Compound Square October is a villas-only gated community by Cleopatra Developments, built on 50 acres directly on the 26th of July Corridor in 6th of October City, opposite Galleria 40. Standalone villas and twin houses in the project are ready for immediate handover, which separates it from the off-plan launches that dominate West Cairo, where buyers typically wait three to four years for keys. Prices start from EGP 35,398,000 with a 25% down payment and a 4-year installment plan, and cash buyers receive a discount of up to 25%.
The masterplan reserves 80% of the land for landscaping and leaves the built footprint to 117 villa plots, so the compound carries far fewer households than a typical 50-acre residential project in October. No apartment buildings exist inside the walls. That single decision shapes everything else on this page: the buyer profile, the privacy between units, the price tiers, and the resale logic.
Why immediate delivery changes the math at Square October
The compound hands over standalone villas and twin houses now, semi-finished, with no construction waiting period. A buyer inspects the actual villa rather than a rendering, pays the 25% down payment, and can start finishing work, move in, or lease the unit while the remaining 75% is paid over 4 years. Townhouse units follow a separate 2-year delivery schedule.
The practical effect is that the installment plan runs while the asset is already usable. In an off-plan purchase the buyer pays installments against a promise and absorbs delay risk; in Square October the buyer pays installments against a standing villa on a completed street with occupied neighbors. That removes the two most common complaints in Egyptian off-plan buying, late handover and finishing-quality disputes, because both can be verified before signing.
Where is Compound Square October located?
Compound Square October sits directly on the 26th of July Corridor in 6th of October City, facing Galleria 40, the retail and dining complex that marks the boundary between 6th of October and Sheikh Zayed. The Ring Road is 5 minutes away, the Cairo-Alexandria Desert Road is under 10 minutes, and Downtown Cairo and the Giza Pyramids are roughly 15 minutes by car.
The address matters because the 26th of July Corridor is the spine of West Cairo. It links Mohandessin and Lebanon Square in the east to Sheikh Zayed and the Cairo-Alexandria Desert Road in the west, and the developer quotes 15 minutes from Lebanon Square to the project gate. From the same corridor, the Dahshur Link connects southward to the Ring Road and the Wahat Road, so residents reach the airport, Maadi, or New Cairo without entering central Giza traffic.
Everyday services already exist around the site, which is the difference between a plot in a mature district and a plot in a new zone that still needs a decade of build-out. Within a few minutes’ drive are Nile University, Smart Village, Dar Al Fouad Hospital, Mall of Arabia, Mall of Egypt, and Cleopatra Mall, the developer’s own retail and entertainment hub about 5 minutes away. Two established compounds flank the project: Ever West 6 October and Mountain View iCity October, both large master-planned communities whose residents generate the traffic that keeps nearby retail and schools viable.
Key distances from the compound
- Galleria 40: directly opposite the project on the 26th of July Corridor.
- Ring Road: 5 minutes.
- Cairo-Alexandria Desert Road: under 10 minutes.
- Cleopatra Mall: about 5 minutes.
- Lebanon Square, Mohandessin: about 15 minutes.
- Downtown Cairo and the Giza Pyramids: about 15 minutes.
- Neighboring compounds: Ever West 6 October and Mountain View iCity October, adjacent.
Master plan: 50 acres, 80% landscape, 117 villa plots
The land area of Square October Compound is 50 acres, roughly 210,000 m², of which 80% is planted landscape, gardens, and open space. The remaining 20% carries 117 villa plots plus the clubhouse, retail, and service buildings. For comparison, many October compounds run built-up ratios of 25% to 35% and mix apartment blocks with villas to raise unit counts, so a 117-unit community on 50 acres sits at the low-density end of the market.
Italian architect G.B. Bellagamba designed the villas, and the developer describes the result as a blend of Italian lines with Egyptian character. Facades vary across the plots rather than repeating a single elevation, and each villa comes with a private garage. The developer’s catalogue names the standalone models Jasmine, Orchid, Rose, Lila, and Dahlia, and the twin-house models Tulip and Iris, which tells a buyer that the design range was planned as distinct products rather than a single villa repeated 117 times.
Unit types and sizes at Square October
The compound offers three villa formats: townhouses from 323 m², twin houses between 265 m² and 332 m², and standalone villas between 392 m² and 513 m². Bedroom counts run from 3 to 4 across the range, and every unit is delivered semi-finished so the owner controls the interior specification.
| Unit type | Bedrooms | Built-up area (m²) | Price from (EGP) |
|---|---|---|---|
| Entry tier (listed as penthouse in the current price list) | 3 | 325 | 35,398,000 |
| Entry tier (listed as penthouse in the current price list) | 4 | 359 | 42,773,000 |
| Twin house | 3 | 265, 332 | 49,097,000 |
| Standalone villa | 3 | 392, 499 | 65,398,000 |
| Standalone villa | 4 | 508, 513 | 74,571,000 |
Twin houses share one party wall and target families who want a garden and a private entrance at the lowest villa price point, with 3 bedrooms across 265 m² to 332 m². Standalone villas occupy the larger plots, start at 392 m² for a 3-bedroom layout, and reach 513 m² for the 4-bedroom models, which are the units aimed at multi-generational households or buyers who want a pool and a full garden perimeter. Townhouses begin at 323 m² and are the only format still on a construction timeline, with delivery scheduled 2 years from contract.
One note on the price list: the two entry-tier rows at 325 m² and 359 m² are labeled “penthouse” in the developer’s current sheet even though the compound contains no apartment buildings. Buyers should confirm the exact unit classification and plot position for those two tiers with the sales team before reserving.
Compound Square October prices 2026 and the payment plan
Prices at Compound Square October start from EGP 35,398,000 for the 3-bedroom, 325 m² entry unit and climb with plot size and format to more than EGP 102 million for the largest standalone villas. Prices were updated for 2026. The average installment price per square meter runs from about EGP 109,000 at the entry tier to about EGP 179,500 for standalone villas.
That per-meter band places the project in the tier of delivered villas along the Sheikh Zayed and October corridor rather than the off-plan launches further out, and the gap is explained by two facts: the units are built, and there are only 117 of them. A buyer comparing on price alone should compare against ready villas with a 4-year plan, not against off-plan townhouses with 8-year plans and 2029 delivery.
Payment plan and installments
- Down payment: 25% of the unit price.
- Installments: the remaining 75% over 4 years.
- Cash purchase: discount of up to 25% on the unit price.
- Maintenance deposit: 10% of the unit price.
- Immediate handover for standalone villas and twin houses; townhouses delivered in 2 years.
The 4-year term is short by current Egyptian market standards, where 7-year to 10-year plans are common on off-plan sales. The trade-off is deliberate: a shorter plan on a delivered unit means the developer is financing a finished asset, not construction, and the buyer is paying for something that already exists. For a buyer with liquidity, the 25% cash discount on a 35.4 million unit represents a saving of roughly EGP 8.8 million, which is larger than the total price of many October apartments.
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Finishing and handover
All units at Square October are handed over semi-finished: structure, external facade, windows, plumbing and electrical risers in place, with interior flooring, kitchens, bathrooms, and paint left to the owner. Semi-finished delivery is standard for the villa segment in Egypt because buyers at this price level specify their own interiors, and it also keeps the contract price lower than a fully finished equivalent.
Because standalone villas and twin houses are already standing, a buyer can walk the actual unit, check the plot orientation, the neighboring plots, and the view over the landscape, and then decide. The listed delivery year of 2026 applies to the townhouse phase; the standalone and twin-house inventory is available for handover on contract.
Amenities and services inside the compound
Square October groups its facilities around a clubhouse and a commercial strip, so residents cover daily needs without leaving the gate. The developer applied the same operating model it uses at its resorts and at Cleopatra Mall.
- Leisure: a social club with gym, spa, and jacuzzi; an eco-friendly clubhouse with children’s playgrounds and a football court; multiple swimming pools in different sizes for adults and children.
- Commercial: an on-site mall, a hypermarket, and a strip of restaurants and cafés.
- Outdoor: walking and cycling tracks through the 80% landscaped area, multi-sport courts, and an equipped kids area with spaces for family gatherings.
- Security and operations: 24/7 guarding and surveillance, modern fire-suppression systems, private garages for each villa, and permanent maintenance and cleaning teams.
What the list does not include is an international school or a hospital inside the walls, and at 117 units the community is too small to justify either. The compensating factor is the address: Nile University and Dar Al Fouad Hospital are within minutes, and the schools and clinics serving Ever West and iCity serve Square residents at the same distance.
Cleopatra Developments, the developer behind Square October
Cleopatra Developments, also marketed as Cleopatra Group and Cleopatra Hotels & Developments, was founded in 1983 by Egyptian businessman Mohamed Abou El Enein, whose industrial group is best known for Cleopatra Ceramics. The real estate arm has been active for four decades across residential, coastal, and commercial projects, and it built and operates Cleopatra Mall on the 26th of July Corridor, a few minutes from the Square site.
The company’s portfolio includes S Bay village on the North Coast, Cleopatra Palace in El Shorouk City, Cleopatra Alexandria, Cleopatra Plaza in Nasr City, and Cleopatra North Coast. For a buyer, the relevance is track record: a developer with delivered projects from the 1980s onward and a completed villa inventory at Square is a lower delivery risk than a first-time launcher selling from a rendering.
Is Compound Square October a sound investment?
Compound Square October combines three facts that support unit value: a delivered villa on a mature corridor opposite Galleria 40, a 117-unit villas-only community at 80% landscape, and a developer with a 40-year record. The unit generates use or rental income from day one instead of waiting through a construction cycle, which is the strongest single argument for the project at its price level.
Scarcity works in the owner’s favor. With no apartments and only 117 plots, resale competition inside the compound stays limited, and the villas-only profile keeps the neighbor mix homogeneous, which villa buyers in October consistently pay a premium for. The location on the 26th of July Corridor between Sheikh Zayed and the Ring Road is already fully built out, so appreciation depends on the broader West Cairo villa market rather than on a district still under construction.
Rental demand for ready villas along the Zayed and October corridor is supported by the employment base at Smart Village and the surrounding universities, and a semi-finished unit can be finished and leased within months of contract. The project suits families who want a standalone home now with a budget from roughly EGP 35 million and prefer a 4-year plan over a long wait, and it suits investors who value delivered inventory. It does not suit buyers looking for an apartment, a 10% down payment, or an 8-year installment horizon, because none of those exist here. This analysis is guidance only and not investment advice.
Frequently asked questions about Square October Compound
Are there apartments in Compound Square October?
Compound Square October contains no apartments; its 117 plots are all townhouses, twin houses, and standalone villas from 265 m² to 513 m². Buyers who need an apartment in the same area can look at neighboring Ever West or Mountain View iCity October, both of which mix apartment buildings with villas.
What is the cash discount at Compound Square October?
Compound Square October offers a cash discount of up to 25% on the unit price, applied instead of the 25% down payment and 4-year installment plan. On the entry unit at EGP 35,398,000 the maximum discount is worth roughly EGP 8.8 million, and the 10% maintenance deposit still applies.
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How far is Compound Square October from Sheikh Zayed and the Ring Road?
Compound Square October is about 5 minutes from the Ring Road and sits on the 26th of July Corridor at the edge of Sheikh Zayed, opposite Galleria 40. Sheikh Zayed’s main services and the Cairo-Alexandria Desert Road are under 10 minutes away, and Lebanon Square in Mohandessin is about 15 minutes.
In brief
Compound Square October delivers ready standalone villas and twin houses on 50 acres with 80% landscape, opposite Galleria 40 on the 26th of July Corridor, from EGP 35,398,000 with 25% down and 4 years to pay. Cleopatra Developments, active since 1983, built and completed the inventory. To check current availability, updated prices, or arrange a viewing, use the contact form on this page.
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