Compound Garnet Residence New Cairo places two different property products on the same 14 acre plot: conventional family apartments carrying an average of 59,500 to 63,000 EGP per square metre, and branded hotel apartments carrying an average of 99,000 to 104,500 EGP per square metre for buyers who want rental income rather than a home. Jadeer Group set the compound in the second row of North 90th Street, directly opposite Maxim Mall, which keeps residents a short walk from the busiest service spine in New Cairo without putting their windows on its traffic. That single planning decision explains most of what follows in the pricing and the unit mix.
Entry into the project opens at 3,603,000 EGP for a one bedroom apartment, against a 5% down payment and installments stretched over eight years. The smallest layout on the price list is a studio from 44 square metres, and the largest published apartment reaches 316 square metres. A mid New Cairo address with an entry ticket this low is unusual on North 90th Street, where the neighbouring Golden Square compounds sell at noticeably higher metre rates.
Where exactly does Garnet Residence New Cairo sit on North 90th Street?
Compound Garnet Residence New Cairo sits on North 90th Street in New Cairo (Fifth Settlement), in the second row directly facing Maxim Mall. The compound lies a few minutes from the American University in Cairo and roughly 15 minutes from the New Administrative Capital through the nearby El Mosheer Tantawy Axis.
North 90th Street carries the densest concentration of banks, clinics, schools and retail in New Cairo, and frontage on it is priced accordingly. Jadeer Group bought depth instead of frontage. Sitting one row back keeps the compound within walking reach of that service belt while shielding the residential blocks from the noise, the horn traffic and the constant kerbside parking that define the main strip. Buyers who have compared units on the street itself against units one row behind it will recognise the trade the developer made here.
The El Mosheer Tantawy Axis, the artery that ties New Cairo to the wider Greater Cairo road network, runs close to the plot and pushes the New Administrative Capital and its emerging business district to roughly a quarter of an hour by car. The American University in Cairo, the anchor institution of the Fifth Settlement, sits minutes away, which matters to two groups: families with children enrolled there, and academics or staff who prefer a short commute over a large garden. The same road network opens onto El Shorouk, Al Rehab, Nasr City and Heliopolis without crossing the Ring Road at peak hours.
The immediate neighbours are established rather than speculative. Mountain View iCity New Cairo and Hyde Park New Cairo border the surrounding blocks, the Golden Square district begins nearby, and Madinaty lies within a straightforward drive. Neighbouring stock matters commercially, not just socially. When a compound is ringed by projects that sell at a higher metre rate, the ceiling on its own resale price rises with them, and the floor under it holds more firmly through slow quarters. That is the practical benefit of buying the cheaper address on an expensive street.
A 14 acre masterplan built at 18 percent density
The masterplan spans 14 acres and allocates 82% of that ground to green space, water features and service areas, leaving buildings on just 18% of the plot. Low coverage on a small plot produces a specific result: fewer blocks, wider gaps between them, and a higher share of units that look onto landscaping rather than onto a neighbouring facade. On a 14 acre site the effect is more noticeable than it would be on a 200 acre one, because the walking distance from any unit to the nearest open area stays short.
Buildings rise six floors above a ground floor, a mid rise profile that avoids both the density of tower blocks and the sprawl of low rise clusters. Ground floor units come with private attached gardens, upper floors carry the multi bedroom layouts, and duplexes occupy the larger end of the size range. Two living experiences therefore exist inside one compound: a ground level home with its own outdoor square metres, and an upper level home with an unobstructed view across the landscaping. Water features and planted areas wrap the blocks and carry the visual weight of the scheme.
Unit types, sizes and average price per metre
The offering runs from a studio through to four bedroom apartments, with a separate hotel apartment line aimed at furnished short term letting. The table below sets out the size bands and the average metre rate published for the current phase. Read the metre rates as indicative averages for each category rather than as a fixed multiplier, because the final figure on a contract moves with the exact floor, the orientation and the view of the specific unit.
| Unit type | Bedrooms | Size range (m²) | Average price per m² (EGP) |
|---|---|---|---|
| Studio | Not applicable | From 44 | Not published |
| Apartment | 1 | 57 to 107 | 63,000 |
| Apartment | 2 | 111 to 137 | 60,500 |
| Apartment | 3 | 136 to 316 | 62,000 |
| Apartment | 4 | 204 to 208 | 59,500 |
| Hotel apartment | 1 | 85 | 99,000 |
| Hotel apartment | 2 | 90 to 125 | 104,500 |
The three bedroom band is the widest in the project, running from 136 all the way to 316 square metres. A spread that large signals that the category holds both conventional flat layouts and generous duplex layouts under the same bedroom count, so two buyers quoting “a three bedroom” can be discussing units nearly 180 square metres apart. Four bedroom apartments behave in the opposite way, sitting inside a narrow 204 to 208 square metre band, which points to a single standardised layout repeated across the blocks.
The studio from 44 square metres is the cheapest way into the compound and is written for the individual investor rather than the family buyer. One bedroom apartments cover 57 to 107 square metres, a band that suits small households and first time owners who still want a gated address on North 90th Street. Two bedroom apartments occupy 111 to 137 square metres and carry an average metre rate of 60,500 EGP, among the lowest in the residential line, which keeps them strong value per square metre for a family that does not need a third room.
Hotel apartments form a separate product with a separate logic. They come in smaller footprints, 85 square metres for a one bedroom and 90 to 125 square metres for a two bedroom, and they carry the highest metre rates in the project at 99,000 and 104,500 EGP. The premium buys an operating format rather than extra space, because these units are configured for furnished letting and short stay demand instead of permanent residence. Anyone comparing them against the residential line on price per metre alone is comparing two unlike assets.
How much do units at Compound Garnet Residence New Cairo cost?
Prices at Compound Garnet Residence New Cairo start from 3,603,000 EGP for a one bedroom apartment and climb by unit type and size. The residential average metre rate sits between 59,500 and 63,000 EGP, and the figures below were updated for 2026 as the opening point of each category.
- One bedroom apartments: from 3,603,000 EGP, the lowest entry ticket in the compound and the natural fit for an individual investor or a small household.
- Two bedroom apartments: from 6,690,000 EGP at an average of 60,500 EGP per square metre, one of the cheapest metre rates across the residential categories.
- Three bedroom apartments: from 8,400,000 EGP, with layouts extending to 316 square metres at the duplex end of the band.
- Four bedroom apartments: from 12,151,000 EGP at an average of 59,500 EGP per square metre, aimed at larger families that need the full 204 to 208 square metre floorplate.
- Hotel apartments: from 8,434,000 EGP for a one bedroom, rising to an average of 104,500 EGP per square metre on the two bedroom units.
Placed against its surroundings, a residential rate of 59,500 to 63,000 EGP per square metre lands inside the competitive band for North 90th Street rather than at the top of it, even though the compound shares a boundary zone with higher priced schemes such as Hyde Park New Cairo and Mountain View iCity New Cairo. The gap between the residential and the hotel apartment rates reflects the difference in purpose: one product is bought to live in or to hold, the other is bought for operating yield. Launch pricing is revised as phases sell through, so the figure that matters is the one valid on the day of contracting, not the one published at launch.
Down payment, installment plan and reservation deposit
The payment structure opens at a 5% down payment with the balance spread across eight years, a term long enough to hold the monthly instalment down and widen the pool of buyers who can qualify. Reservation is secured with a serious deposit of 50,000 EGP, after which the unit is selected and the contracting steps are completed. The initial cash requirement is therefore modest compared with schemes on the same street that ask for a double digit down payment.
- Down payment: 5% of the unit value.
- Installment term: the remaining balance over 8 years.
- Reservation deposit: 50,000 EGP to hold the unit before contracting.
- Launch incentives: free clubhouse membership, priority selection on the better positioned units, and additional payment facilities.
Launch incentives of this kind are tied to a defined window in the sales cycle and change as phases move, so the offer standing today is not automatically the offer standing next quarter. Buyers who intend to use the clubhouse membership or the priority selection should confirm both are still attached to the unit they are pricing. Nothing in the structure obliges a buyer to pay finishing costs alongside the instalments, which is where the Core and Shell handover becomes relevant.
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Core and Shell handover and the three year delivery window
Units are handed over within three years of contracting on a Core and Shell basis, meaning plastered walls and core building services without a final finish. Several English listings for this project state that units arrive fully finished. That is incorrect against the developer specification, and it is a difference worth thousands of pounds per square metre in the buyer’s budget, so it should be confirmed in writing at contracting.
Core and Shell suits a staged budget. The purchase price is paid across eight years, then the finishing spend falls after handover, so the two costs never land in the same period. The owner also controls the specification completely, from layout adjustments to material selection, which appeals to buyers who intend to live in the unit long term and to landlords who want to finish to a rental standard rather than a developer standard. The trade is that the unit is not habitable on the day the keys arrive.
A three year handover is short by New Cairo standards, and the reason is structural rather than promotional. A 14 acre site with an 18% building footprint carries far less construction volume than a several hundred acre masterplan, and Jadeer Group runs its own contracting and finishing arms instead of tendering the work out. Fewer parties in the delivery chain generally means fewer points where a schedule can slip.
Amenities and on site services
The service programme is built to keep daily errands, leisure and security inside the gates, with each facility placed within a short walk of the residential blocks. The list divides cleanly into leisure, sport, retail and security.
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- A full clubhouse hosting social and recreational activities across age groups, with free membership attached to the launch offer.
- A sports club and a fully equipped gym, supported by dedicated running and cycling tracks inside the compound.
- Swimming pools built to international standards and segmented by age group.
- A large commercial mall carrying international brands, administrative offices, pharmacies and medical clinics.
- Restaurants and cafés inside the compound, so residents do not need to exit for a meal.
- A secured, equipped outdoor kids area.
- Water features and landscaped green areas wrapping the buildings, forming the dominant visual element of the scheme.
- Two underground garages with wide parking bays to keep vehicle movement organised.
- A security system combining smart gates, CCTV coverage and a guarding team on duty around the clock.
- Maintenance and cleaning services operating 24/7 through a dedicated team.
The on site mall changes the calculation for the hotel apartment line in particular. A tenant who can reach a pharmacy, a clinic, a café and a retail unit without leaving the gates is a tenant who renews, and that shortens vacancy periods for the owner. For resident families, the same mall reduces the number of trips onto North 90th Street, which is the single busiest thing about the address.
Pushing both garages underground is the other decision worth noting. It clears surface area of parked cars and returns that ground to pedestrians and landscaping, which is what allows an 18% building footprint to actually read as open space rather than as open space occupied by vehicles.
Jadeer Group, the developer behind Garnet Residence New Cairo
Jadeer Real Estate Development, trading as Jadeer Group, was founded in 2006 as a parent company holding four subsidiaries that cover contracting, finishing, interior design and property development. That vertical integration means the group controls construction and handover in house instead of depending on external contractors, which raises the odds of hitting the published schedule and removes several of the coordination failures that typically delay Egyptian projects.
The execution record is concentrated in the same geography as this project. Jadeer Group has delivered 35 projects in the Fifth Settlement alone and 5 in Sheikh Zayed, alongside two administrative schemes in the New Administrative Capital, Obex Business Hub Mall and Code Mall. Repeated work in one district builds knowledge that a first time entrant does not have: the behaviour of the land, the depth of local demand, and the layouts that actually sell in that catchment. For a buyer, this is the difference between backing a developer’s twentieth project in the area and backing its first.
Architecture was assigned to Memaar, a firm with more than 24 years of practice across the Middle East. Its involvement shows in the massing decisions, specifically the six storey height cap, the spacing between blocks and the orientation of units towards the landscaped areas rather than towards each other.
How Garnet Residence compares with its neighbours
The compounds nearest to this plot are larger and more expensive. Mountain View iCity New Cairo and Hyde Park New Cairo both run masterplans measured in hundreds of acres, carry villas and standalone typologies, and price their metres above the 59,500 to 63,000 EGP band published here. A 14 acre scheme cannot compete on facility scale with either, and it does not try to.
What it competes on is position and entry cost. It offers the same postcode advantages, proximity to North 90th Street, to the American University in Cairo and to the Golden Square, at a lower absolute ticket and a 5% down payment. Buyers priced out of the neighbouring compounds but unwilling to move to the outer edges of New Cairo are precisely the segment this launch addresses. The absence of standalone villas and townhouses is the cost of that positioning, since the offering stops at apartments, duplexes and hotel apartments.
Is Garnet Residence New Cairo a sound investment?
Several factors line up in favour of the investment case. The North 90th Street position beside the Golden Square is among the most demanded rental and resale locations in the Fifth Settlement, and proximity to the American University in Cairo generates near permanent tenant demand from students, faculty and university staff. That demand concentrates on exactly the stock this project sells most of: studios from 44 square metres, one bedroom apartments and the hotel apartments that were designed for furnished letting in the first place.
On the risk side, the developer’s record does real work. Thirty five completed projects in the Fifth Settlement is a materially different risk profile from a newcomer’s first launch, and the in house contracting arm reduces the delivery dependency further. Value retention is supported from the outside too, because a compound surrounded by higher priced neighbours inherits a higher expected ceiling over the medium term than an equivalent scheme on an isolated plot.
The project fits an investor buying a lettable unit in a central New Cairo location, and it fits a family that wants to live near North 90th Street on a smaller budget than the adjacent compounds require. It does not fit a buyer looking for a standalone villa or a large private plot, and it does not fit anyone who needs a move in ready home at handover, because Core and Shell delivery requires a separate finishing budget and several months of work after the keys arrive.
This analysis is provided for guidance only and does not constitute investment advice.
Frequently asked questions
How much is the down payment at Garnet Residence New Cairo?
Compound Garnet Residence New Cairo requires a 5% down payment, with the balance paid over eight years. A serious reservation deposit of 50,000 EGP holds the unit before contracting is completed. Some third party listings quote a 10% down payment, so confirm the figure applied to your specific unit.
Are Garnet Residence units delivered fully finished?
Compound Garnet Residence New Cairo hands units over on a Core and Shell basis within three years of contracting, not fully finished. Owners complete the interior finishing themselves, which lets them set their own specification and move that spend to a period after handover.
What is the smallest unit in Garnet Residence?
The smallest unit at Compound Garnet Residence New Cairo is a studio starting from 44 square metres. One bedroom apartments follow, spanning 57 to 107 square metres and opening at 3,603,000 EGP, which makes the studio and the one bedroom the two cheapest entry points into the compound.
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What is the price per meter at Garnet Residence New Cairo?
The average price per metre at Compound Garnet Residence New Cairo ranges from 59,500 EGP on four bedroom apartments to 63,000 EGP on one bedroom apartments. Hotel apartments price higher, averaging 99,000 EGP on one bedroom units and 104,500 EGP on two bedroom units.
Who designed Garnet Residence?
Jadeer Group assigned the architecture of Compound Garnet Residence New Cairo to Memaar, a Middle Eastern practice with over 24 years of experience. Memaar set the six storey height above a ground floor, the block spacing across the 14 acre plot, and the orientation of units towards the landscaping.
The bottom line
Compound Garnet Residence New Cairo combines a second row position on North 90th Street facing Maxim Mall, a developer holding 35 completed projects in the same district, and a low density plan that builds on only 18% of its 14 acres. Prices open at 3,603,000 EGP with 5% down, eight year instalments and Core and Shell handover within three years.
To check the price valid today or to arrange a viewing, send your details through the enquiry form on this page.