Kairo Compound New Cairo hands over every unit furnished, fitted with appliances and wired for smart-home control, then keeps the building running under a central hotel operation. The Waterway Developments placed the project on 8,397 m² at the entrance of 90th Street, directly behind 5A Mall in the Fifth Settlement, and released only 95 units onto that plot. The operating model matters more here than the land size, because an owner receives a working asset rather than a shell that needs a finishing budget and a furniture budget before anyone can live in it or rent it out.

Pricing opens at EGP 16,500,000 against an average rate of EGP 300,000 per m². That figure buys a compact, fully serviced address inside the most built-out commercial stretch of New Cairo rather than a large plot on the edge of the district, and it defines the audience precisely: buyers who want immediate occupancy, and investors underwriting rental income from the handover date instead of a year later.

What the entry price actually includes

Kairo Compound New Cairo starts at EGP 16,500,000, based on an average rate of EGP 300,000 per m². The price covers full finishing, furniture, home appliances and smart-home systems, so no separate fit-out budget falls due after handover. Figures are indicative and updated for 2026.

The arithmetic behind that headline number holds, which is worth checking before trusting any advertised starting price. EGP 300,000 per m² multiplied by the smallest published unit, a 55 m² studio, returns exactly EGP 16,500,000, so the quoted rate and the quoted entry price describe the same unit rather than two unrelated figures pulled from different price lists. Larger units carry proportionally larger tickets at that broad rate, and the developer has not published a separate per-metre table broken down by floor or by view.

Different per-metre rates circulate through marketing channels on projects at this stage, which is why the developer’s own figures are the ones used throughout this page. The final number is set at contract according to the specific unit, its level and its exact area, and it moves with supply and demand like any other release. Anyone comparing the rate against a neighbouring compound should strip finishing and furniture out of the comparison first, because a core-and-shell price per metre and a furnished, serviced price per metre describe two different products.

Payment plan, reservation deposit and the real cash entry point

The Waterway Developments set the contract payment at 10% of the unit value and spread the balance across five years. A fully refundable reservation deposit of EGP 1,000,000 holds a unit while a buyer completes due diligence, and it is returned in full if the purchase does not proceed. The published terms run as follows:

Contract down payment starting from 10% of the unit value.
Remaining balance installed over 5 years.
Initial reservation deposit of EGP 1,000,000, fully refundable, giving the buyer a decision window before committing.
Full finishing, furniture, appliances and smart-home systems included in the quoted price at no additional cost.

On the EGP 16,500,000 entry unit the 10% contract payment works out at EGP 1,650,000, which means the refundable EGP 1,000,000 deposit covers most of that first payment rather than sitting on top of it. The remaining EGP 14,850,000 divided evenly across 60 months comes to roughly EGP 247,500 per month. That monthly figure is a straight division of the published terms rather than a quoted schedule, because the developer has not stated whether instalments fall monthly or quarterly, so confirm the frequency and the full instalment table before signing.

Unit types and sizes inside the compound

Unit areas run from 55 m² at the smallest studio up to 220 m² at the largest penthouse, a band that covers individuals, couples and small families without extending into large family housing. The developer has published the two ends of that band and the four unit categories, but not the specific area of each one-bedroom or two-bedroom layout, so the middle of the range should be confirmed against a current availability list.

Unit type	Area	Best suited to
Studio	From 55 m²	Individuals and investors targeting the highest rent per metre
One-bedroom hotel apartment	Within the 55 m² to 220 m² band	Single residents and couples
Two-bedroom hotel apartment	Within the 55 m² to 220 m² band	Small families
Penthouse	Up to 220 m²	Buyers wanting floor area, outlook and top-level privacy

Studios sit at the investment end of the mix. A 55 m² furnished unit inside a serviced building earns the highest rent per metre of anything in the project, because short-stay and single-occupancy demand is priced per night or per room rather than per square metre. That is the unit an investor buys when the calculation is yield rather than living space.

One-bedroom and two-bedroom hotel apartments target residents rather than pure yield. They suit couples, single professionals on long postings and small families who want a serviced address within reach of 90th Street retail and offices. Penthouses close the range at 220 m², carrying the largest floor plate, the top-level outlook across the surrounding district and the most privacy available in a building where every other level is shared.

How the hotel operating model changes what an owner has to do

The building stacks a ground floor, three repeated typical floors and a penthouse level above them, which keeps the number of neighbours per landing low compared with high-density towers that put dozens of doors onto one corridor. The published description also refers to the scheme as four floors, so the exact count of habitable levels is worth confirming against the approved floor plans before contract. Low-rise density is the design decision driving privacy here, not landscaping.

Every unit ships with smart-home control over lighting, air conditioning and security from a phone, and the project is marketed under the Kairo Boutique Hotel identity rather than as a conventional residential block. Operations follow from that identity. Facility management, room service and maintenance run centrally, so an owner letting a unit is not personally handling turnovers, cleaning or guest contact, and the unit behaves closer to a managed asset than to a private flat.

The density arithmetic explains the scale of the scheme better than any adjective. Dividing 8,397 m² of land by 95 units leaves roughly 88 m² of plot per unit, which on a low-rise stack of this height means the footprint is closer to a single boutique building with grounds than to a gated estate with internal streets. Buyers expecting acres of landscaped parkland should read the plot size first, because the developer has not published a green-space ratio or a built-up ratio for the site.

Parking is provided for unit owners, which is a material detail on a plot fronting one of the busiest commercial stretches in the Fifth Settlement. Street parking around the 90th Street retail belt is contested through most of the working day, and a dedicated space removes a daily friction that buyers usually discover only after moving in.

Amenities and hotel services on site

The services package is what justifies classifying the scheme as a hotel project rather than a purely residential one, and it is the element a nightly rate is actually charged against. Residents receive a daily service standard closer to a hotel than to a compound, without managing any of it themselves. The facilities include:

A rooftop swimming pool with panoramic views over the surrounding district.
A gym fitted with current equipment for residents training on site.
A full spa area for relaxation and recovery.
An elegant reception lounge plus equipped meeting rooms for hosting work sessions.
A set of international restaurants and cafés operating around the clock.
Hotel services covering 24 hour room service, laundry, cleaning and scheduled maintenance.
An integrated security system and a dedicated facility management team on duty around the clock.

That package is what supports a short-stay letting model rather than a plain furnished rental. A guest staying a few days or a few weeks arrives to housekeeping, room service and a staffed reception, which prices differently from an unserviced flat listed on a booking platform. The same services are what a resident owner pays for through the facility charge, so the benefit runs in both directions.

Where is Kairo Compound New Cairo?

Kairo Compound New Cairo sits at the entrance of 90th Street, directly behind 5A Mall in the Fifth Settlement. The American University in Cairo lies about 7 minutes away, Cairo International Airport about 20 minutes, and Nasr City and Heliopolis about 15 minutes by car.

90th Street functions as the commercial and administrative spine of the Fifth Settlement, lined with malls, offices, restaurants and bank branches along its length. Positioning the building behind 5A Mall places it on the edge of that activity without exposing the units directly to the frontage traffic. Proximity to the American University in Cairo is the strongest single rental driver in the immediate radius, because students and faculty generate steady demand through the academic year for furnished units close to campus and pay a premium for accommodation that is ready to occupy.

The surrounding road network gives residents more than one way out of the district. Mohamed Bin Zayed Axis and the Regional Ring Road are reachable directly, Suez Road sits very close and opens a fast route east toward the New Administrative Capital, the Middle Ring Road lies a short distance away for the neighbouring districts, and Mohamed Naguib Axis runs nearby through the main services belt. Having several exits rather than one reduces how badly congestion on any single corridor affects a daily commute.

What surrounds the project

The plot sits inside a finished urban fabric rather than a district still under construction, so the schools, retail and medical services around it operate from day one instead of arriving with a later phase. The landmarks and projects in the immediate radius include:

The American University in Cairo, New Cairo campus, the largest single generator of rental demand in the surrounding area and a permanent draw for residents.
Madinaty, the neighbouring integrated city supplying international schools, retail centres and medical services within a short drive.
Keys 52, a directly adjacent residential compound developed by Hassan Allam.
Pixel Business Center, a nearby commercial and administrative destination serving residents and office tenants alike.
Cairo Festival City and the New Administrative Capital, both minutes away, widening the retail, dining and employment options open to residents.

A buyer at this address is paying for a completed catchment as much as for the unit. That is the practical difference between this plot and a similar ticket in a district where the mall, the school and the clinic still exist only as drawings, and it is the part of the price that never appears on a specification sheet.

The Waterway Developments, the company behind the project

The Waterway Developments was founded in 2010 and has spent more than a decade building across the residential, commercial and coastal segments in New Cairo, the New Administrative Capital and the North Coast. A record of that length lowers execution risk for a buyer paying instalments against a unit that is not yet standing, because the company has delivered through more than one market cycle rather than launching on a single project.

The portfolio spans several product types at once. On the residential side it includes The Waterway Compound New Cairo and The View Waterway New Cairo, with The Capital Way in the New Administrative Capital and The Waterway North Coast extending the range into the new city and onto the coast. On the retail and commercial side it includes The Hub Mall New Cairo, Mall W55 Waterway and 5A Mall New Cairo.

That last asset matters directly to this project. Kairo sits behind a mall the same developer built, so the retail frontage and the residential plot were planned by one company rather than by two neighbours working to unrelated timetables. Running malls, coastal villages and residential compounds in parallel also signals the operational capacity to handle several project types at once, which is a reasonable proxy for delivery seriousness when a buyer is weighing commitment to a handover date.

When does Kairo Compound New Cairo hand over?

Kairo Compound New Cairo hands over two years from the contract date, with units delivered fully finished, furnished and equipped. The developer has not published a fixed calendar handover year, so the two year window runs from each buyer’s own signing date rather than from one project-wide date.

Two years is a short window for a project sold on instalments, and the finishing package compresses the timeline further. A buyer taking a core-and-shell unit elsewhere waits for handover, then spends several more months and a separate budget on finishing and furniture before the unit produces anything at all. Here those two periods collapse into one, which is the concrete argument behind the higher rate per metre rather than a marketing claim about quality.

The absence of a published calendar year is the item to pin down in writing. Ask for the handover date expressed as a month and a year on the contract itself, alongside the delay clause and whatever compensation it specifies, instead of relying on the two year formula quoted in marketing material.

Who this project suits, and who should look elsewhere

Three facts drive the case for buying at Kairo Compound New Cairo: a central position on 90th Street behind 5A Mall, a release capped at 95 units, and a furnished hotel specification that permits letting from handover. A capped release means resale supply inside the project never floods its own market the way it does in schemes launching thousands of units across extended phases. A furnished unit near the American University in Cairo also meets a tenant pool that already exists rather than one a brochure projects into the future.

Against that, EGP 300,000 per m² places the project in the upper band for the district, and the premium is paid for the finishing package, the hotel operation and the 90th Street address rather than for floor area. A buyer whose priority is maximum space per pound will find better value in larger schemes further from the centre of the Fifth Settlement, where land costs less and units run bigger. A buyer who wants a compact, ready unit in a central position, either to move into immediately or to let, is the person this project was designed around.

Real returns depend on achieved nightly or monthly rents in the surrounding area and on occupancy levels, and neither number is fixed. Both move with the market, with the academic calendar near the campus, and with how much comparable serviced stock reaches the Fifth Settlement over the next few years.

This analysis is for guidance only and is not investment advice.

Four items to settle before signing

A serviced, furnished product carries questions a conventional compound does not, and most of them are answered by the contract rather than by the brochure. Four of them are worth raising at the sales table:

Assignment before handover. Ask whether the contract permits transferring the unit to another buyer during the five year instalment period, on what conditions and at what administrative fee, because that clause decides how liquid the investment is before the keys exist.
The delay clause. The two year handover promise is only as strong as the penalty attached to missing it, so read what compensation the contract specifies and how it is calculated.
The furnishing specification. Since furniture, appliances and smart-home systems are priced into the unit, ask for the specification list in writing as an annex, with brands and quantities, rather than accepting a general description.
The service charge. Hotel operation, 24 hour room service and central facility management carry an annual running cost that has not been published, and it directly affects any net yield calculation.

Several standard attributes are also absent from the published material, including the green-space and built-up ratios, the licence status of the plot, and the exact areas of the one-bedroom and two-bedroom layouts. None of those are contradicted anywhere, they simply have not been released, so treat them as open questions for the sales team rather than as figures to assume.

Frequently asked questions

Where is Kairo Compound New Cairo located?

Kairo Compound New Cairo stands at the entrance of 90th Street, directly behind 5A Mall in the Fifth Settlement, roughly 7 minutes from the American University in Cairo. It connects to Mohamed Bin Zayed Axis, the Regional Ring Road and Suez Road, with Madinaty close by.

How much is the down payment?

Kairo Compound New Cairo asks a contract down payment from 10% of the unit value, with the balance installed over 5 years. On the EGP 16,500,000 entry unit that first payment works out at EGP 1,650,000, preceded by a fully refundable EGP 1,000,000 reservation deposit.

Are the units delivered furnished?

Kairo Compound New Cairo delivers every unit fully finished, furnished and fitted with home appliances and smart-home systems for lighting, air conditioning and security. The quoted price includes that package, so the unit is ready for occupation or for letting on the day it changes hands.

How many units are there in total?

Kairo Compound New Cairo contains 95 units on a plot of 8,397 m², arranged as studios, one-bedroom and two-bedroom hotel apartments and penthouses. Areas range from 55 m² to 220 m², making it a deliberately small release by Fifth Settlement standards.

Kairo Compound New Cairo works as a compact, hotel-serviced entry into one of the most established addresses in the Fifth Settlement, with 95 units on 8,397 m², sizes from 55 m² to 220 m², and a price that already covers finishing, furniture and appliances. The trade is floor area for readiness, location and a capped release.

To check current availability, confirm the latest prices and payment terms, or arrange a viewing, get in touch through the form on this page.

Kairo Compound New Cairo

About the Project