Shababeek New Cairo opens at EGP 4,173,000 for a one bedroom apartment and stretches the payment across 12 years, which is one of the longest installment terms currently offered in the Fifth Settlement. Marquee Developments built that pricing around fully finished units, so the buyer carries no interior fit-out cost on top of the installment schedule and the unit is ready to occupy or lease on the day it is handed over.
The compound occupies 15 acres in the North House area of New Cairo (Fifth Settlement), an extension of Beit Al Watan sitting on some of the highest ground in the district. Unit sizes run from a 46 m² studio up to a 256 m² duplex, and the top of the price range reaches EGP 17,472,000. That spread lets a first-time buyer and a large family shop inside the same gate, which is unusual in a project of this footprint.
Read More: Compound Midtown New Cairo
Prices and price per meter in 2026
Prices at Shababeek New Cairo run from EGP 4,173,000 for the smallest apartment to EGP 17,472,000 for the duplex, with the average installment rate moving between EGP 54,000 and EGP 57,500 per m² depending on unit type and position inside the compound. The figures below were updated in June 2026.
| Unit type | Bedrooms | Area (m²) | Installment price (EGP) | Average installment rate per m² |
|---|---|---|---|---|
| Apartment | 1 | 78 | 4,173,000 to 4,251,000 | 54,000 |
| Apartment | 2 | 101 to 112 | 5,824,000 to 6,259,000 | 56,000 |
| Apartment | 3 | 135 to 162 | 7,383,000 to 10,173,000 | 57,500 |
| Duplex | 4 | 308 | 17,472,000 | 56,500 |
A useful detail hides inside that table. The rate per meter climbs as the unit grows, moving from EGP 54,000 on the one bedroom to EGP 57,500 on the three bedroom, which reverses the pattern in many Egyptian compounds where larger units carry a lower rate. The practical reading is that the smallest units offer the best entry value per meter, and that the three bedroom band is priced on demand from families rather than on volume discount.
Those rates sit inside the mid-tier band for the Fifth Settlement rather than at the top of it, which leaves room for appreciation as construction advances and the surrounding North House area matures. Every figure quoted here is an installment rate, so comparing it against a cash price elsewhere overstates the gap. Prices also move upward as the project progresses through its build phases, making the current list a snapshot rather than a fixed ceiling.
What is the payment plan at Shababeek?
Shababeek New Cairo requires a reservation deposit from 10% of the unit value and spreads the balance over installments reaching 12 years, with a discount of up to 5% available. Installments are paid quarterly rather than monthly, and studio bookings start from a deposit of EGP 150,522.
- Down payment: from 10% of the unit price, with the remainder installed over up to 12 years and a discount reaching 5%.
- Studio reservation deposit: from EGP 150,522.
- Quarterly installments: from EGP 102,140.
- Maintenance fee: 8% of the unit value.
- Parking: a flat cost of EGP 250,000 per unit.
- Clubhouse membership: included at no additional charge.
The quarterly schedule changes the household budgeting exercise. A quarterly payment from EGP 102,140 works out to roughly EGP 34,000 per month set aside, and a buyer should plan around the quarterly due date rather than a monthly debit. The 8% maintenance fee and the EGP 250,000 parking charge sit outside the headline unit price, so the true cost of ownership should be calculated with all three lines together before comparing this project against another.
Shorter schedules are also reported in the market at higher down payments, typically in the 7 to 8 year range, and a larger upfront payment usually reduces the total ticket. Anyone able to shorten the term should request both totals in writing, because the difference between a 12 year and a 7 year plan on a unit at this price level is substantial.
Unit types and sizes
The mix covers studios, apartments across one to three bedrooms, and duplexes, with areas running from 46 m² to 256 m². Every unit is handed over fully finished, and the interior partitioning was designed to be flexible so an owner can adjust the layout to suit how the space will actually be used.
- Studios from 46 m², aimed at rental investment or single occupancy.
- One bedroom apartments from 70 m², with a bedroom, a living room and an open kitchen.
- Two bedroom apartments from 100 m², the most requested band for small families.
- Three bedroom apartments from 161 m², for households needing wider living space.
- Duplexes from 256 m², arranged over two levels for higher privacy.
Each format occupies a distinct functional position in the project. The 46 m² studio is the fastest asset to lease in this part of New Cairo, since demand from single professionals near the North 90th Street services belt is steady, and its low ticket keeps the yield ratio attractive relative to price. The 70 m² one bedroom suits a young couple whose priority is entering the compound at the lowest possible commitment.
The 100 m² two bedroom carries the broadest demand because it balances space against price, which also makes it the easiest unit to resell later. Three bedroom apartments from 161 m² serve extended families, and the duplex from 256 m² delivers close to villa-scale living inside an apartment structure, which appeals to a buyer who wants the footprint without the maintenance load of a standalone house. Note that the current price list quotes the duplex at 308 m², so the exact area should be confirmed for the specific unit on offer.
Marquee Developments and the consultant roster behind the project
Marquee Developments is a new entrant to Egyptian real estate development, chaired by Eng. Hazem Salama and built on a founding team with more than 40 years of combined experience in construction, contracting and property investment. Before launching the brand, that management had been investing in Nasr City, Heliopolis and New Cairo, so the market knowledge predates the company name.
Shababeek New Cairo is the company’s first project, which matters more than any marketing claim in the file. A debut developer has no completed handover to inspect, so the usual verification method, walking an earlier delivered phase, is unavailable to the buyer. What Marquee Developments offered instead is a heavy consultant roster and a specialised facility management company contracted for after-sales services.
Architectural design was assigned to the engineers Tarek Sobhy and Mohamed Talaat, the latter carrying a record that includes prominent projects in the New Administrative Capital. Landscape design went to ÖKOPLAN, engineering consultancy to ACE Consulting Engineers, and structural consultancy plus execution quality assurance to Moharram Bakhoum, one of the longest-established structural practices in Egypt. Each of those names has a delivery record independent of the developer, which is the practical substitute for a developer track record.
The honest position for a buyer is that this arrangement reduces execution risk without eliminating it. Contract terms deserve close reading, particularly the clauses governing delivery timing and the remedies available if the schedule slips, since those clauses carry more weight when there is no prior performance to reference.
Read More: Compound Zizinia New Cairo
North House, and why the elevation matters
The compound sits in North House, an extension of the Beit Al Watan zone and one of the highest geographic points in the Fifth Settlement. Elevation is not a cosmetic detail in New Cairo. Higher ground drains better during heavy rain, a recurring problem in lower parts of the city, and it opens sightlines so upper floors look outward rather than into the next block.
Marquee Developments placed the site in direct contact with two roads of different character. North 90th Street is the primary commercial and services spine of New Cairo, carrying the retail, dining and daily-errand infrastructure residents use. The Suez Road is a regional connector, linking the city to Ain Sokhna and the Ring Road. Sitting where a service axis meets a regional one compresses daily travel time and widens the set of destinations reachable in minutes.
| Destination | Travel time |
|---|---|
| North 90th Street and the Suez Road | 3 minutes |
| Mohamed Naguib Axis and the Ring Road | Direct access |
| The American University in Cairo | 11 minutes |
| New Administrative Capital | 20 minutes |
| Cairo International Airport | 21 minutes |
Beyond the timed distances, the project sits minutes from Madinaty, Al Rehab and El Shorouk, and beside established compounds including Eileen and Ivory East. That neighbourhood is already served by international schools, medical centres and retail malls, which shortens the waiting period a buyer would otherwise absorb in a project built on undeveloped desert land. Buying next to completed services is a different risk profile from buying next to planned ones.
The two closest comparables clarify where this project sits. Eileen Compound and Ivory East Compound occupy the same North House pocket and share its road access, so the variables that separate them from Shababeek New Cairo are density, finishing standard and payment length rather than location. A buyer comparing the three should hold the address constant and weigh the 18% building ratio, the fully finished handover and the 12 year term against what each neighbour offers on those same three lines.
Beit Al Watan itself reinforces the point. As an inhabited and serviced zone, it gives North House an existing population base rather than an empty catchment, so shops, clinics and schools in the radius already operate at viable scale. The 11 minute distance to the American University in Cairo is also a rental driver, since faculty and postgraduate demand concentrates within that travel band.
An 82% landscape ratio across 24 buildings
The master plan assigns 82% of the 15 acres to gardens and artificial lakes and holds construction to 18%, following a design concept the developer describes as Nature Meets Luxury. Achieving that ratio on a compact site is harder than achieving it on hundreds of acres, because the fixed requirements of roads, parking and services consume a larger share of a small plot.
Construction is distributed across 24 residential buildings, each rising a ground floor plus five repeated storeys, arranged along wide internal streets that keep the blocks apart and traffic flowing. That configuration produces a limited total unit count, which is the structural source of scarcity in this project. Supply inside the gate is capped by the building count, so long-term unit value depends on demand for the district rather than on the developer releasing more phases.
The elevations use simple lines and neutral colours with stone and wood worked into the facades, and unit layouts were planned so every room receives natural light and ventilation. Low building density does the practical work behind those choices: with 18% coverage, most apartments look onto greenery or water instead of facing a neighbouring balcony at close range.
When does Shababeek New Cairo deliver?
Shababeek New Cairo hands over within 4 years of contract, placing delivery in 2029, with every unit finished to a complete standard. The window lets a buyer lock the current price and pay across an extended term before receiving the unit, though it does not suit anyone who needs housing immediately.
Full finishing changes the arithmetic at handover. An owner avoids both the cost and the several months normally consumed by interior works, so the unit can be occupied or listed for rent from the delivery date. For an investor, that removes a gap between paying the final installment and earning the first pound of income, which is the point where many off-plan purchases lose their projected return.
Facilities inside the compound
The service package was organised by category rather than assembled as a single list, covering leisure, health, family, retail, work and security functions inside the perimeter. The inclusion of a coworking space and a cultural centre distinguishes this compound from the standard New Cairo amenity set, which usually stops at a clubhouse and a commercial strip.
- Leisure: heated swimming pools for different age groups, a jacuzzi zone and a spa centre, Japanese-style gardens and walking trails through the landscape.
- Sport and health: a health club equipped with current-generation machines, plus a supervised area for yoga and meditation.
- Family and children: a play area built to international safety standards, and a dedicated pet care centre.
- Retail and dining: a commercial centre carrying international and local brands, cinema screens, and restaurants and cafés with outdoor seating.
- Work and culture: a coworking space fitted out for remote workers, and a cultural centre holding a public library and halls for lectures and workshops.
- Management and security: a smart application for requesting services and booking facilities, with round-the-clock surveillance and controlled access at the gates.
Operations lean on sustainability measures, with solar energy technology and water recycling systems supporting the facilities in line with the developer’s stated green-building direction. A scheduled maintenance programme runs alongside an on-site technical team handling resident requests, which is the element that determines whether an amenity list still functions five years after handover.
The smart application connects directly to the cost line a buyer already pays. An 8% maintenance fee funds the facility management contract, and digital service requests with electronic facility booking make that spending auditable, since a resident can see whether a request was logged and closed. Compounds where maintenance quality degrades usually fail at the tracking stage rather than at the budgeting stage, so the tooling matters as much as the fee percentage.
The coworking space deserves separate mention for its effect on the rental market. A tenant working remotely gains a workspace without a commute or a separate membership, which supports rental demand for the studios and one bedroom units specifically, the two formats most likely to be leased rather than owner-occupied.
Reading the investment case
Several facts stated above combine into the investment argument. The North House position inside a serviced urban belt supports both rental demand and resale liquidity, the range from a 46 m² studio to a 256 m² duplex widens the pool of future buyers, and an installment rate between EGP 54,000 and EGP 57,500 per m² places the project below the ceiling of the Fifth Settlement market with room to move upward as construction completes.
Scarcity here rests on a specific planning fact rather than on a slogan. Twenty-four buildings of ground plus five floors on 15 acres yields a limited total number of units, and a capped supply inside a district with rising demand supports value over time. Full finishing reinforces the same logic by shortening the distance between handover and the first rental payment.
The counter-arguments are equally concrete. A payment term running to 12 years against a 2029 delivery means capital is committed for a long horizon before any income appears, which points the project toward a medium to long-term investor rather than a buyer seeking immediate yield. The absence of a prior delivery record from Marquee Developments remains the main variable, and it makes careful contract review necessary rather than optional.
On balance, the compound suits a buyer who wants a fully finished apartment at low building density in a location already connected to services, and who can wait through the construction period. It suits less well anyone needing immediate occupancy, near-term rental income, or a developer with a long list of completed handovers. This analysis is guidance only and is not investment advice.
Frequently asked questions
What is the starting price at Shababeek New Cairo?
Prices at Shababeek New Cairo start from EGP 4,173,000 for a one bedroom apartment and reach EGP 17,472,000 for the duplex, with an average rate between EGP 54,000 and EGP 57,500 per m². Figures were updated in June 2026 and include plans running to 12 years.
When does Shababeek deliver?
Shababeek New Cairo delivers within 4 years of contract, meaning 2029, with all units handed over fully finished. The extended window gives a buyer a long payment runway before handover, and the finishing standard allows immediate occupancy or leasing once the unit is received.
Where exactly is Shababeek in the Fifth Settlement?
Shababeek New Cairo occupies the North House area, an extension of Beit Al Watan and among the highest points in the Fifth Settlement. It lies 3 minutes from North 90th Street and the Suez Road, 11 minutes from the American University in Cairo and 20 minutes from the New Administrative Capital.
Who is the developer of Shababeek?
Shababeek New Cairo was launched by Marquee Developments, chaired by Eng. Hazem Salama and backed by a founding team with over 40 years of construction and investment experience. It is the company’s debut project, delivered with consultants including ACE Consulting Engineers, Moharram Bakhoum and ÖKOPLAN.
What unit sizes are available?
Shababeek New Cairo offers studios from 46 m², one bedroom apartments from 70 m², two bedroom apartments from 100 m², three bedroom apartments from 161 m² and duplexes from 256 m². All units are handed over fully finished across 24 buildings of ground plus five floors.
Read More: Project N Line Suites Sixth Settlement, New Cairo
Summary
Shababeek New Cairo pairs an accessible entry ticket and a 12 year installment term with fully finished units, an 18% building ratio across 15 acres in North House, and a consultant roster carrying the track record its debut developer has yet to build. Delivery in 2029 makes it a medium-term commitment rather than an immediate-income asset. To confirm current prices or arrange a site visit, get in touch through the form on this page.