Compound Sage Lakes Residence New Capital is a residential compound developed by Squares Developments across 32.5 acres inside the Eighth Residential District (R8) of the New Administrative Capital. What separates this project from the rest of R8 is a three-tier pricing model that splits the price per meter by finishing grade, so the per-meter rate starts at EGP 24,900 for Core & Shell delivery and reaches EGP 31,900 for a fully finished unit. The architect Mohamed Hafez signed the design, the built-up ratio is held to just 22%, and the remaining 78% is given to landscaping, water features, and open space. That combination of graded finishing, a low build density, and a plot inside the capital’s purely residential quarter is what makes the compound a reference point for buyers who want finishing flexibility that most R8 addresses do not offer.

Prices at the compound start from EGP 1,320,000 for a studio and climb by unit type, size, and the finishing tier the buyer selects, with five graded payment plans that run from a 2.5% down payment over 6 years to a 15% down payment over 10 years. Delivery is committed within four years of contract, landing in 2029. The project reads best for a medium-horizon investor targeting the ministries and diplomatic-district rental pool, or a family that wants a fully residential setting rather than a mixed commercial one.

The three-tier finishing model at Compound Sage Lakes Residence New Capital

The pricing spine of Compound Sage Lakes Residence New Capital is a split of the price per meter into three clear grades, and that split decides the unit’s final cost before any installment plan enters the picture. Most competitors in R8 quote a single per-meter rate against one finishing level. Squares breaks it into three, which hands the buyer a budgeting decision at the moment of reservation rather than later.

Core & Shell: the price per meter starts from EGP 24,900. The buyer receives the unit with its facade and core connections only, then handles the interior finishing independently.
Flexi Finished: the price per meter is EGP 26,900. The buyer receives a mid-level finished unit that is ready to use, with room to add personal touches.
Fully Finished: the price per meter is EGP 31,900. The buyer receives a move-in-ready unit with the interior completed by the developer.

The gap between the lowest and highest grade is EGP 7,000 per meter, roughly 28% above the Core & Shell rate. On a 100 m² unit that translates to a net EGP 700,000 difference in the purchase price, offset by adding or removing the cost of interior work. Applied to the Flexi grade at EGP 26,900, the same 100 m² unit lands between the two extremes, giving the buyer a middle path that avoids the full self-finishing effort yet stays below the fully finished rate. The model gives the buyer a firm choice from day one: pay the developer for finishing at a fixed contractual rate, or manage it independently on a separate budget and personal taste. This is the single attribute that the strongest R8 competitors do not replicate, and it is why the compound suits buyers who want to control the finishing spend rather than accept a default level.

Where does Sage Lakes Residence sit inside the New Capital?

Sage Lakes Residence sits inside the Eighth Residential District (R8) of the New Administrative Capital, the capital’s most upscale residential quarter and the one closest to the government services axis. The position places the project minutes from the Green River, the largest linear park in the capital, and within a short drive of the Government District and Downtown. R8 is classified as a fully residential district with low build density and no heavy industrial or service allocations, which keeps the area quiet and protects its resale value. That the plot sits specifically inside R8, not merely inside the capital in general, is a real sorting factor for buyers comparing addresses. The direct neighbors in R8 are Canyon 8 and New Garden City, which form the immediate competitive set and give buyers a like-for-like comparison of price per meter, build ratio, and payment terms within the same district.

Qualified geographic entities around the project

The Government District: home to the new ministries and the cabinet, a few minutes from the project by car over the capital’s internal road grid.
Downtown: the capital’s central commercial and entertainment zone, with global restaurant chains and shopping centers, reachable from the project in under 10 minutes.
The Green River: a 35 km green strip that cuts through the New Administrative Capital, a few minutes from the entrance to Sage Lakes Residence.
The Central Axis and the Bin Zayed North Axis: two primary axes that connect R8 to the rest of the capital and to New Cairo over uninterrupted express roads.
The Diplomatic District, Exhibition City, and the International Conference Center: three high-profile government entities that ring the project and lift demand for units aimed at short and medium-term leasing.
Mostakbal City, Madinaty, and New Cairo: connected to the capital through the Central Axis and the Bin Zayed Axis, placing the project 25 to 35 minutes from Fifth Settlement hubs.

Because the plot sits between the Government District and the Diplomatic District, the tenant pool skews toward ministry staff, embassy personnel, and professionals who need a home within a short commute of the government axis. That demand base is what turns the studios and one-bedroom apartments into practical leasing units rather than speculative ones.

The developer: Squares Developments

Squares Developments builds the compound. The Egyptian developer runs a portfolio spread across commercial and administrative projects in the New Administrative Capital, New Cairo, and Sheikh Zayed, and Sage Lakes Residence stands as its flagship residential project, arriving after a track record in retail and office schemes. Two practical advantages follow from that history. The developer holds accumulated delivery experience inside the same city, which lowers operational risk against a newcomer without a record in the capital. The presence of commercial and administrative projects in its portfolio also means it understands how to plan the internal retail zone inside the compound, a core element of the master plan.

Earlier projects by Squares Developments

West Mark Mall, Sheikh Zayed: a commercial project in Sheikh Zayed.
Remeny Gloria Inn Mall, New Capital: a commercial and administrative project inside the New Administrative Capital.
West View Mall, New Capital: a commercial and administrative project in the New Administrative Capital.
InnoView Business Complex: an administrative and commercial complex in the capital.
Verity Business Complex: a second administrative and commercial complex in the New Administrative Capital.
Valencia Valley Compound, Fifth Settlement: an earlier residential project by the company in New Cairo.
Green River Tower, New Capital: an administrative and commercial tower on the Green River in the capital.

The mix of malls and business complexes in the record matters for a residential buyer, because it shows the developer has repeatedly taken projects through construction and handover inside the New Administrative Capital rather than launching and stalling. Valencia Valley in New Cairo also proves the company has delivered residential product before, so Sage Lakes Residence is not its first attempt at housing.

Architecture and area at Sage Lakes Residence

The developer selected the architectural consultant Mohamed Hafez to lead the design of Sage Lakes Residence. The project spans 32.5 acres inside R8, with only 22% allocated to buildings, while the remaining 78% goes to landscaping, green areas, water features, and walkways. That 22% build ratio is a pivotal number when judging any compound. The lower it runs, the denser the green outlook on units, the less friction between neighbors, and the higher the resale value.

Total area: 32.5 acres, roughly 136,500 m².
Build ratio: 22%, relatively low against the 25% to 30% average in other capital compounds.
Open-space ratio: 78% across landscaping, greenery, water, and walkways.
Engineering consultant: Mohamed Hafez.
Facades: contemporary lines, neutral tones, and glass elements that break the mass.

Inside the compound, the low density translates into wider walkways, units that overlook the lakes or gardens rather than other units, and a lower internal noise level. This is where the “Lakes Residence” name earns itself, because the artificial lakes and dancing fountains act as the central visual anchor for the whole layout. The developer’s background in commercial and administrative projects also shapes the master plan, since the internal retail zone is designed with the same discipline the company applied to its earlier malls and business complexes, keeping daily services inside the gate rather than pushing residents out to Downtown.

Unit types and sizes at Compound Sage Lakes Residence New Capital

Compound Sage Lakes Residence New Capital holds four main unit types, studios, apartments, duplexes, and townhouses, across sizes that cover a wide slice of buyers, from the individual after a compact unit to the family after a villa with a private garden.

Unit type	Size (m²)	Bedrooms	Target buyer
Studio	53 to 55	1 room	Individuals, investors, new couples
Apartments	65 to 258	1 to 4	Mid-size and large families
Ground/first duplex	from 212	3 to 4	Families who prefer two floors
Sky duplex	up to 420	4+	Premium tier with a panoramic view
Townhouse	196 to 300	3 to 4	Villa tier with a private garden

The studios at 53 to 55 m² are the smallest product in the compound, aimed at investors targeting short or medium-term leasing to arrivals at the diplomatic district and the ministries zone. The apartments cover the widest range, from 65 to 258 m² and up to four bedrooms in the larger units, and they form the commercial heart of the project and most of the offered inventory. The duplexes split into two forms: a ground and first duplex from 212 m², and a sky duplex reaching 420 m² on the upper floors with a view over the entire project, where the difference between the two is vertical position rather than floor count. The townhouses arrive at 196 to 300 m² with a private garden, standing as the highest residential product after the sky duplex and targeting buyers who want villa privacy inside a gated compound.

Sage Lakes Residence New Capital prices in 2026

Prices at Sage Lakes Residence New Capital start from EGP 1,320,000 for studio units and step up by unit type, size, and the chosen finishing tier. The figures below are updated for 2026 against the latest approved developer price list, and the final unit price is calculated from the per-meter rate multiplied by the area multiplied by the finishing factor.

Studios: from EGP 1,320,000, the lowest entry point into the project, aimed at the individual investor and the young buyer.
Apartments: from EGP 1,743,000 up to EGP 7,714,000, a wide band that reflects the 65 to 258 m² size range and the finishing grade.
Duplexes: from EGP 5,254,000 for the ground and first duplex, up to EGP 12,558,000 for the sky duplex with its panoramic view.
Townhouses: from EGP 10,950,000 up to EGP 17,500,000, with a private garden sized to match the unit.

Because each figure shifts with the finishing tier the buyer selects, the entry price of EGP 1,320,000 reflects the lowest grade on the smallest unit. To confirm the latest approved price for a specific unit and finishing grade, buyers refer to the official updated price list.

Payment plans at Sage Lakes Residence

Sage Lakes Residence offers five graded payment plans set by down-payment share and installment length, letting the buyer trade a low down payment against a longer term, or a higher down payment against a smaller monthly installment.

2.5% down payment over 6 years: the lowest possible first payment, suited to a buyer with a steady monthly cash flow that can carry higher installments.
5.5% down payment over 7 years: a middle balance between the first payment and the repayment period.
8% down payment over 8 years: a fit for the buyer with mid-level liquidity who wants a reasonable installment.
12.5% down payment over 9 years: a plan that cuts the monthly installment noticeably against a higher payment at contract.
15% down payment over 10 years: the longest term available, best for the buyer who wants the lowest monthly installment over the longest possible period.

The serious reservation deposit starts from EGP 50,000 for apartments and from EGP 75,000 for the townhouse villas. Maintenance fees run at 10% of the unit value, paid on delivery to cover the upkeep of the shared facilities. Finishing is handed over according to the buyer’s choice among the three grades of Core & Shell, Flexi Finished, or Fully Finished.

Finishing, delivery, and what the four-year window means

The developer commits to delivering the units within four years of the contract date, landing in 2029. That window is moderate against the average for New Administrative Capital projects, and it gives the buyer a comfortable stretch to complete the reservation installments before taking the unit and starting occupancy or self-finishing. From an investment angle, the four-year delay carries two upsides. It spreads the repayment load over a long period instead of buying a ready unit at full price. It also opens potential capital gains over the delivery window, driven by the expected rise in R8 unit prices across the four years, especially as neighboring projects complete and the Government District runs at full capacity.

Amenities and services inside Sage Lakes Residence

The compound spreads the 78% of its area given to open space across a system of leisure, commercial, sports, and security facilities, built to support a self-contained lifestyle that does not require leaving the compound for daily services. The commercial and leisure facilities anchor the everyday routine, while the sports, health, and security facilities protect the pace and safety of the district.

Commercial and leisure facilities

An internal commercial area with retail stores, restaurants, and cafes that serves residents without a trip to Downtown.
A luxury clubhouse that gathers social, sports, and leisure activity under one roof and works as a main meeting point.
Multi-level swimming pools to international standards, serving different age groups.
Secured kids areas equipped for children’s play to approved safety standards.
Artificial lakes and dancing fountains that act as the central visual element and give the project its name.

Sports, health, and security facilities

Dedicated tracks for walking, running, and cycling, separated from vehicle routes.
Wide open spaces that form the bulk of the 78% unbuilt area, set aside for daily outdoor activity.
Smart covered garages with modern security systems that absorb resident cars and cut congestion inside the compound.
Professional landscaping that links the residential blocks to the facilities and gives most units a green outlook.

What sets the compound apart from its R8 rivals

The project carries a mix of factors that separate it from neighboring schemes in the Eighth District such as Canyon 8 and New Garden City. The three-tier finishing model is the first: most R8 rivals quote one per-meter rate against a single finishing grade, while this compound splits it into three grades at a EGP 7,000 per-meter spread, giving the buyer higher control over the unit budget. The low 22% build ratio is the second: the R8 average runs around 25% to 30%, and pushing the ratio down favors open space and lake views. The five graded payment plans are the third: instead of one or two options, the buyer picks across a spectrum from a very low 2.5% down payment to a 15% down payment, with terms from 6 to 10 years.

A point worth reviewing before buying

The handover window at the compound runs four years, which is moderate rather than short. A buyer who needs a unit ready for immediate occupancy will find this schedule does not serve them, and would be better matched to a project that has already delivered its first phase. A buyer planning a medium-term investment or residential horizon, on the other hand, gains a chance to pay the unit off under lower monthly pressure across the four years.

Investment analysis for Sage Lakes Residence

Several factors relevant to a real estate investment decision in the New Administrative Capital come together in the compound, and they can be inferred from the stated facts. The R8 location sits among the capital’s most upscale residential districts and keeps developing as neighboring projects complete, drawing steady interest from investors and buyers after upscale housing. The developer’s record inside the capital itself, spanning malls and office towers, lowers operational risk against a new developer without a track record in the city.

Exit flexibility: the spread of unit types, from studio to townhouse, opens three strategies, personal residence, long-term leasing to ministry staff and the diplomatic district, or resale when the market rises.
Competitive entry structure: access from EGP 1,320,000 for a studio is relatively low against the average R8 entry point, widening the pool of potential investors.
Low build ratio: the 22% density is a factor that protects unit value over the long term, since low-density compounds hold a price gap over high-density districts.

The most fitting buyer for the compound is the medium-horizon investor over 3 to 5 years, the family after a home in a fully residential district rather than one mixed with heavy commercial or industrial use, or the buyer who prefers to control the finishing grade of the unit instead of accepting a default level. This analysis is for guidance only and is not investment advice.

Frequently asked questions about Sage Lakes Residence New Capital

Where exactly is Sage Lakes Residence in the New Capital?

Compound Sage Lakes Residence New Capital sits inside the Eighth Residential District (R8) of the New Administrative Capital, a fully residential quarter between the Government District and the Diplomatic District, close to the Green River and Downtown, with direct access to the Central Axis and the Bin Zayed North Axis.

When does Sage Lakes Residence deliver?

Compound Sage Lakes Residence New Capital begins handover in 2029, within four years of the contract date. Finishing is delivered in the tier the buyer chooses among Core & Shell, Flexi Finished, or Fully Finished, according to the contractual agreement, so the delivered condition depends on the selected grade.

Who is the developer of Sage Lakes Residence New Capital?

Compound Sage Lakes Residence New Capital is developed by Squares Developments, which holds a portfolio in the New Administrative Capital, New Cairo, and Sheikh Zayed that includes administrative and commercial malls such as West View, InnoView, and Verity, plus Green River Tower and the Valencia Valley residential compound.

What are the payment plans at Sage Lakes Residence New Capital?

Compound Sage Lakes Residence New Capital offers five payment plans, from a 2.5% down payment over 6 years to a 15% down payment over 10 years, with reservation deposits from EGP 50,000 for apartments and EGP 75,000 for townhouses, and a 10% maintenance fee paid on delivery.

Is Sage Lakes Residence New Capital a good investment?

Compound Sage Lakes Residence New Capital suits a medium-horizon investor through its R8 location, a developer with a delivery record inside the capital, a low 22% build ratio, and an entry price from EGP 1,320,000. Unit variety supports residence, leasing, or resale. This is guidance, not investment advice.

Summary of Compound Sage Lakes Residence New Capital

Compound Sage Lakes Residence New Capital brings together a plot inside the upscale R8 district, a low 22% build ratio across 32.5 acres, a three-tier pricing model that splits the price per meter by finishing grade, and five graded payment plans. Delivery is expected in 2029, signed by Squares Developments and the consultant Mohamed Hafez. To check the updated price for a specific unit or to book a viewing, reach out through the contact form on this page.

Compound Sage Lakes Residence New Capital

About the Project