rise product. And anyone whose priority is a resort-scale environment with golf, sprawling sports cities, and a large commercial district will be better served by the mega-compounds along the Suez Road and the Mohamed Bin Zayed Axis, where the land area justifies that programme.

There is also a budget threshold to be blunt about. With entry at EGP 14,000,000 and a price per metre in the EGP 127,000 to EGP 140,000 range, this is upper-tier Fifth Settlement pricing. A buyer looking for the cheapest route into New Cairo will find lower entry points further from the South 90th corridor, at the cost of the location and the ready-to-occupy advantage.

What to verify before signing the contract

Buying ready stock removes delivery risk, but it does not remove the paperwork discipline that any Egyptian property purchase requires. The checks below apply here as they would to any compound purchase, and completing them takes days rather than weeks.

Unit identity: confirm that the building number, floor, and unit number written into the contract match the apartment physically inspected, including the stated net area.
Finishing schedule: ask for the specification list covering ceilings, floors, walls, kitchen, and bathrooms as an annex, so the delivered standard is documented rather than described.
Handover clause: read how the 6-month handover window is defined, what triggers it, and what remedy applies if it slips.
Maintenance terms: establish what the 10% maintenance deposit covers, who manages the facilities after handover, and how the annual service charge is calculated.
Payment schedule: confirm in writing that the five-year installment plan carries no interest and check the penalty for a late installment.
Resale rights: ask whether the unit can be assigned or resold before the balance is settled, and what fee or approval applies.
Current offer: re-confirm the live price list, the cash discount percentage, and the down-payment tier, since published figures for this project vary between listing sites.

Resale rights deserve particular attention on a project of this size. In a 160-unit compound, the developer keeps closer control over transfers than in a community of several thousand, so knowing the assignment rules before signing protects an investor whose plan depends on an exit within the installment period.

Frequently asked questions about Eleven Residence New Cairo

Where is Eleven Residence New Cairo located?

Eleven Residence New Cairo sits directly on South 90th Street in New Cairo (Fifth Settlement), facing Gate 1 of the American University in Cairo. The address places it on the district’s main artery, minutes from North 90th Street and within reach of the Suez Road, the Ring Road, and the Fifth Settlement monorail station.

Is Eleven Residence ready for delivery now?

Eleven Residence New Cairo delivers its apartments within 6 months of the contract date, inside the 2026 handover window, finished to ultra super lux standard throughout. Units can be inspected physically before signing, which is not possible with off-plan purchases where buyers rely on drawings and a model apartment.

What is the down payment and installment plan?

Eleven Residence New Cairo asks a 10% down payment on contract, then spreads the balance across 5 years with 0% interest. A 10% maintenance deposit is payable at contracting, and a cash discount reaching 17.5% applies to buyers who settle the full amount immediately instead of using the installment plan.

What apartment sizes are available at Eleven Residence New Cairo?

Apartment sizes at Eleven Residence New Cairo run from 114 m² to 220 m². Two-bedroom layouts cover 114 m² to 168 m², and three-bedroom layouts cover 136 m² to 220 m². The compound offers apartments only, with no villas, townhouses, or twin houses in the masterplan.

Does Eleven Residence New Cairo include villas?

Eleven Residence New Cairo contains no villas, townhouses, or twin houses. The masterplan is limited to 8 residential buildings of ground floor plus 5 upper floors, holding 160 apartments in total. Buyers seeking standalone product should look at the larger New Cairo compounds along the Suez Road instead.

Who is the developer of Eleven Residence New Cairo?

STM Developments is the developer of Eleven Residence New Cairo. Its portfolio includes Mayan New Cairo on the Suez Road and Mayan El Shorouk in El Shorouk City, plus partnership work on La Vista City in the New Administrative Capital. The company concentrates on limited-count projects with short handover windows.

The short version

Eleven Residence New Cairo combines three attributes that rarely appear together in the Fifth Settlement: a South 90th Street frontage facing the AUC gate, a boutique masterplan capped at 8 buildings and 160 apartments, and finished ultra super lux units handed over within 6 months on a 10% down payment and five interest-free years. It serves the immediate-occupancy buyer and the investor chasing rental income around the university.

To check the current price list or arrange a viewing of one of the ready apartments, send your details through the contact form on this page.

Eleven Residence New Cairo

About the Project