Jade & Blue New Cairo runs on a density equation that most Fifth Settlement launches cannot match: 12 acres of land carrying only 270 residential units. Aspect Developments allocated 20% of the plot to buildings and released the remaining 80% to landscape, water features and shared facilities, which translates into 12 residential blocks rising no higher than ground plus four floors, at four units per floor. That ratio is the reason a buyer here looks out at planting rather than at the balcony of the block opposite.
The second reason the project reads differently from its neighbours is its status as a first launch. Aspect Developments entered the Egyptian residential market with this compound after more than a decade of construction work in Egypt and the UAE, and priced the opening phase from EGP 5,249,000 with installments stretching to nine years. Phase one sold out within four months of its 2025 release, and the company followed it with a second phase aimed at buyers with budgets between roughly EGP 5 million and EGP 18 million who want a low density address near North 90th Street.
Why does the 20% building ratio change the living experience?
Jade & Blue New Cairo devotes 80% of its 12 acres to greenery, landscape and services and only 20% to construction, producing 12 buildings of ground plus four floors and a total of 270 units. Four apartments share each floor, which keeps lift traffic, parking pressure and corridor noise well below the Fifth Settlement average.
The arithmetic behind that ratio is worth reading closely, because it decides almost everything else about the compound. Twelve buildings spread across 12 acres means each block sits inside its own pocket of landscape rather than sharing a party wall with the next, and a ceiling of four storeys keeps the skyline low enough for daylight to reach ground floor terraces. Compounds that push 800 or 1,200 units onto a similar footprint have to build higher, narrow the gaps between blocks, and accept that a large share of units will face another facade.
Four units per floor also has a practical consequence that buyers usually discover only after handover. Each landing serves a small group of neighbours, so lifts wait less, service loads are lighter, and the annual maintenance burden is distributed across a predictable number of owners rather than a crowd. Underground parking sits beneath the blocks, which pulls cars off the internal roads and leaves the surface level to pedestrians and planting.
From an ownership standpoint, a fixed cap of 270 units creates supply scarcity inside the gate. Once the developer sells out, every future transaction in the compound is a resale, and the number of competing listings at any moment stays small. That structural limit is one of the few genuine defences a unit has against the flood of new inventory arriving in New Cairo each season, and it is the single attribute that separates this project most clearly from the high density launches surrounding it.
Where does the compound sit, and what does it reach quickly?
The plot occupies a position in the heart of New Cairo close to North 90th Street, the commercial and administrative spine of the Fifth Settlement. Aspect Developments selected a site that sits between three movement corridors rather than on top of any single one, which keeps residential quiet inside the gate while leaving the exits short. The American University in Cairo campus is a few minutes away by car, and that proximity is the reason the surrounding stretch attracts both academic households and rental demand.
The three corridors carry different jobs. The Ring Road handles the long trips west and north, putting Nasr City and Heliopolis inside roughly half an hour under normal conditions. The Mohamed Naguib Axis works as the internal connector between Fifth Settlement neighbourhoods, and the Suez Road opens the run east toward the New Administrative Capital and the Red Sea coast. A household that works in the New Capital and holidays in Ain Sokhna uses the same exit for both.
Landmarks and roads within reach
- North 90th Street: minutes away by car, carrying the district’s banks, restaurants, retail strips and business addresses.
- The American University in Cairo (AUC): a short drive, which anchors steady tenant demand from faculty, staff and postgraduate students.
- Mohamed Naguib Axis: the internal artery that shortens movement between Fifth Settlement districts without touching the Ring Road.
- Ring Road: the fastest route to Nasr City and Heliopolis, generally within about half an hour.
- Suez Road: the direct outlet toward the New Administrative Capital and the Red Sea resorts.
- Mivida and Hyde Park: established neighbouring compounds that set the residential tier of the immediate surroundings.
- New Administrative Capital, Mostakbal City and Madinaty: all inside the fast access ring served by the same road network.
The Fifth Settlement itself deserves to be read as an entity, not merely as an address. It is among the most mature districts of New Cairo, with a completed road grid and schools, clinics, hospitals and retail that are already trading rather than promised. That maturity lowers a specific risk that buyers in newer cities carry, namely the gap between a delivery date and the arrival of the infrastructure that makes a unit liveable. A compound handed over in the Fifth Settlement in 2029 arrives into services that exist today.
Sitting in the same catchment as Mivida and Hyde Park places the project in an upper residential tier, and that neighbourhood positioning feeds directly into resale comparisons later. The distinction is the entry price, since a first launch prices below the established names around it while sharing their roads, their schools and their retail. For a buyer running a shortlist across the district, that price gap is usually the deciding line.
Unit types, layouts and sizes
The mix spans apartments, duplexes and penthouses, with bedroom counts running from one to four. That spread is deliberate: it lets a single low density community hold individuals, newly married couples and larger families without pushing any of them into a layout designed for someone else. The table below sets out the published types, bedroom counts and areas.
| Unit type | Bedrooms | Area (m²) |
|---|---|---|
| Apartment | 1 | 60, 90 |
| Apartment | 2 | 120, 130 |
| Apartment | 3 | 150, 175 |
| Duplex / Penthouse | 4 | 200, 220 |
One bedroom apartments between 60 and 90 m² sit at the entry of the range and serve two distinct buyers. The first is the individual or newly married couple buying a first home in a serviced compound; the second is the investor who wants the easiest unit in the community to let, since small apartments near a university and a commercial street rent faster and stay occupied longer than large ones.
Two bedroom apartments of 120 to 130 m² are the natural fit for small families who want a proper second bedroom and a reception area that works for guests. Three bedroom layouts of 150 to 175 m² step up to the mid sized family, with enough floor area to separate sleeping quarters from living space rather than stacking everything around one corridor. Both bands sit in the part of the Fifth Settlement market with the deepest resale pool, which matters when it is time to exit.
At the top of the range, four bedroom duplexes and penthouses of 200 to 220 m² are written for buyers who want the feel of a villa inside an apartment community. Their internal planning separates the reception zone from the family living areas, and the penthouses take the roof level of blocks that never exceed four floors, so the view runs across the landscape rather than into a neighbouring tower. Every unit in the compound faces the planted 80%, which means the green outlook is part of the asset rather than a bonus attached to a lucky few.
Jade & Blue New Cairo prices and average price per metre
Prices at Jade & Blue New Cairo open at EGP 5,249,000 for the smallest one bedroom apartments, while four bedroom duplexes start at EGP 13,500,000. Figures follow the latest published release and move with unit type, area, floor level and position inside the compound.
| Type | Bedrooms | Price (EGP) | Average per m² (EGP) |
|---|---|---|---|
| Apartment | 1 | From 5,249,000 | ≈ 87,500 |
| Apartment | 2 | 7,830,000, 9,494,000 | ≈ 72,000 |
| Apartment | 3 | 10,400,000, 12,556,000 | ≈ 76,500 |
| Duplex | 4 | From 13,500,000 | not published |
| Penthouse | 4 | 15,047,000, 17,809,000 | ≈ 80,000 |
The per metre column carries information the headline price hides. Two bedroom apartments land near EGP 72,000 per m², the lowest rate in the compound, while the smallest one bedroom units carry the highest at roughly EGP 87,500 per m². That inversion is normal in Egyptian launches, because compact units price a premium for the convenience of a low total ticket, and it tells a buyer comparing options that the two and three bedroom bands offer the better value per square metre.
Read against the neighbourhood, these are first launch numbers rather than settled district rates. The stretch of the Fifth Settlement around North 90th Street has been on a rising price path for several seasons, and established compounds nearby trade above the levels quoted here. A developer opening its first Egyptian residential book prices to build a sales record, which is precisely the window early buyers are looking for. Prices are quoted as published and should be reconfirmed before contracting, since launch pricing is revised phase by phase.
Payment plan, reservation deposit and maintenance
The payment structure was written to widen the buyer base rather than to filter it, which fits a developer building its first Egyptian sales record. The published booking and installment terms are these:
- Down payment from 10% of the unit value at contract signing.
- Installments of up to 9 years on the remaining balance.
- Reservation deposit from EGP 100,000 to hold a specific unit.
- Maintenance fee of 8% of the unit value.
Pairing a 10% down payment with a nine year term keeps the monthly commitment inside the reach of the mid market household the compound targets. It also changes the investment arithmetic, because the buyer controls the full value of the unit while having paid out only a fraction of it, and any appreciation between launch and handover accrues on the whole asset rather than on the cash deposited.
Two line items deserve to be entered into a personal budget before signing. The 8% maintenance charge is calculated on the unit value, so on a EGP 10,400,000 three bedroom apartment it represents a material one off sum that has nothing to do with the installment schedule. The second is the finishing budget, which the Core and Shell delivery standard makes unavoidable and which is discussed in the next section.
What finishing standard applies, and when is handover?
Jade & Blue New Cairo delivers its units Core and Shell, meaning a semi finished red brick shell, with optional full finishing packages available from the developer at additional cost. Handover is scheduled for 2029, roughly three and a half years from the launch date, giving buyers a long runway to spread payments before receiving keys.
Core and Shell divides buyers cleanly into two camps. For anyone who intends to design the interior around their own taste, layout preferences and budget, it removes the cost of tearing out a finish they did not choose. For anyone who wants keys and furniture on the same day, it is a genuine drawback, and the honest reading is that this project does not suit that buyer unless they take a finishing package and treat it as part of the total cost.
The handover horizon works the same way, cutting in two directions at once. A wait of about three and a half years rules the project out for anyone who needs to move within a year, and it exposes the buyer to the ordinary construction risk that any off plan purchase carries. In exchange, that same period is where the value gap between launch pricing and delivered pricing is created, and in a district with rising rates the wait is the mechanism that produces the gain rather than an obstacle to it.
Amenities inside the compound
The 80% released from construction is not left as decorative lawn. It carries the entire amenity programme, and because the buildings occupy so little of the plot, the facilities sit close to the units they serve instead of being pushed to a distant corner. The main components are:
- Central Park: the compound’s principal green space, laid out for walking and sitting among mature planting at the core of the site.
- Clubhouse: the social and recreational hub, gathering residents’ activities into one managed building.
- Secondary garden: additional planted areas distributed across the site so that green space is not concentrated in a single zone.
- Swimmable artificial lagoon: a clear water feature that serves both as a view and as usable leisure space.
- Barbecue area: an outdoor zone set aside for family and neighbourly gatherings.
- Walking, jogging and cycling tracks: protected routes that keep exercise separate from vehicle movement.
- Kids play area: equipped and secured zones covering different age groups.
- Panoramic elevators: installed in every building, with views over the landscape rather than a blank shaft.
- Underground parking: located beneath the blocks, which clears the surface level and reduces internal traffic.
- 24/7 security: round the clock guarding and surveillance across the community.
Placing parking below the buildings and services within the central park has an effect that goes beyond convenience. It shortens the walk between a front door and every facility, keeps cars out of the pedestrian layer, and raises the share of the site a resident actually uses day to day. Fully serviced units also let faster in the Fifth Settlement rental market, so the amenity programme feeds the yield case as much as the lifestyle one.
Master plan, architecture and phasing
Inversion drew the master plan around a simple decision: keep the 12 blocks boutique in scale and let the landscape, not the buildings, define the circulation. The result places the central park and the swimmable lagoon at the core of the site, with the residential blocks arranged around them so that the shared open space is visible from the units rather than tucked behind them. Grid carried that logic into the elevations, working in a French inspired architectural language with restrained facades instead of the glass heavy massing common to recent Fifth Settlement launches.
Holding every block to ground plus four floors is what makes the arrangement work. A low roofline keeps the lagoon and the park visible across the site rather than screened by height, and it allows panoramic lifts inside each building to read as a feature rather than a shaft. Pushing parking underground removed the largest competitor for surface area, which is how a 12 acre plot manages to carry a central park, a secondary garden, a clubhouse, tracks, a barbecue zone and a children’s area at the same time.
The release schedule follows the same restraint. The developer opened with a first phase in 2025, closed it within four months, and brought a second, deliberately limited collection to market afterwards, positioned around the landscaped courtyards and the central lagoon with upgraded interior specifications. Releasing a fixed 270 unit community in tranches rather than in one block is what allows a first time Egyptian developer to reprice each phase against demonstrated demand, and it is the reason the earliest buyers hold the lowest entry rate in the compound.
Aspect Developments and the consultants behind the build
Aspect Developments is the developer of Jade & Blue New Cairo and brings more than ten years of contracting and construction experience across residential, commercial and industrial projects in Egypt and the UAE, with activity extending to Greece. The company is led by chief executive Ahmed Awadalla, keeps its head office at East Hill Mall in the Fifth Settlement, and operates a branch at Delta Towers in Nasr City. This compound is its first residential development in the Egyptian market, which explains the competitive pricing attached to the opening phase.
A first residential project raises a fair question about execution track record, and Aspect answered it by assigning each stage to an established specialist rather than keeping the work in house. Inversion prepared the master plan and set the balance between the built footprint and the open landscape. Grid handled the architectural and interior design of the units. U Design carries the structural execution and sustainability standards, working with the developer under a collaboration that runs back more than a decade. Frontline acts as the authorised sales partner.
That division of labour between named consultants is the practical answer to the newcomer risk, since the quality of the delivered product rests on firms with visible records in the market rather than on a single untested team. The project itself carries an investment value reported at USD 295 million and a target sales value of EGP 14.87 billion, figures that indicate a capital commitment considerably larger than a trial launch.
Commercially, the first phase gave the market its own verdict. It sold out within four months of the 2025 release, and the developer followed with a second phase presented at the Nile Property Expo in Riyadh, offering a limited collection facing the landscaped courtyards and the central lagoon. A phase that clears in four months tells a buyer that the entry pricing was set below what the district was willing to pay.
How does it compare with Mivida and Hyde Park?
Mivida and Hyde Park are the reference points a Fifth Settlement shortlist almost always includes, and both are large, established, fully serviced communities from developers with long delivery histories. They carry the premium that comes with a completed community, a proven management record and years of resale data. What they cannot offer is a launch price.
Scale is the second difference, and it points the other way. Those communities are measured in hundreds of acres and thousands of units, which brings depth of facilities and a wide internal resale market, but also traffic, density and a longer walk from a front door to a clubhouse. A 12 acre site with 270 units cannot compete on the breadth of an amenity list, and it does not try to. It competes on the ratio of open space to residents, on four units per landing, and on the scarcity that a fixed 270 unit cap creates.
The comparison therefore resolves into a straightforward trade. A buyer who prioritises a proven track record and an immediate community pays more per metre in an established compound. A buyer who prioritises privacy, green outlook and an entry price below the district’s settled rates takes the newcomer, accepts the three and a half year wait, and relies on the named consultants and the sold out first phase as evidence of execution.
Is the compound a sound purchase for a buyer or an investor?
Jade & Blue New Cairo combines three factors that support unit value: a Fifth Settlement address near North 90th Street and the American University in Cairo, a construction ratio of only 20% across 12 acres with a hard cap of 270 units, and first launch pricing set below the district’s expected post handover levels.
Each of those factors carries a separate mechanism. Location supports rental demand, because units next to a university and a commercial artery let quickly and hold occupancy. Low density supports capital value, because a compound that can never contain more than 270 units keeps internal supply permanently thin. Launch pricing supports the appreciation margin, because the distance between today’s rate and the delivered rate in a rising district is where an early buyer’s return is generated.
Read More: Compound 90 Avenue Fifth Settlement, New Cairo
The profile that fits is reasonably specific. It suits a household with a budget between roughly EGP 5 million and EGP 18 million that wants a low density home near the district’s main axes, and it suits a medium term investor targeting the rental demand generated by the university and the commercial strip. It does not suit a buyer who needs immediate handover, since keys arrive around 2029, and it does not suit anyone unwilling to fund and manage a finishing package, since the base delivery is Core and Shell.
Read More: Stone Park New Cairo Compound
Two further points belong in an honest assessment. The developer is new to Egyptian residential delivery, and while the consultant lineup and the scale of capital reduce that risk, it does not disappear, so buyers should read the contract’s delivery clauses and any delay provisions closely. Reselling before handover is common practice in the Fifth Settlement and is usually easier in a compound with limited supply, but the terms governing assignment sit in the contract and should be confirmed at signing rather than assumed. This analysis is offered as guidance and is not investment advice.
Frequently asked questions
How much do apartments at Jade & Blue New Cairo cost?
Apartments at Jade & Blue New Cairo start at EGP 5,249,000 for the smallest one bedroom units, with two bedroom homes between EGP 7,830,000 and EGP 9,494,000 and duplexes opening at EGP 13,500,000. Figures follow the latest release and vary by area, floor and position.
Where is Jade & Blue New Cairo located?
Jade & Blue New Cairo sits in the heart of the Fifth Settlement close to North 90th Street, minutes from the American University in Cairo. The site connects to the Ring Road, the Mohamed Naguib Axis and the Suez Road, and neighbours the Mivida and Hyde Park communities.
When does the compound deliver?
Jade & Blue New Cairo is scheduled to hand over in 2029, about three and a half years after launch, with units delivered Core and Shell. The interval lets buyers spread payments across a nine year plan while the district’s price levels continue to move upward.
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What is the down payment and installment plan?
Jade & Blue New Cairo asks a down payment from 10% of the unit value with installments running up to 9 years, a reservation deposit from EGP 100,000 to hold a unit, and a maintenance fee of 8% of the unit value calculated separately from the installment schedule.
Who is the developer behind the project?
Aspect Developments is the developer of Jade & Blue New Cairo, with more than ten years of construction work in Egypt and the UAE under chief executive Ahmed Awadalla. The compound is its first Egyptian residential project, executed with Inversion, Grid, U Design and Frontline.
How many units does the compound contain?
Jade & Blue New Cairo contains 270 units distributed across 12 residential buildings of ground plus four floors, at four units per floor, on a 12 acre site where construction covers only 20%. The remaining 80% carries landscape, water features and the amenity programme.
The bottom line
Jade & Blue New Cairo offers a low density product on 12 acres, with a 20% build ratio, 270 capped units and a Fifth Settlement address beside North 90th Street and the American University in Cairo, priced from EGP 5,249,000 over nine years. Scarcity, location and first launch pricing make it worth studying for a home or a medium term hold. To confirm current prices or arrange a viewing, reach us through the form on this page.