Compound Palm Hills New Cairo is one of the very few large residential projects in the Fifth Settlement where a buyer can walk into a finished unit, inspect the rooms, and collect the keys within weeks of signing. Palm Hills Developments began handing over units here in 2021, and the compound now operates as a populated neighbourhood with residents, running facilities and an active resale market rather than a set of renderings. That single fact reshapes the entire purchase decision, because it removes the delivery risk that sits at the centre of almost every off-plan deal in New Cairo.
The project spans 500 acres, roughly 2.1 million m², directly on the Middle Ring Road at the eastern edge of the Golden Square. Its unit mix leans deliberately towards ground units, with 80% of the residential allocation given to villas, townhouses and twin houses and only 20% to apartments. Prices open at EGP 9,427,000, and the payment structures range from a 5% contract down payment to limited zero-down arrangements stretched across ten years.
What does ready to move actually mean at Palm Hills New Cairo?
Palm Hills New Cairo has been delivering units since 2021, and handovers have continued phase by phase ever since, so buyers today choose between genuinely finished homes and units in newer phases still under finishing. A ready unit can be viewed before contracting, which eliminates the two risks that most often damage Egyptian off-plan purchases: a schedule that slips by years, and a delivered product that does not match the marketing masterplan.
Finishing standard varies by phase and by unit. Part of the inventory is delivered super lux semi-finished, ready for the buyer to add flooring, kitchens and joinery, while a second group of immediate-handover units is released core and shell so the owner controls the full interior specification. Both categories can be inspected before purchase, which is a practical advantage the surrounding off-plan compounds cannot offer.
Because thousands of units have already been occupied, a secondary market operates inside the compound itself. That matters to investors more than most buyers realise, since an exit through resale is far simpler in a community where comparable transactions happen every month than in a project that is still a construction site.
Where does Compound Palm Hills New Cairo sit on the Middle Ring Road?
Compound Palm Hills New Cairo sits directly on the Middle Ring Road at the far eastern edge of the Golden Square in the Fifth Settlement. That frontage places it 5 minutes from the New Administrative Capital, Suez Road and Madinaty, 10 minutes from 90th Street and Rehab City, and 15 minutes from the American University in Cairo.
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The Middle Ring Road is the eastern corridor that ties New Cairo to the New Administrative Capital, and its full opening changed the value of every plot along it. From this frontage a resident reaches Suez Road without crossing 90th Street or the El Mosheer Axis, the two bottlenecks that define morning traffic for the older Fifth Settlement districts. The compound also sits close to both Cairo International Airport and the Capital International Airport.
The arithmetic behind that position is easy to state. Palm Hills New Cairo reaches Suez Road in about 5 minutes, while the classic inner Fifth Settlement districts such as Andalus and Narges need close to 20 minutes at peak times. For a buyer commuting daily to Cairo or the New Administrative Capital, that gap adds up to roughly a full hour a day, and it feeds directly into both quality of life and the rental value of the unit.
The compound is not buried deep inside the settlement. It occupies its eastern boundary, so it draws on the established Fifth Settlement service layer of international schools, malls and hospitals on one side, while capturing the land-value pull of the New Administrative Capital on the other. Its immediate neighbours include Mountain View iCity, Hyde Park, Al Marasem and Sarai, and the difference against other Golden Square compounds is that Palm Hills New Cairo has already been delivered.
The 500-acre masterplan and how the land is divided
Palm Hills Developments set aside 100 of the 500 acres purely for services, facilities and recreation, leaving the remaining 400 acres for units, landscape and internal green spaces. That services allocation is large enough to carry the infrastructure of a small town rather than a compound amenity strip, and it explains why the project supports a school, a hotel and a full commercial district inside its own boundary.
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The unit split breaks the usual Fifth Settlement pattern. Of the area allocated to homes, 80% went to ground units and only 20% to apartments, which positions the compound towards buyers looking for a villa, townhouse or twin house rather than the conventional apartment purchaser. Total inventory approaches 4,500 units distributed across five construction phases, some dedicated purely to apartments, some purely to villas, and others mixed.
That phasing creates distinct sub-neighbourhoods inside a single compound, each with its own density and residential character. Overall residential building coverage sits in the 17% to 18% range, below the 20% to 25% average across Fifth Settlement compounds, which is what keeps sightlines open across the landscape and the internal artificial lakes.
Cleo Water Residences and the newer phases
Cleo Water Residences is the most recent apartment phase inside the compound, and it is the reason the entry ticket into Palm Hills New Cairo has come down. The phase is laid out as 32 spaced buildings around roughly 7,500 m² of lagoons that act as visual dividers and cool the microclimate between blocks, with greenery and landscape covering the large majority of its footprint. Its apartments start from about 70 m², well below the 150 m² floor of the older phases.
This phase also resolves an apparent contradiction buyers meet when they compare listings. Sources quoting a 150 m² minimum are describing the established A3 and B3 apartment phases, while the sub-100 m² figures come from Cleo Water Residences. Both are accurate, and the distinction decides which budget bracket a buyer actually falls into.
Unit types, sizes and bedroom counts
The developer released a range wide enough to cover a mid-sized family apartment and an 810 m² standalone villa inside the same gate. The table below summarises the principal unit types as they were launched across the different phases.
| Unit type | Size (m²) | Bedrooms |
|---|---|---|
| Type A3 apartments | 150 to 258 | 3 to 5 |
| Type B3 apartments | 159 to 206 | 3 to 4 |
| Townhouse | from 190 | 3 to 4 |
| Twin house | from 268 | 4 |
| Villa M | 295 (254 built-up) | 4 to 5 |
| Standalone villa | 300 up to 810 | 5 to 6+ |
The A3 and B3 apartment buildings rise six floors including the ground level, and their layouts target mid-sized families who need a wide reception and three bedrooms or more. Townhouses from 190 m² sit in the lower ground-unit tier and appeal to buyers who want a private entrance and garden without villa pricing.
Twin houses open at 268 m² with four bedrooms and occupy the middle of the ground-unit range. The large standalone villas between 700 m² and 810 m² are positioned on the compound perimeter to maximise privacy, and many of them face the landscape belts or the internal artificial lakes directly. Villa M at 295 m², with 254 m² of built-up area, is the compact detached option for buyers working to a controlled budget.
How much does a unit at Palm Hills New Cairo cost?
Apartment prices at Palm Hills New Cairo start from EGP 9,427,000 for a compact unit of around 70 m² in the newer Cleo Water Residences phase, while ground units open near EGP 40,465,000 for a 268 m² twin house. Figures reflect the latest 2026 publication and rise with unit type, phase and position inside the compound.
Read against area, those two figures place the compound at roughly EGP 134,000 per m² for the entry apartment and about EGP 151,000 per m² for the entry twin house, which is the practical benchmark to test any quoted offer against. Older price-per-meter figures still circulating online, including the EGP 12,500 launch rate, belong to the original release years and no longer describe current inventory. Confirm the live number with the sales team at the moment of booking, because Palm Hills revises its price list frequently.
Palm Hills released more than one payment plan so that a purchase of this size can be structured around different cash positions:
- 5% contract down payment, with the balance installed over 8.5 years.
- 10% reservation down payment plus 5% after three months, with the balance over 7 years and no interest.
- 20% contract down payment, with the balance across 8 years in equal instalments.
- Limited zero-down-payment plans with instalments up to 10 years, subject to unit availability.
The real difference between these plans is not only the down payment percentage but the handover timing attached to each. Units offered on a very low down payment with a long instalment tail are usually immediate-handover units in phases that have already been delivered, which means the buyer pays the deposit and receives the key within weeks instead of waiting several years.
Amenities across the 100-acre services belt
The 100 acres reserved for services carry a facilities programme deep enough that most daily needs are met without leaving the gate. The facilities group into five clear categories:
- Sports and leisure: a full clubhouse with gym, spa, sauna and jacuzzi, swimming pools segmented by age group, decorative fountains and a golf course.
- Green and water features: artificial lakes, internationally designed gardens and a landscape spine running through the whole masterplan.
- Education and health: an international school inside the compound, with the major Fifth Settlement hospitals a short drive away.
- Commercial and hospitality: a shopping mall, a dedicated cafe and restaurant zone, and a five-star hotel.
- Security and upkeep: 24-hour security and guarding, surveillance cameras across every corner of the compound, a modern fire suppression system, and a maintenance company owned by the developer.
Families are served by a dedicated kids area covering several age brackets alongside secured playgrounds. The presence of a developer-owned facility management arm matters over a long ownership horizon, because maintenance quality after handover is where many Egyptian compounds lose value, and here the operator answers to the same listed company that built the project.
Palm Hills Developments, the company behind the compound
Palm Hills Developments was founded in 2005 as a joint venture between Mansour Group and Maghrabi Group, and its shares trade on both the Egyptian Exchange and the London Stock Exchange. That dual listing is the point worth pausing on, because it forces a level of financial disclosure above the Egyptian real estate average, and it gives a buyer committing several million pounds a way to inspect the developer accounts before signing. The largest shareholder is businessman Yassin Mansour, a former board member of Al Ahly Club.
Across roughly two decades the company has executed more than 26 projects, including Palm Hills October, Palm Hills Katameya, Hacienda Bay on the North Coast, Badya, and more recently 97 Hills in the Fifth Settlement. Its portfolio spans Greater Cairo, the North Coast, Ain Sokhna and Sharm El Sheikh, with total development area exceeding 27 million m². Palm Hills functions here as both the project brand and the corporate entity, so it is worth stating plainly that the developer of record is Palm Hills Developments, the listed company, and not a project-specific vehicle.
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That geographic spread reduces concentration risk on any single market and shows the company running residential, coastal and hospitality assets in parallel. For a buyer at Palm Hills New Cairo the relevant consequence is operational. A developer that has closed the full cycle from sale to handover to maintenance across dozens of communities is a lower-risk counterparty than one still proving it can deliver a first project.
Investment read: who this compound suits and who it does not
The investment case rests on three conditions holding at the same time, which is rare inside the Fifth Settlement. First, the frontage on the Middle Ring Road at the junction between New Cairo and the New Administrative Capital, a corridor that has seen land and unit prices climb since the road was fully opened. Second, the delivered status of the project, which cancels the schedule risk carried by competing off-plan launches. Third, an active internal resale market created by the resident population, which makes an investor exit materially easier.
The compound fits three buyer profiles well. Families hunting a ready ground unit, whether a villa, townhouse or twin house, on an instalment plan rather than a cash settlement. Investors targeting rental demand driven by the American University in Cairo and the New Administrative Capital workforce. And overseas buyers who want the reassurance of a developer whose financials are published on two exchanges.
It fits two profiles poorly. A buyer chasing the smallest possible apartment at the lowest possible price will find the established phases start at 150 m², and even the Cleo Water Residences entry point sits well above budget-tier pricing in New Cairo. An investor betting purely on capital gain without a rental strategy also has less room to work with, since values here have already matured over several years of occupation rather than sitting at a launch discount.
This analysis is offered for guidance only and is not investment advice. Verify all figures, unit availability and contract terms directly with the developer or the sales team before purchase.
Frequently asked questions
Who owns Palm Hills New Cairo?
Palm Hills New Cairo was developed by Palm Hills Developments, established in 2005 as a joint venture between Mansour Group and Maghrabi Group. The company is listed on the Egyptian Exchange and the London Stock Exchange, and its largest shareholder is businessman Yassin Mansour.
Is Palm Hills New Cairo ready to move?
Palm Hills New Cairo is ready to move in the phases handed over since 2021, and current availability includes apartments and villas that can be inspected and received within weeks of contracting, alongside units in newer phases still at partial finishing or core and shell stage.
Can I buy a resale unit inside Palm Hills New Cairo?
Palm Hills New Cairo supports an active resale market because roughly 4,500 units across five phases have been delivered and occupied since 2021. Resale inventory covers apartments, townhouses, twin houses and standalone villas, and pricing is set by the seller rather than by the developer price list.
What is the lowest down payment at Palm Hills New Cairo?
Palm Hills New Cairo starts from a 5% contract down payment with the balance over 8.5 years, and limited zero-down-payment plans reaching 10 years are released on selected units subject to availability. A 10% or 20% down payment shortens the instalment term to 7 or 8 years.
The short verdict
Palm Hills New Cairo combines a 500-acre masterplan from a dual-listed developer, direct frontage on the Middle Ring Road towards the New Administrative Capital, and units genuinely handed over since 2021. That combination serves the buyer who values eliminated delivery risk and wants a ground unit inside a community that already functions, with instalment plans running as long as ten years.
To ask about current availability, updated prices, or to arrange a viewing inside the compound, send your enquiry through the contact form on this page.