Ever New Cairo allocates 80% of its units to villas and only 20% to apartments, a ratio that reverses the density logic of almost every neighbouring gated community on the South Teseen extension. Cred Developments laid the project across 129 acres in the eastern half of New Cairo (Fifth Settlement), splitting the land into eight residential clusters that sit as islands inside a network of water features. The mix places townhouses, twin houses and standalone villas at the centre of the offer, with apartments kept as the entry tier rather than the bulk of the inventory.
Pricing opens at EGP 8,354,425 for an apartment and climbs to EGP 51,785,000 for a four-bedroom standalone villa, with a payment structure that starts from a zero down payment and stretches instalments to 10 years. That combination targets a specific buyer: a family that wants a low-density villa address inside a mature part of New Cairo without committing a large cash sum at contract. Prices are current as of June 2026 and move with phase and unit type.
A masterplan of eight island clusters across 129 acres
The 129-acre site was planned as a self-contained district rather than a single residential block, with the developer describing it as a city inside the city and running part of its operation on solar energy. Okoplan Engineering Consultants and Moharram Bakhoum, two established names in Egyptian masterplanning and structural design, handled the design and engineering consultancy. Attaching the layout to consultancies with a verifiable track record matters more on a site of this size than on a compact plot, because the phasing, the water bodies and the road hierarchy all have to hold together over four years of construction.
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Eight residential clusters carry the units, shaped as small islands surrounded by artificial lakes. Two clusters hold the apartments and six hold the villas, which is how the 80/20 mix translates into physical form rather than a marketing percentage. Three separate commercial clusters serve the residents, kept apart from the housing so that retail traffic never runs through a villa street. The result is fewer residents per acre than a tower-led compound of the same land size, and a quieter internal circulation pattern.
Five gates control access, distributed as two for the apartment clusters and three for the villa clusters. Separating the entry points by product type keeps villa owners off the busier apartment approach and shortens the queue at peak hours. Solar generation inside the masterplan places the community in the environmentally efficient category, which increasingly features in buyer decisions where long-run utility cost is part of the calculation.
Unit types, sizes and bedroom counts
Ever New Cairo carries apartments alongside three villa formats, so a buyer can move between ownership tiers without leaving the compound. Sizes begin at 125 m² for the Sky Range apartments and reach beyond 400 m² for the largest standalone villas, with bedroom counts running from one to four. The table below sets out the starting size and bedroom range for each product.
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| Unit type | Size starts from (m²) | Bedrooms |
|---|---|---|
| Apartments | 130 | 2 to 3 |
| Sky Range apartments | 125 | 1 to 2 |
| Townhouse | 165 | 3 |
| Twin house | 257 | 3 |
| Standalone villa | 333 | 3 to 4 |
Apartments open at 130 m² with two and three bedroom layouts, delivered ready to occupy and aimed at the buyer who wants the compound address without villa maintenance. Townhouses start at 165 m² and act as the cheapest route into the villa tier, which is where most of the inventory sits. Twin houses begin at 257 m² over three bedrooms and add floor area while sharing only one wall, a middle position for buyers who want space without the standalone premium.
The standalone villa tops the range at 333 m² and upward, offered in three and four bedroom configurations. It is the only format with no shared wall on any elevation, which is the specific attribute the villa-weighted masterplan was built to protect. Buyers comparing the three villa formats are effectively pricing privacy: each step up the ladder buys more detached frontage and more surrounding open space rather than only more internal metres.
The Sky Range apartment phase
Sky Range is the apartment phase inside Ever New Cairo, releasing one and two bedroom units from 125 m² with private gardens attached to the ground-floor homes. The phase carries its own commercial terms, allowing reservation with no down payment and instalments running up to 12 years, two years longer than the standard plan. That makes it the lightest cash-entry route into the project for a buyer with limited liquidity who still wants a position inside the community.
The ground-floor gardens give these apartments an outdoor allocation that conventional apartment stock in New Cairo rarely includes at this size. A buyer therefore gets apartment pricing with a private external area, a combination that usually resells faster than an identical unit on an upper floor without outdoor space.
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How much do units cost at Ever New Cairo?
Unit prices at Ever New Cairo start from EGP 8,354,425 for an apartment, EGP 15,578,000 for a townhouse, EGP 22,795,000 for a twin house and EGP 51,785,000 for a standalone villa. Figures are current as of June 2026, include instalment terms of up to 10 years, and vary by phase, plot position and unit area.
- Apartments: from EGP 8,354,425
- Townhouses: from EGP 15,578,000
- Twin houses: from EGP 22,795,000
- Standalone villas: from EGP 51,785,000
Detailed pricing data puts the average price per metre between roughly EGP 101,000 for townhouses and EGP 125,000 for standalone villas. That spread of about 24% between the cheapest and the most expensive villa format is not a quality difference in construction. It prices the land allocation and the open space wrapped around each product, which is the honest way to read a price-per-metre gap inside a single compound.
| Type | Bedrooms | Area (m²) | Instalment price (EGP) | Average price per m² (EGP) |
|---|---|---|---|---|
| Standalone villa | 3 | 230 | 27,568,000 to 29,974,000 | 125,000 |
| Standalone villa | 4 | 423 | 51,785,000 | 122,500 |
| Townhouse | 3 | 165 to 228 | 15,578,000 to 24,913,000 | 101,000 |
| Twin house | 3 | 211 | 22,795,000 to 23,130,000 | 109,000 |
Two readings come out of that table. First, the townhouse at EGP 101,000 per metre is the value entry to the villa tier and the widest area band on offer, running from 165 m² to 228 m² inside one product. Second, the four-bedroom standalone villa at 423 m² carries a slightly lower rate per metre than the three-bedroom villa, because larger plots dilute the fixed premium attached to a detached corner. A buyer comparing total figures alone would miss that, and would overpay for metres they could have bought more cheaply in a larger unit.
The published price-per-metre data covers the villa formats only, so an apartment buyer cannot read a rate straight off the table and should request the figure for the specific unit, floor and view before comparing offers. Instalment pricing is also quoted here rather than a cash rate, which means the number already carries the cost of the 10-year term inside it. Comparing this table against a cash price at another compound without adjusting for the payment period produces a misleading gap in either direction.
Against the surrounding market, the apartment entry point sits inside the competitive band for the South Teseen extension despite the low density the masterplan enforces. Zed East and Hyde Park, both adjacent, set the reference ceiling for this pocket of New Cairo, so a unit here is priced with two established addresses as its comparison set rather than an isolated plot.
Payment plans, reservation deposits and maintenance
The payment structure is the most aggressive part of the commercial offer. A buyer can contract with a down payment starting at 0% and settle the balance over 10 years, which removes the single largest cash barrier in a price bracket that opens above EGP 8 million. A serious reservation deposit is still required at booking, and it scales with the unit tier.
- Down payment from 0%, with instalments over the remaining value for up to 10 years.
- Reservation deposit from EGP 200,000 for a townhouse, EGP 300,000 for a twin house and EGP 400,000 for a standalone villa.
- Maintenance fee of 8% of the unit value, applied to the upkeep of shared facilities.
- Sky Range phase: reservation with no down payment and instalments up to 12 years.
The 8% maintenance charge deserves a line in the buyer’s own arithmetic rather than a footnote. On a townhouse at EGP 15,578,000 it adds roughly EGP 1.25 million to the total outlay, which is the difference between two competing offers in this bracket. Buyers who compare headline prices across compounds without normalising maintenance percentages routinely misread which offer is actually cheaper.
The same percentage on a four-bedroom standalone villa at EGP 51,785,000 works out near EGP 4.14 million, which is more than the entire reservation deposit and instalment schedule of the first year on a smaller unit. Budgeting it at the contract stage, rather than discovering it at handover, is the difference between a plan that holds and one that strains.
The graduated reservation deposit follows the same value ladder as the units themselves, rising as the buyer moves from townhouse to standalone villa. It functions as a filter on the villa clusters, keeping speculative holds off the largest plots, and it signals which products the developer expects to sell fastest.
Finishing standards and handover terms
Units are handed over within four years of contracting, under two different finishing standards split by product. Villas are delivered core and shell, leaving the interior specification entirely to the owner, while apartments arrive fully finished and ready to move into. The split is a practical decision rather than a cost-saving one.
A villa buyer at 333 m² or more almost always wants control over layout, materials and joinery, so a developer finish would be stripped out on delivery. An apartment buyer at 130 m² usually wants to avoid the cost, the supervision and the months a fit-out consumes. Applying one standard across both products would have annoyed one group and overcharged the other.
Where Ever New Cairo sits on the map
The project occupies a plot on the South Teseen extension in eastern New Cairo, the busiest service axis in the Fifth Settlement rather than a frontier location on the city edge. Teseen Street is the spine of the district, lined with banks, international schools, restaurants and the area’s main retail centres, so daily errands are measured in minutes instead of a drive to another city. Buying into an established service network removes the multi-year wait that comes with a plot in a district still under construction.
The site connects to the Middle Ring Road, the artery that distributes traffic across the major axes of New Cairo, and sits close to the Mohamed Naguib Axis linking the city’s districts to one another. Two independent routes out of the compound give residents a real choice of exit depending on congestion, a practical advantage over projects that depend on one road and one gate. That flexibility is worth more on the morning commute than any single distance figure.
- New Administrative Capital: about 10 minutes by car, reaching the government district, the ministries and the financial district.
- The American University in Cairo, New Cairo campus: about 15 minutes.
- Greater Cairo: about half an hour via the Middle Ring Road.
- Zed East and Hyde Park compounds: immediately adjacent, and the pricing reference for the surrounding band.
Sitting between Zed East and Hyde Park is a market signal, not a brochure detail. Both are among the most established addresses in the Fifth Settlement, and their pricing sets the ceiling for units in this pocket, which ties the medium-term value of a unit here to the trajectory of two proven neighbours. The land around the South Teseen extension has also reached an advanced stage of urban maturity, so large vacant plots nearby are scarce, and that scarcity typically supports the value of completed stock.
New Cairo itself is the reference point here. As one of Egypt’s older new urban communities, the Fifth Settlement has already passed through the phase where residents wait on infrastructure, schools and retail to arrive, and the eastern stretch along the South Teseen extension is among its most heavily serviced corridors. Buying inside a district at that stage of maturity changes the risk profile of the purchase, because the value of the unit no longer depends on a future service network being built out on schedule.
Proximity to the New Administrative Capital adds a second demand pool. Employees relocating to the ministries and the financial district often prefer an established New Cairo address with mature services over a new home inside a district that is still filling up, and a ten-minute drive keeps that trade-off comfortable.
Cred Developments, the company behind the project
Cred Developments was founded in 1982 and began operating out of Jeddah, Saudi Arabia, as a partnership between Castle Development and Al Moqasa for Investment and Securities. More than four decades of continuous activity puts the company in the long-record category, which measurably lowers the risk profile of an off-plan purchase compared with a developer that has no completed handover history to examine.
The verifiable portfolio includes Ever West in 6th of October, plus Castle Landmark, Castle Gate Mall and East Side Mall in the New Administrative Capital. Repeating the Ever brand in west Cairo and then in the east means this project extends an operating model the developer has already run, rather than a first attempt at the format. That continuity is what a buyer is really assessing when they ask about a developer’s track record.
A portfolio that spans residential and commercial assets across more than one new city also demonstrates capacity to manage mixed-use delivery at scale. A 129-acre site blending residential, administrative and medical components demands exactly that, since each component carries its own licensing, servicing and phasing requirements.
Amenities, retail and daily services
The community was designed to function as a destination in its own right, mixing residential units with administrative and medical space instead of housing alone. Facilities are distributed across leisure, sport and retail categories, sized for a full community rather than a single residential block.
- Extensive green spaces and artificial lakes that turn the residential clusters into islands ringed by water.
- A clubhouse of 2,000 m² hosting social services and events.
- A 4.5 km promenade running through the project for running, cycling and recreation.
- Five gates, split between two for the apartments and three for the villas, raising privacy and easing circulation.
- An active commercial zone connected to the South Teseen extension.
- A sports zone with courts and facilities for a range of activities.
- Administrative and medical units serving residents and the surrounding catchment.
The 2,000 m² clubhouse and the 4.5 km promenade are the two amenities that indicate the intended operating scale. A track of that length only makes sense across a site with continuous landscaped frontage, and it gives residents a daily-use facility that does not depend on booking or membership queues. Amenities sized for the whole community, rather than a token allocation, are one of the factors that hold service quality steady as occupancy rises.
Placing the retail zone against the South Teseen extension serves two groups at once. Residents reach daily services on foot without leaving the gates, and the shops draw footfall from the axis outside, which improves the commercial viability of the units and reduces the risk of a half-empty retail strip after handover.
Is Ever New Cairo a sound investment?
The case for value growth at Ever New Cairo rests on three measurable factors: a plot on the South Teseen extension roughly ten minutes from the New Administrative Capital, adjacency to Zed East and Hyde Park which anchor the local pricing ceiling, and a developer operating since 1982 with delivered projects on record. A mature location combined with an experienced developer usually reduces delay risk and supports resale price stability.
The 80% villa weighting shapes who this project suits. A low-density, villa-led community serves the long-term owner-occupier looking for a detached or semi-detached home far better than a trader looking for rapid capital turnover, because villa stock moves more slowly and in a narrower buyer pool than small apartments. At the same time, the zero down payment and the 10-year instalment run widen the pool of buyers who can qualify, which supports resale liquidity within the villa segment in east Cairo.
The natural fit is a family with a budget opening around EGP 15 million looking for a townhouse or larger, valuing privacy and immediate access to mature services. The project fits poorly for a buyer hunting a small budget unit or a fast rental yield from low-priced apartment stock, since the inventory is deliberately weighted away from that segment. This analysis is guidance based on the stated facts, not investment advice.
Strengths and trade-offs
The strongest points are specific and checkable: a brand that already worked in west Cairo being repeated in the east, a villa share unusual for the district, a position against the busiest axis in the Fifth Settlement, and an entry price that stays competitive despite the low density. Those four together are difficult to assemble on one plot in this part of New Cairo.
The main trade-off is the flip side of the location. Sitting inside a high-activity zone means the setting is not the complete quiet that some villa buyers look for, although the 129-acre footprint puts real distance between the residential clusters and the busy edges. The other point to weigh is the core and shell villa handover, which hands the owner full design freedom but also a finishing budget and a timeline to manage after delivery.
Frequently asked questions
Who is the developer of Ever New Cairo?
Ever New Cairo is developed by Cred Developments, founded in 1982 as a partnership between Castle Development and Al Moqasa for Investment and Securities. The company’s portfolio includes Ever West in 6th of October, Castle Landmark, Castle Gate Mall and East Side Mall in the New Administrative Capital.
Where exactly is Ever New Cairo located?
Ever New Cairo sits on the South Teseen extension in eastern New Cairo, connected to the Middle Ring Road and the Mohamed Naguib Axis. It lies about 10 minutes from the New Administrative Capital and 15 minutes from the American University in Cairo, directly beside Zed East and Hyde Park.
What is the down payment at Ever New Cairo?
Ever New Cairo accepts a down payment starting from 0%, with the balance paid over up to 10 years, while the Sky Range apartment phase extends instalments to 12 years. A reservation deposit still applies at booking, from EGP 200,000 for a townhouse up to EGP 400,000 for a standalone villa.
When does Ever New Cairo deliver, and with what finishing?
Ever New Cairo hands over units within four years of contracting, delivering villas core and shell so owners control the interior, and apartments fully finished and ready to occupy. A maintenance fee of 8% of the unit value covers the long-term upkeep of the shared facilities and landscaping.
The verdict on Ever New Cairo
Ever New Cairo pairs a 129-acre, villa-weighted masterplan on the South Teseen extension with a developer operating since 1982 and a plot between two of the Fifth Settlement’s benchmark compounds. Prices open at EGP 8,354,425 with a zero down payment and instalments up to 10 years, which makes it a credible option for a buyer set on low-density living in east Cairo. To check current prices or arrange a viewing, get in touch through the form on this page.