Compound Orla Residence New Cairo occupies 12 acres at the intersection of 90th Street and Suez Road, and I Capital Developments planned it as an apartments-only gated community rather than a mixed villa and apartment scheme. The developer released just 18% of the land to buildings and held 82% for greenery, landscape and water features, so the parcel carries far fewer homes than a conventional 12-acre plot in New Cairo (Fifth Settlement). Blocks rise a ground floor plus five upper levels only, which keeps the skyline low and turns most apartment windows toward planted ground instead of a facing facade.
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That single planning decision shapes every other number on the project. Apartments open at 86 m² and reach luxury layouts above 200 m², prices begin at EGP 5,679,000, and the payment structure asks for 10% on contract with the balance spread across seven years. The compound fits buyers who want a low-rise, green address on one of the busiest service axes in east Cairo, and who are comfortable owning an apartment rather than a standalone villa with a private garden.
Low-Density Planning on a Compact 12-Acre Plot
The 82% to 18% split between open space and built footprint is the defining attribute of the masterplan. On 12 acres that ratio leaves roughly two acres of building footprint and close to ten acres of landscape, lawns, walkways and artificial lakes threaded between the blocks. I Capital Developments assigned the architecture to a group of consultants who worked the massing around the greenery rather than the other way round, so the buildings sit as objects inside a park rather than as rows lining internal streets.
Height discipline reinforces the same idea. A ground floor plus five upper floors caps every block at six habitable levels, which limits the number of apartments sharing each lift core, each stairwell and each parking bay. Buyers on the upper floors gain an uninterrupted view across the landscape because no neighbouring mass climbs high enough to block it, and residents on the ground level sit directly against planted ground rather than a service alley.
Low density carries a second effect that matters on resale. Fewer units per acre means a smaller pool of competing listings whenever an owner decides to sell or lease, and that relative scarcity supports pricing in a submarket where high-rise, high-density launches have multiplied since 2022. The architecture follows a European vocabulary in its elevations, proportions and colour palette, which reads as a deliberate contrast to the glass-heavy towers appearing further along Suez Road.
Where is Compound Orla Residence New Cairo located?
Compound Orla Residence New Cairo sits at the intersection of 90th Street and Suez Road in New Cairo (Fifth Settlement), holding frontage on both axes at once. The position places the American University in Cairo, Al Rehab and the routes toward the New Administrative Capital within a short drive of the gate.
Dual frontage is the part most competing listings understate. The majority of Fifth Settlement compounds open onto a single spine, which means one entry point and one traffic pattern for every resident. Here, 90th Street works as the internal service artery lined with banks, malls, restaurants and international schools, while Suez Road functions as the regional exit toward east Cairo and the New Administrative Capital. Residents therefore keep two independent routes in and out, and peak-hour congestion on one axis does not trap the whole community.
The surrounding district is already built out rather than under construction, which changes the risk profile of buying here. Al Rehab, a mature residential city immediately adjacent, contributes schools, hospitals and shopping that exist today, so an owner is not depending on the compound’s own retail strip alone during the first years after handover. Established neighbours such as Rock Vera Compound and Glare Mall confirm that utilities, road surfacing and commercial demand in this pocket are mature rather than promised.
| Neighbouring destination | What it provides | Relationship to the compound |
|---|---|---|
| 90th Street | Main service axis: banks, malls, restaurants, international schools | Direct frontage |
| Suez Road | Regional axis toward east Cairo and the New Administrative Capital | Direct frontage |
| American University in Cairo | Education and a permanent rental-demand pool | Short drive |
| Al Rehab | Mature residential city with schools, hospitals and retail | Adjacent district |
| New Administrative Capital | Government and business centre | Reached via Suez Road |
| Rock Vera Compound and Glare Mall | Established residential and retail neighbours | Immediate surroundings |
Apartment Types and Unit Sizes
The unit mix runs from one bedroom to three bedrooms, plus a wider luxury tier, and every layout is an apartment. I Capital Developments spread the sizes deliberately so that the same compound can absorb a first-time buyer and a settled family without pushing either into an unsuitable footprint. Every apartment carries a green outlook, which is a direct consequence of the 18% built ratio rather than a marketing claim.
| Unit type | Bedrooms | Built-up area starts from (m²) |
|---|---|---|
| Apartment | 1 | 86 |
| Apartment | 2 | 125 |
| Apartment | 3 | 161 |
| Luxury apartment | Large layouts | 200 |
One-bedroom apartments starting at 86 m² are generous for their category, since the same bedroom count is frequently squeezed into the sixties and seventies elsewhere in the Fifth Settlement. The extra metres allow a genuine living area separate from the sleeping space, which is what makes this tier work both for newlyweds and for an investor targeting the steady tenant flow around the American University in Cairo.
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Two-bedroom layouts open at 125 m² and answer the small family that needs one additional room without a large jump in total price. Three-bedroom apartments begin at 161 m² and extend to 242 m², placing them among the larger flats available in this part of New Cairo and making them the natural choice for households that intend to stay long term rather than trade up again in five years.
The luxury tier from 200 m² upward is how the developer answered the absence of villas. These apartments reach villa-scale internal areas inside a gated community while removing the private garden and pool maintenance burden that a standalone house carries. Keeping the project to a single product type also holds the resident profile consistent, and a homogeneous community tends to protect value more predictably than a mixed scheme where villa and apartment prices move apart over time.
Unit Prices and the Price Per Meter in 2026
Prices at Compound Orla Residence New Cairo start at EGP 5,679,000, with an average installment price of EGP 67,500 per square metre across the published list. That per-metre figure is the number worth carrying into any comparison, because headline totals move with size while the rate per metre exposes what the location, the finishing level and the density ratio are actually being charged for. The list below reflects the 2026 update and shifts with availability and developer policy.
| Unit type | Bedrooms | Area (m²) | Total installment price (EGP) |
|---|---|---|---|
| Apartment | 1 | 86 to 90 | 5,679,000 to 6,172,000 |
| Apartment | 3 | 161 to 242 | 10,836,000 to 16,750,000 |
Read across the two published bands and the pricing logic becomes clear. A one-bedroom unit at 86 m² lands close to EGP 66,000 per metre, while a three-bedroom apartment at the top of its range holds a comparable rate, so the developer is charging by area rather than penalising the larger tiers. Buyers hunting the lowest entry ticket therefore pay roughly the same rate per metre as buyers taking the biggest layouts, which is unusual and works in favour of anyone stretching toward a bigger unit.
Payment Plan, Reservation Deposit and the Real Cost of Purchase
I Capital Developments set the entry barrier low on purpose. A contract deposit of 10% opens the reservation and the balance is settled across a term reaching seven years, which converts a headline price into a manageable monthly figure and brings the project within reach of buyers who prefer to keep capital deployed elsewhere. The full commercial terms announced by the developer are set out below.
- Contract down payment starting at 10% of the total unit value.
- Remaining balance paid in installments over a term reaching 7 years.
- Serious reservation deposit of EGP 50,000.
- Maintenance fee set at 8% of the unit value.
- Garage fees starting from EGP 150,000.
The item most buyers underestimate is the sum of the extras. On a 3-bedroom apartment priced at EGP 10,836,000, the 8% maintenance fee alone adds roughly EGP 867,000, and the garage adds at least EGP 150,000 more on top of the reservation deposit. Building those figures into the budget at the contract stage, rather than discovering them near handover, is the difference between a plan that holds and one that strains in year three of the installment schedule.
A seven-year term is shorter than the eight and nine-year plans circulating on some listing portals for this project, so verify the term in force before signing. Longer schedules reduce the monthly figure but raise the effective price, and a shorter term at the same headline total is generally the better deal for a buyer who can carry it.
Handover Within Three Years and Semi-Finished Delivery
Handover at Orla Residence New Cairo begins within three years of contract, and units are delivered semi-finished. Semi-finished delivery hands the interior specification back to the owner, who selects flooring, joinery, kitchens and bathrooms without inheriting a scheme chosen by the developer. It also defers a meaningful share of the total cost, since finishing is funded after handover rather than bundled into the installment plan.
A three-year window is short by the standards of current New Cairo launches, several of which quote four to five years. For an investor the gap between contract and income is what matters, and a shorter build period compresses the dead period before a unit can be leased or resold. Buyers should still budget the finishing works separately, because a semi-finished apartment in this size range typically needs a substantial additional spend before it is habitable.
Amenities and Daily Services Inside the Compound
The service package is built around a commercial core plus recreation distributed through the landscape. At the centre sits a mall spanning 6,000 m² that gathers shops, restaurants and cafés, so routine errands and casual dining stay inside the gate. Sports and leisure facilities occupy the green belt between the blocks, which keeps them within walking distance of every building rather than concentrated at one edge of the site.
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- Commercial mall of 6,000 m² housing retail units, restaurants and cafés.
- Swimming pools distributed across the project.
- Green spaces and artificial lakes extending between the residential blocks.
- Fully equipped gyms and fitness halls.
- Dedicated cycling and jogging tracks close to the units.
- Multi-purpose sports courts for several disciplines.
- Security and guarding on a 24-hour cycle with surveillance cameras covering all corners.
- Clinics and integrated medical care centres.
- Firefighting systems with permanent maintenance and cleaning teams.
These facilities serve two separate purposes. Day to day they cover a resident’s needs without repeated trips onto 90th Street, and commercially they raise the rental appeal of every unit, since tenants in this price bracket screen for on-site retail, medical cover and round-the-clock security before they screen for finishes. An 8% maintenance charge funds the standard at which all of it is kept, which is why the fee sits at the higher end for the district.
I Capital Developments and the Record Behind the Project
I Capital Developments, the company behind Orla Residence New Cairo, is an Egyptian joint-stock company founded in 2006 and a subsidiary of Jadeer Real Estate Group. Its portfolio leans toward commercial and administrative work in the New Administrative Capital, headlined by Cloud 7 Business Mall and Cloud 8 Business Complex, alongside residential projects delivered in New Cairo and 6th of October.
That mix is useful to a buyer assessing execution risk. A developer that has completed administrative complexes in the New Administrative Capital has worked through the approvals, contracting and delivery cycle in a market where deadlines are audited by commercial tenants rather than only by homeowners. Nearly two decades of continuous operation since 2006 also gives a longer reference period than the newer entrants launching in the same corridor.
Who the Compound Suits, and Who Should Look Elsewhere
Several attributes of Orla Residence New Cairo point in the same direction for medium-term value. The dual position on 90th Street and Suez Road sits inside a proven demand pocket, fed by the American University in Cairo, the commercial strip and the medical services along the axis, which supports both leasing rates and price stability. The 18% built ratio creates internal scarcity that separates these apartments from the high-density supply now dominating launches nearby.
On the risk side, the developer’s delivery history in the New Administrative Capital lowers the probability of a stalled build, while the three-year programme and the seven-year installment term let a buyer enter with limited initial capital. Luxury layouts from 200 m² target a segment seeking a villa alternative inside a gated community, and that segment historically holds price more firmly when the wider market softens.
The project is a poor fit for anyone who specifically wants a standalone villa, a twin house or a townhouse with a private garden, because the compound offers apartments only. It is also less suited to a buyer who needs a fully finished unit on handover, since the semi-finished specification requires a separate finishing budget and several additional months before occupancy. This analysis is guidance based on the stated attributes and is not an investment recommendation.
Frequently Asked Questions
How much do apartments cost at Orla Residence New Cairo?
Apartments at Compound Orla Residence New Cairo start at EGP 5,679,000 for the 86 m² one-bedroom tier and reach about EGP 16,750,000 for three-bedroom layouts up to 242 m². The average installment rate is EGP 67,500 per square metre, updated for 2026 and subject to availability.
Does Orla Residence New Cairo include villas or townhouses?
Compound Orla Residence New Cairo offers apartments only, with no villas, twin houses or townhouses in the masterplan. The developer answered that gap with a luxury apartment tier starting at 200 m², delivering villa-scale internal space inside the gated community without a private garden to maintain.
What are the maintenance and garage fees at Orla Residence New Cairo?
Compound Orla Residence New Cairo applies a maintenance fee of 8% of the unit value and garage fees starting from EGP 150,000. A serious reservation deposit of EGP 50,000 is also payable at booking, so all three amounts belong in the budget alongside the unit price itself.
When does Orla Residence New Cairo hand over, and how is it finished?
Compound Orla Residence New Cairo begins handover within three years of contract, with units delivered semi-finished. The owner completes the interior specification personally, which spreads part of the total cost beyond the installment plan and keeps the finishing standard under the buyer’s own control.
Who is the developer of Orla Residence New Cairo?
Compound Orla Residence New Cairo was developed by I Capital Developments, an Egyptian joint-stock company established in 2006 within Jadeer Real Estate Group. The company previously delivered Cloud 7 Business Mall and Cloud 8 Business Complex in the New Administrative Capital, plus residential projects in New Cairo and 6th of October.
Compound Orla Residence New Cairo combines a rare dual frontage on 90th Street and Suez Road, a built ratio held at 18% against 82% landscape, and apartments running from 86 m² to luxury layouts above 200 m². Handover within three years, semi-finished delivery and a 10% down payment across seven years complete a package aimed at buyers who value space and privacy over a villa address. To check current availability or updated prices, get in touch through the form on this page.