Isola Centra New Cairo packs five separate property uses into a single gated plot: residential apartments, retail units, administrative offices, medical clinics and hotel apartments, all released by El Masria Group Developments inside the Lotus district of New Cairo (Fifth Settlement). That mix turns the address into a place where an owner can live, work, open a clinic and shop without leaving the gate, and it gives an investor more than one income line from the same compound. Residential leasing, retail leasing and office leasing sit side by side on the same 25 acres instead of depending on a single tenant profile.
This is also the widest and most mixed phase of the Isola series inside New Cairo. Earlier phases in Sheikh Zayed, Heliopolis and October Gardens leaned residential, while this one carries a commercial and administrative strip mall on its own frontage. Residential prices open at EGP 7,910,000, unit sizes run from 110 m² to 260 m², and handover is scheduled within three and a half years of contract, which places delivery in 2029.
Five property uses on one plot, and what that changes for a buyer
Most gated projects on North 90th Street are purely residential, with a small retail strip attached as an afterthought. El Masria Group built the opposite logic into this one. The land carries residential buildings, a dedicated retail and office block, clinic space and hotel apartments, so the daily services a household needs are generated inside the perimeter rather than borrowed from the surrounding streets.
For an owner-occupier that structure shortens errands and cuts exposure to the traffic on the 90th Street corridor at peak hours. For a buyer holding the unit as an asset, it spreads risk across three different rental markets. A residential lease tracks family demand in the Fifth Settlement, a retail lease tracks footfall from the compound and the neighbouring blocks, and an office lease tracks small-business demand in Lotus, which has absorbed clinics, design studios and consultancies for years.
The medical and hotel-apartment components matter for a second reason. Serviced apartments create short-stay demand near the American University in Cairo, and clinics attract recurring visitor traffic that keeps the retail units busy on weekdays. Each use feeds the next, which is why the compound reads as a small service district rather than a residential block with a mall bolted on.
Where is Isola Centra New Cairo located?
Isola Centra New Cairo sits in the Lotus district of New Cairo, on the second plot off North 90th Street, directly beside The View Waterway project and close to Maxim Mall. The site falls between North and South 90th Streets and connects straight onto the Ring Road, which makes it a crossing point between the two halves of the Fifth Settlement.
El Masria Group chose Lotus specifically because the district works as the artery linking North 90th and South 90th. Anyone moving between the two spines passes through it, which is what gives the compound its unusual level of daily reach for a 25-acre plot. The site also borders Golden Square, one of the most established addresses in New Cairo, and sits minutes from the Gamal Abdel Nasser Axis, the road that ties the Fifth Settlement into the wider network of city axes.
Lotus is not a new district still waiting for utilities. Its schools, clinics, supermarkets and restaurants have been operating for years, and the streets around 90th have already absorbed several completed compounds. A buyer moving into Isola Centra New Cairo is therefore entering a serviced neighbourhood on day one of handover rather than betting on services that may or may not arrive later, which is a real difference from projects launched on raw land further east.
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Landmarks within easy reach of the compound
- The American University in Cairo (AUC): minutes away, which opens a steady rental market of students, visiting academics and staff for owners who plan to lease.
- Al Rehab City: one of the largest residential communities in Cairo, giving residents fast access to a fully built-out set of services and retail.
- Andalus district: the adjacent residential quarter, which keeps the immediate surroundings low-density and residential in character.
- Maxim Mall and Concord Plaza: two established retail and entertainment centres covering shopping, dining and cinema within a short drive.
- Wadi Degla Club: a full sports club with courts, pools and training facilities, close enough to serve residents without a membership commute.
- The New Administrative Capital: reached through the new axis network, which adds an eastward growth angle for buyers watching where employment is shifting.
The compound also shares its immediate radius with several recognised Fifth Settlement addresses, among them Aliva Mountain View, The View Waterway and Amara Residence. That neighbourhood places Isola Centra New Cairo inside a clear competitive price band, so a buyer can benchmark the asking price per metre against projects with comparable location quality instead of guessing. The direct adjacency to The View Waterway is the most useful reference point, because compounds fronting North 90th tend to cluster within the same per-metre range.
El Masria Group Developments: a 1987 developer with a repeated brand
El Masria Group Developments was founded in 1987 and has been building in the Egyptian market for close to thirty-eight years. That length of trading history is the first thing a cautious buyer should weigh, because a developer that has already delivered across multiple market cycles carries a different risk profile from a company launching its first project during a boom.
The company’s portfolio runs through the Isola brand across four separate locations. Isola Villa in New Zayed took the low-rise residential route, Isola October Gardens served the western corridor, Isola Sheraton covered Heliopolis, and Isola Quattro landed in the Fifth Settlement before this launch. Alongside the compounds, the developer built the El Masria Plaza, Castle, Royal and Imperial residential buildings, which is where the company’s older reputation in Cairo was formed.
Two points carry over from that record into this launch. The developer has worked with established engineering designers and contracting firms rather than assembling teams project by project, and it met the contracted handover dates in the earlier Isola phases. A buyer evaluating this launch can read the delivery history of Isola Quattro and Isola Sheraton as the closest available indicator of what the 2029 schedule is worth, which is a more grounded way to assess risk than reading a brochure promise.
The closest internal comparison is Isola Quattro, the developer’s earlier Fifth Settlement phase. Quattro was released as a conventional residential compound, while this plot carries retail, offices, clinics and hotel apartments alongside the homes. Anyone who has already visited a delivered Isola phase can therefore read the finishing standard, the landscape execution and the management style from a built reference rather than from renders, which is a rare advantage at launch stage in New Cairo.
Masterplan: 25 acres, 70% open space and low-rise buildings
The project spans 25 acres, roughly 105,000 m², which makes it one of the larger single plots released inside Lotus compared with its immediate neighbours. El Masria Group assigned the larger share of that land to landscaping, water features, open areas and services, so facilities and green space take about 70% of the total. The remaining land carries the residential buildings together with the commercial, administrative, medical and hotel-apartment components.
Applied to the plot, that ratio leaves roughly 17.5 acres of the site as landscape, water and service area, with the built footprint concentrated on the rest. The buildings themselves stay low, at a ground floor plus four upper floors, with additional roof units placed on top to give those owners open terraces and elevated views. Nothing in the masterplan pushes vertical, which is a deliberate choice in a district where several newer launches have gone taller to squeeze in unit counts.
The layout separates the blocks with wide gaps rather than packing them along shared walls, and it threads water features and planting between the residential clusters. Those two decisions do the same job: they protect the privacy of individual units and keep internal density low. A low built ratio against a high share of open space also tends to support unit value over the holding period, because congestion inside a compound is one of the first things that erodes resale appeal once a project is fully occupied.
Apartment and penthouse sizes inside the compound
The residential mix here starts at 110 m² and covers apartments with private gardens, standard upper-floor apartments and penthouses. Two-bedroom and three-bedroom layouts run in parallel across the range, so a buyer choosing by budget still has a choice of floor position rather than being pushed into whatever is left. The table below sets out each type with its bedroom count, size band and position inside the building.
| Unit type | Bedrooms | Size (m²) | Position in the building |
|---|---|---|---|
| Apartment with private garden | 2 | 110, 120 | Ground floor |
| Apartment | 2 | 126, 131 | Upper floors |
| Apartment with private garden | 3 | 156, 190 | Ground floor |
| Apartment | 3 | 164, 208 | Typical upper floors |
| Penthouse | 2 | 143, 148 | Top floor |
| Penthouse | 3 | 158, 260 | Top floor |
Ground-floor apartments come with private gardens, which suits families who want outdoor space attached to the unit without moving to a townhouse budget. Roof and penthouse units go the other way, trading the garden for open views and a higher degree of privacy on the top level. Two-bedroom layouts fit small families and buyers who want a unit that leases easily, while the three-bedroom apartments and penthouses serve larger households looking for a wider living area.
The full residential range stretches from 110 m² for the smallest garden apartment to 260 m² for the largest three-bedroom penthouse, so the biggest unit is more than double the smallest. That spread matters practically: a buyer can fix a budget first and then find a matching unit inside the same compound instead of shopping across several projects. The gradation between ground, typical and top floors also means each price tier has a real alternative on offer at the same address.
Two details of the residential offer are not published at this stage, and a buyer should ask about both before signing. The developer has not stated the finishing specification for the apartments, so whether units arrive semi-finished or fully finished needs written confirmation in the contract. The number of residential units and the split between the medical and hotel-apartment components are also unpublished, which affects how many households eventually share the amenities and how the compound feels once fully occupied.
Prices in 2026 and what the per-metre range really says
Apartment prices at Isola Centra New Cairo start from EGP 7,910,000 for a unit of about 114 m², with the average price per metre ranging between EGP 55,500 and EGP 70,000 depending on unit type and position within the compound. These figures are updated for 2026 and move with the sales phases, because the developer applies a stepped pricing policy that rises as delivery approaches.
The per-metre spread is worth reading closely, because it inverts the usual assumption that the largest units carry the highest rate. Penthouses sit at the lower end of the range while compact two-bedroom apartments sit at the top, so a buyer chasing the best rate per metre is pushed toward the larger top-floor units rather than the entry-level ones. The table below breaks down the installment prices by unit type.
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| Unit type | Bedrooms | Size (m²) | Installment price (EGP) | Average installment price per m² (EGP) |
|---|---|---|---|---|
| Apartment | 2 | 114, 126 | 7,910,000, 8,530,000 | 70,000 |
| Apartment | 3 | 156, 208 | 10,290,000, 13,310,000 | 66,000 |
| Penthouse | 2 | 143, 148 | 7,920,000, 8,350,000 | 56,000 |
| Penthouse | 3 | 158, 260 | 8,910,000, 14,520,000 | 55,500 |
El Masria Group is running a launch discount of 5% on units during the first release window, with further discounts reaching up to 25% on certain payment structures. The highest cash discount available in the project reaches 45%, which is an unusually wide gap between the cash price and the installment price. A buyer with liquidity therefore holds genuine negotiating leverage here, and the decision between paying cash and taking a long plan becomes a real financial calculation rather than a formality.
One practical note on comparing quotes: the prices in the table are installment prices, so any figure quoted at a lower per-metre rate is almost certainly a cash price after discount. Always confirm which basis a quote uses before benchmarking Isola Centra New Cairo against a neighbouring compound, because the two bases are not comparable.
Payment plans: from 8% down over ten years to a launch offer
El Masria Group offers four payment structures at the compound, graded from a low down payment with a long tenor to a higher down payment with a shorter one. The buyer picks the structure closest to their cash position rather than accepting a single fixed schedule.
- 8% reservation down payment with the balance installed over 10 years, the lowest entry point in the project.
- 15% down payment with the balance over 7 years.
- 25% reservation down payment with the balance over 8 years.
- Launch offer at 30% down payment with the balance over 9 years.
The 8% option is the one that widens the buyer pool most. On the entry unit at EGP 7,910,000, a reservation down payment of 8% keeps the upfront cheque near EGP 633,000, which is well below what most Fifth Settlement launches ask at signing. Stretching the balance across ten years then flattens the monthly burden in a way that shorter plans cannot match.
The four plans do not rise in a straight line, and that is worth noticing before choosing. The 25% structure runs eight years while the 15% structure runs seven, so paying more upfront in that pair also buys a longer tenor rather than a shorter one. Anyone weighing the options should ask for the total contracted value under each plan, since the stepped discounts attached to some structures can change which one is genuinely cheaper.
Strip Mall Isola Centra: the retail and office component
The commercial and administrative side of the project carries its own name and its own building. Strip Mall Isola Centra occupies the compound frontage and is arranged as a ground floor given entirely to retail units, with three upper floors of administrative offices above. Service, retail and office circulation run on separate elevators, so the mall operates independently and the residential side keeps its privacy intact.
Retail units on the ground floor range from 40 m² to 86 m², which is a size band built for cafés, pharmacies, small clinics and service brands rather than anchor tenants. Administrative units start at 83 m² and reach 142 m², a range that fits professional practices and small company headquarters. Retail pricing runs from EGP 157,000 to EGP 185,000 per metre, while administrative space starts at EGP 74,000 per metre, and the mall carries its own plan of a 10% reservation down payment with the balance over up to 9 years.
The gap between the retail and administrative rates reflects how each type earns. A ground-floor shop capturing footfall from the compound and the surrounding blocks prices at more than double an office metre, which is standard for a frontage location on a busy corridor. For a buyer, the practical read is that the mall offers two very different entry tickets, and the office floors are the lower-capital route into the project’s commercial income.
Having the mall inside the compound serves the residents and creates a rental asset in the same move. Shops leased to brands that serve the community keep the retail occupied year-round, and offices on the upper floors draw daytime traffic that supports those same shops. That circular demand is precisely what a standalone strip on an empty road struggles to generate in its first years.
Amenities and services inside the compound
El Masria Group built the facilities package around daily use rather than showpiece features, covering leisure, sport and household services within the 70% of land held for open space and amenities.
- A clubhouse hosting social and recreational activities for residents.
- Swimming pools distributed across the site rather than concentrated in one zone.
- Large gym halls fitted with current training equipment.
- Landscaped green areas with lakes and water features woven between the residential blocks.
- Dedicated children’s areas equipped with safe play installations.
- Running tracks and separate cycling paths kept clear of vehicle routes.
- Padel courts for residents who play the sport that has spread fastest across New Cairo compounds.
- Round-the-clock security and guarding, backed by permanent maintenance and cleaning teams.
Concentrating this list inside a plot that reserves 70% for services and open space is what lifts the everyday experience above a standard apartment block. It also has a direct commercial effect for owners letting their units, since occupancy rates and achievable rents in the Fifth Settlement track amenity quality closely once a compound is delivered and running.
One point deserves a direct question at the sales office. The amenity list names permanent maintenance and cleaning teams alongside round-the-clock security, but the annual maintenance charge and the appointed facility-management company are the figures that decide the real running cost of a unit after 2029. In New Cairo compounds that charge is typically calculated on the unit area, so it scales with the size band chosen and belongs in the budget from the outset.
Handover in 2029 and what the schedule means for a buyer
Apartments at Isola Centra New Cairo are handed over within three and a half years of the contract date, which places delivery in 2029 for units contracted during the current release. The developer met the agreed handover dates in the earlier Isola phases, and that record is the strongest available reference for how firm this schedule is.
The handover window sits inside the payment tenor on every plan, which is the normal structure in the Fifth Settlement and has a specific consequence for buyers. On the ten-year plan, roughly six and a half years of installments continue after the keys are handed over, so an owner who intends to lease the unit can direct rental income toward the remaining balance from 2029 onward. On the seven-year plan, the tail after handover is much shorter, and the monthly commitment is correspondingly heavier during construction.
Reading the investment case from the facts
Three factual elements underpin the investment case here, and each one is verifiable from the project data rather than from marketing language. The location sits inside Lotus on North 90th Street, close to the American University in Cairo and minutes from the Gamal Abdel Nasser Axis. The developer has traded since 1987 with a repeated brand across four locations. The unit mix spans residential, commercial, administrative, medical and hotel-apartment use on one plot.
Proximity to AUC is the sharpest of the three for anyone buying to lease. University-adjacent addresses in New Cairo carry a rental market that renews each academic year and is not dependent on the general residential cycle, which tends to keep vacancy periods short. The commercial and administrative units add a second income stream that behaves independently of the residential one, so a portfolio built inside the same compound is not exposed to a single demand driver.
The pricing structure adds a third consideration. With a cash discount reaching 45% and a stepped price ladder that rises as sales phases advance, the earliest contracts carry a measurable cost advantage over later ones in the same project. Buyers comparing entry points across neighbouring Lotus and North 90th compounds should weigh that ladder alongside the per-metre rate, since the timing of entry can move the effective price as much as the unit choice does.
Who the project suits, and who it does not
The project targets buyers with a budget between roughly EGP 7.9 million and EGP 14.5 million who want a unit in a district where services are already complete and payment terms are flexible. Within that band, the strongest fit is a family wanting a ground-floor garden apartment near AUC, or an investor pairing a compact two-bedroom unit with a small office in the strip mall.
The project does not suit a buyer looking for a standalone villa, a twin house or a townhouse, because the residential offer is limited to apartments and penthouses. It also does not fit anyone shopping for a coastal or second-home unit. The most common concern raised about apartment-only compounds is privacy, and the developer answered it here with wide separations between blocks and round-the-clock security and guarding rather than with a change to the unit mix.
This analysis is offered for guidance only and is not investment advice.
Frequently asked questions
What is the price per meter in Isola Centra?
The price per metre at Isola Centra New Cairo runs between EGP 55,500 and EGP 70,000 for residential units depending on type and position, while retail space starts at EGP 157,000 per metre and administrative space at EGP 74,000 per metre. Prices are updated for 2026 and change with the sales phases.
When is Isola Centra delivered?
Units at Isola Centra New Cairo are delivered within three and a half years of the contract date, placing handover in 2029. El Masria Group Developments met the contracted delivery dates on its earlier Isola phases, which gives buyers a track record to weigh against the current schedule.
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Who is the developer of Isola Centra?
The developer of Isola Centra New Cairo is El Masria Group Developments, founded in 1987. The company built the Isola series in Sheikh Zayed, October Gardens, Heliopolis and the Fifth Settlement, alongside the El Masria Plaza, Castle, Royal and Imperial residential buildings across Cairo.
What is the lowest down payment in Isola Centra?
The lowest down payment at Isola Centra New Cairo is 8% of the unit value, with the balance installed over 10 years. Three further structures are available at 15% over 7 years, 25% over 8 years, and a launch offer at 30% over 9 years.
What are the disadvantages of Isola Centra New Cairo?
The clearest limitation at Isola Centra New Cairo is that it releases apartments and penthouses only, with no villas, which raises privacy questions for some buyers. The developer addressed this through wide spacing between buildings and a security and guarding system operating around the clock.
Are there commercial units for sale at Isola Centra?
Isola Centra New Cairo sells retail and administrative units inside Strip Mall Isola Centra, with shops from 40 m² to 86 m² on the ground floor and offices from 83 m² to 142 m² above. The mall plan opens at a 10% reservation down payment over up to 9 years.
The short version
Isola Centra New Cairo brings together a serviced Lotus address on North 90th Street, a developer trading since 1987, and five property uses spread across 25 acres with 70% held for services and open space. Apartments open at EGP 7,910,000 with plans from 8% down over ten years, and handover follows in 2029. The result balances a place to live against a set of income options in one contract.
To check updated prices or arrange a viewing, get in touch through the form on this page.