Apartments at Isola Quattro New Cairo open at EGP 4,220,000, one of the lowest entry tickets currently available inside Golden Square, the most expensive residential pocket of New Cairo (Fifth Settlement). El Masria Group Developments reached that number by keeping the scheme purely residential and by spreading only 14 buildings across 14 feddans, so most of the land carries artificial lakes and landscape instead of extra floors. The defining equation here is a modest entry price attached to an address that buyers normally associate with much heavier price tags.
Prices per square metre sit between EGP 43,500 and EGP 46,500 depending on unit type, updated for 2026, and the smallest apartment measures 104 m². Handover is set for 2028, three years from contract, and units arrive on a Core and Shell basis. Reservation opens at a refundable EGP 50,000, while the down payment can drop to 8% with quarterly instalments running for ten years.
Prices in 2026 and what a square metre actually costs
The price per meter at Isola Quattro New Cairo ranges from EGP 43,500 to EGP 46,500 in 2026, set by unit type rather than by floor alone. Total unit prices run from EGP 4,220,000 for the smallest two bedroom apartment to EGP 10,580,000 for the largest three bedroom penthouse.
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The gap between the four price tiers is narrow, roughly EGP 3,000 per metre from the cheapest apartment band to the most expensive penthouse band. That tight spread tells a buyer that the premium here is paid for elevation and view rather than for a different class of product. El Masria Group applies staged pricing, so each released phase carries a higher metre rate as the 2028 handover approaches, and the figures below reflect the 2026 update.
| Unit type | Bedrooms | Size (m²) | Instalment price (EGP) | Average price per m² (EGP) |
|---|---|---|---|---|
| Apartment | 2 | 104 to 128 | 4,220,000 to 5,810,000 | 43,500 |
| Apartment | 3 | 149 to 188 | 6,940,000 to 7,750,000 | 44,500 |
| Penthouse | 2 | 128 to 155 | 5,740,000 to 7,070,000 | 45,500 |
| Penthouse | 3 | 187 to 232 | 8,880,000 to 10,580,000 | 46,500 |
The advertised figure is not the final cost of ownership. A maintenance charge of 8% is added on top of the unit price, and a parking space carries a separate EGP 200,000. On a 104 m² apartment at EGP 4,220,000 those two items add roughly EGP 537,600 before any finishing budget is considered, so the realistic cash requirement sits well above the headline number. Buyers comparing this compound against neighbouring Golden Square projects should run that same addition on every quote they receive, because maintenance percentages and garage pricing differ from one developer to the next.
Payment plans, discounts and the reservation deposit
El Masria Group Developments offers three quarterly instalment structures on the residential units, trading down payment size against instalment length. Payments are collected four times a year rather than monthly, which suits buyers whose income arrives in larger, less frequent amounts.
- 8% reservation down payment, remaining balance in equal quarterly instalments over 10 years.
- 15% down payment, remaining balance in quarterly instalments over 7 years.
- 20% down payment, remaining balance in quarterly instalments over 8 years.
- Launch discount reaching 5% on the unit price.
- 20% discount for buyers paying 45% of the unit value in cash.
- Refundable seriousness deposit of EGP 50,000 to hold a unit.
The 8% plan is the one that makes the project accessible. On the entry apartment it converts to a down payment near EGP 337,600, with the balance spread across forty quarterly payments. The trade off is a long commitment: handover lands in 2028, so seven of those ten years of payments continue after the keys are handed over.
The 20% cash discount is the sharpest lever on the table. A buyer able to settle 45% of the unit value upfront removes a fifth of the price, which on a mid range three bedroom apartment at EGP 7,750,000 is a saving of about EGP 1,550,000. Cash heavy buyers and instalment dependent buyers therefore face very different effective prices here, and the choice of plan matters as much as the choice of unit.
Apartments and penthouses: the full unit mix
The compound releases two unit types only, apartments and penthouses, with sizes running from 104 m² to 232 m² and bedroom counts of two or three. There are no villas, townhouses, offices or clinics in the mix, and that deliberate narrowing keeps the compound residential in character and simplifies the buying decision.
Two bedroom apartments between 104 m² and 128 m² form the investor and small family tier. Their proximity to the American University in Cairo gives them a standing tenant pool of students, visiting faculty and young professionals, which is the clearest rental argument the project carries. Three bedroom apartments from 149 m² to 188 m² serve established families who need a third room without moving into penthouse pricing.
Penthouses occupy the roof level of each building and reach 232 m² in the three bedroom configuration. Their value sits in the open elevation above the lakes and landscape, plus the private terrace area that comes with a roof unit. A notable overlap exists between the two bedroom penthouse at 128 m² to 155 m² and the larger two bedroom apartments, so a buyer who wants the top floor view can find one at a size close to a standard apartment while paying an extra EGP 2,000 per metre.
Where is Isola Quattro New Cairo located?
Isola Quattro New Cairo sits inside Golden Square, the low density residential core of the Fifth Settlement, within reach of 90th Street, the Mohamed Naguib Axis and the Middle Ring Road. Its immediate neighbours are Nouray Compound and Azar 2, both established addresses in the same district.
Golden Square carries the highest average price per metre in the Fifth Settlement and some of its lowest building density, which is exactly why a project entering at EGP 43,500 per metre stands out inside it. The surrounding urban fabric is already built and occupied, so a buyer here is not waiting on a district to mature. The retail, schooling and medical services that serve Golden Square are in place, and that maturity is the practical difference between this address and a plot further east in New Cairo.
| Destination | Approximate drive time |
|---|---|
| American University in Cairo (AUC) | 5 minutes |
| Downtown and Cairo Festival City | 10 minutes |
| Heliopolis | 20 minutes |
| Suez Road | 45 minutes |
| Al Rehab City | Short drive |
| New Administrative Capital | Direct access via the new axis network |
The five minute run to the American University in Cairo is the single distance that changes the investment case. AUC anchors a rental market that does not depend on seasonal demand or on the compound itself filling up, and two bedroom units near it let historically well. Cairo Festival City and Downtown at ten minutes cover shopping and dining without leaving the eastern side of the city, while the Mohamed Naguib Axis and the road network built toward the New Administrative Capital keep the eastern expansion corridor within reach for buyers reading long term growth.
Sitting next to Nouray Compound and Azar 2 places the project inside a homogeneous price band, which protects resale value because the surrounding stock will not undercut it. It also makes comparison straightforward: the buyer can price the same unit size across three adjacent compounds and read the difference in metre rate directly, without adjusting for location quality.
Fourteen buildings on 14 feddans: how the density maths works
The masterplan spans 14 feddans, close to 58,800 m², and the first phase released just 14 residential buildings across that whole area. Each building runs ground floor plus five upper floors with roof units on top, so heights stay moderate and no block towers over its neighbour.
Fourteen buildings on 14 feddans is a low count for the land available, and the surplus space goes to artificial lakes, landscaped ground and walkways rather than to additional blocks. El Masria Group allocated the larger share of the site to green areas, landscape and water features, leaving buildings on the smaller share. That distribution is what keeps population density down inside the gates and gives most units an open view over water or greenery instead of a facing wall.
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The lakes are the organising element of the layout rather than a decorative afterthought. Blocks are arranged around them, and the water reflects the pale European style facades the developer selected for the elevations. For a resale buyer, that geometry matters: a low density scheme with a fixed building count cannot be densified later, which removes one of the common risks in phased Egyptian compounds where later phases add towers the early buyers never expected.
Amenities and services inside the gates
Facilities at Isola Quattro are distributed between the residential blocks rather than concentrated in one corner, which keeps walking distances short across a compact 14 feddan site. The list below covers the leisure, retail, religious and security components confirmed for the compound.
- Artificial lakes, water features and a landscaped zone with a walking promenade.
- Clubhouse for residents and social activities.
- Swimming pools, a gym and a spa.
- Kids area fitted with children’s play equipment.
- Restaurants, cafés and a commercial strip covering daily household needs.
- Large mosque within the compound.
- Running and cycling tracks.
- Modern garages beneath the residential buildings.
- Integrated security with surveillance cameras, security personnel and two gates for entry and exit.
- Maintenance and cleaning contractors operating around the clock.
Two gates on a compound of this size give the security team a controllable perimeter without creating queues at a single entrance. The commercial strip covers daily needs on site, while Cairo Festival City ten minutes away handles anything larger, so the retail component does not need to be oversized. Concentrating pools, clubhouse, gym and spa within a small footprint also raises the daily utility of the annual maintenance charge, which is the 8% item the buyer already pays on the unit price.
Core and Shell handover in 2028: what it means for your budget
Units at Isola Quattro are delivered three years after contract, with handover scheduled for 2028, on a Core and Shell basis. The buyer receives the structure, the external envelope and the utility connections, with no internal finishing applied.
Core and Shell cuts both ways. It gives the owner full control over layout, materials and finishing standard, and it lets a buyer phase that spend across the years between contract and delivery rather than paying a developer’s finishing premium upfront. It also means the unit is not habitable on handover day, so anyone budgeting for a unit here must add a finishing allowance on top of the price, the 8% maintenance charge and the EGP 200,000 garage. For an investor targeting the AUC rental market, that finishing cost is the difference between a 2028 handover and a 2028 tenancy.
El Masria Group Developments and the Isola series
El Masria Group for Real Estate Development was founded in 1987 and has delivered more than 10,000 completed residential units over its time in the Egyptian market. Its portfolio includes Isola Sheraton in Heliopolis, Isola Villa in New Zayed, Isola October Gardens and Beit El Masria in October Gardens.
The volume of handed over units is the number that carries weight for a buyer signing into a phased project. A developer with a delivery history spanning several decades and five figures of completed units presents a lower stalling risk than a newer entrant selling off plan, and that risk profile is part of what the 8% down payment buys. Isola Quattro continues the same series but changes the setting, placing a purely residential scheme inside the most expensive district of the Fifth Settlement rather than in Heliopolis, New Zayed or October Gardens.
Who this compound suits, and who should look elsewhere
The project targets buyers with budgets between roughly EGP 4.2 million and EGP 10.6 million who want a Golden Square address, flexible quarterly instalments, and who accept paying for their own finishing. For that buyer, the case rests on three verifiable points: the lowest metre rate in a premium district, a five minute distance to AUC that supports rental demand, and a developer with more than 10,000 delivered units behind it.
The project does not suit a buyer who needs a fully finished unit ready for immediate occupancy, because every unit arrives Core and Shell. It also excludes anyone looking for commercial or administrative space, since the compound is entirely residential, and anyone wanting a villa or townhouse, since only apartments and penthouses are offered. The objection raised most often, that the location sits far from central Cairo, is answered by the road network: Downtown and Cairo Festival City are ten minutes away and Heliopolis around twenty.
On the value side, the appreciation argument leans on the gap between the project’s metre rate and the Golden Square average, plus the completion of the axis network linking eastern New Cairo to the New Administrative Capital. Rental demand is supported by AUC rather than by speculation. This analysis is guidance only and is not investment advice.
Common questions buyers ask before signing
Who is the developer of Isola Quattro New Cairo?
Isola Quattro New Cairo is developed by El Masria Group for Real Estate Development, founded in 1987 with more than 10,000 delivered residential units. Its earlier work includes Isola Sheraton in Heliopolis, Isola Villa in New Zayed, Isola October Gardens and Beit El Masria October Gardens.
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When does Isola Quattro New Cairo deliver, and with what finishing?
Isola Quattro New Cairo delivers three years after contract, with handover set for 2028, and units are handed over Core and Shell without internal finishing. Owners fit out their own interiors, so a finishing budget sits on top of the purchase price for every unit in the compound.
What is the lowest down payment at Isola Quattro New Cairo?
The lowest down payment at Isola Quattro New Cairo is 8%, with the balance paid in equal quarterly instalments over 10 years. Two alternative plans ask for 15% over 7 years and 20% over 8 years, and holding a unit requires a refundable EGP 50,000 deposit.
What are the disadvantages of Isola Quattro New Cairo?
The main drawbacks of Isola Quattro New Cairo are the Core and Shell handover, which adds a finishing cost, and the extra charges of 8% maintenance plus EGP 200,000 for a garage. Some buyers also cite the distance from central Cairo, shortened by the surrounding axis network.
What unit sizes are available at Isola Quattro New Cairo?
Unit sizes at Isola Quattro New Cairo run from 104 m² to 232 m² across apartments and penthouses only. Two bedroom apartments measure 104 m² to 128 m², three bedroom apartments 149 m² to 188 m², and penthouses range from 128 m² up to 232 m².
Isola Quattro New Cairo combines the cheapest entry point in Golden Square with a low density plan of 14 buildings on 14 feddans arranged around artificial lakes, delivered by a developer active since 1987. Apartments and penthouses from 104 m² to 232 m² start at EGP 4,220,000 with instalments reaching ten years. To check updated availability or arrange a viewing, reach us through the form on this page.