Compound Stei8ht New Cairo restricts its residential offer to villas alone across 550 acres, which separates it from the mixed apartment-and-villa communities that dominate the Fifth Settlement. Land Mark Sabbour Developments, the developer known in the market as LMD, placed the project on the Cairo Suez Road directly opposite El Rehab City, so buyers get low-density privacy without waiting years for the surrounding district to mature. The unit mix runs across townhouses, twin houses and standalone villas, with terraces attached to every home.
Pricing sits in the upper tier of New Cairo. The published list for Compound Stei8ht New Cairo opens at EGP 62,000,000 for a standalone villa, reserved with a 5% down payment and settled over installments that extend to 8 years. That combination, a high absolute ticket paired with one of the lowest entry percentages in the district, defines who the project is built for: families buying a permanent villa rather than investors hunting the cheapest way into the area.
Land Mark Sabbour Developments, the company behind the project
Land Mark Sabbour Developments was founded in 2007 by Eng. Ahmed Sabbour and has built a portfolio spanning residential, coastal and commercial assets inside Egypt and beyond it. The company opened a branch in the United Arab Emirates in 2011 and holds projects in Spain, including the Continental Tower in Dubai and a heritage building in the Spanish market. For a buyer evaluating an off-plan villa, that operating history since 2007 and the international footprint carry practical weight, because delivery risk on a project of this size rests on the developer’s execution record rather than on the brochure.
The developer’s Egyptian track record is visible in projects buyers can already walk through. Village Zoya on the North Coast covers its coastal segment, Mall One 90 and Mall Three Sixty serve the retail and commercial side in New Cairo, while Layan New Cairo and Aria New Cairo represent its earlier residential communities in the same city as Stei8ht. That local concentration matters: the same team that delivered Layan and Aria is operating inside the district where the compound is being built, and its two malls give the company direct experience of the retail component that the compound now includes internally.
A 550-acre masterplan built for low density
The masterplan spans 550 acres, and buildings occupy only a limited share of that footprint. Green spaces, artificial lakes and landscaped stretches take the larger portion, which produces wide separation between homes and visual breathing room around each plot. In a district where several compounds compress towers and villas onto a fraction of that land, the density profile is the attribute that shapes everything else about living here.
Land Mark Sabbour selected a European-influenced architectural language for the community, built on restrained lines and simple facades rather than heavy ornamentation. Limiting the residential product to townhouses, twin houses and standalone villas reinforces that character, since no apartment blocks interrupt the skyline or add circulation traffic between clusters. The result is a community where the built form stays horizontal across the entire 550 acres.
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Scarcity follows directly from that decision. A villa-only community produces a far smaller number of sellable units per acre than a mixed compound of comparable size, and that constrained supply is the structural argument behind resale values inside the compound. Buyers comparing it against neighbouring developments should weigh unit count per acre, not just the headline land area.
Stei8ht New Cairo on the Suez Road corridor
Compound Stei8ht New Cairo sits on the Cairo Suez Road directly facing El Rehab City, the large established community developed by Talaat Moustafa Group whose schools, clinics, retail strips and supermarkets have operated for years. That adjacency is the single most practical feature of the address. A family moving in does not depend on the compound’s own commercial phase reaching completion before daily needs are met, because a fully serviced neighbourhood already sits across the road.
Road access reaches the project from three directions. The Ring Road connects it westward toward Nasr City, Heliopolis and the rest of Greater Cairo, while the Mohamed Naguib Axis and the Youssef El Sebai Axis handle internal movement across New Cairo, linking the Suez Road frontage to the Ninetieth Street corridor and the southern districts of the Fifth Settlement. Sitting where the Suez Road meets those two internal axes shortens driving time to the district’s commercial spine and to the Ring Road interchange in the same trip.
The immediate neighbours place the project inside a defined price band. Palm Hills New Cairo, The Water Mark and Saada surround the site, and all three target the same upper-tier buyer profile with villa-heavy products. Buying into a cluster of established compounds carries a specific advantage for a new launch: the surrounding price floor is already set by delivered communities, which reduces the guesswork involved in judging whether an off-plan asking price is reasonable for the location.
New Cairo itself explains part of the appeal. The city grew outward from the Fifth Settlement into a chain of gated communities served by international schools, private hospitals and the retail concentration along the Ninetieth Street corridor, and it now functions as the main upper-tier residential market east of the capital. The Suez Road frontage where this compound sits differs from that core in one useful respect: it keeps the district’s services within reach while placing homes on the quieter northern edge, away from the traffic load that the Ninetieth Street corridor carries through the day.
Unit types, sizes and terraces
Three villa formats make up the residential product, graded by plot size and degree of privacy. Every unit carries an attached terrace that adds usable outdoor area beyond the built footprint, and internal layouts vary to suit different household sizes. The published starting areas break down as follows.
| Unit type | Area starts from | Terrace |
|---|---|---|
| Townhouse | 220 m² | 40 m² |
| Twin house | 260 m² | 60 m² |
| Standalone villa | 280 m² | 60 m² |
Townhouses form the entry format at 220 m² plus a 40 m² terrace, which suits a household that wants a house layout with private outdoor space without carrying the maintenance load of a large garden. Twin houses step up to 260 m² with a 60 m² terrace and give two exposed facades instead of one, a meaningful difference for natural light and cross ventilation in a Cairo summer.
Standalone villas begin at 280 m² with a 60 m² terrace and reach 410 m² in the largest published model, which is laid out over four bedrooms. That 410 m² four-bedroom villa is the reference unit for the project’s official price list, so it is the model against which the per-metre rate and the headline figures below are calculated. Prospective buyers should treat the smaller formats as separately quoted, since Land Mark Sabbour has not published a per-unit price for the townhouse and twin house categories in the current release.
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What does a villa at Compound Stei8ht New Cairo cost?
A standalone villa at Compound Stei8ht New Cairo is priced between EGP 62,000,000 and EGP 64.9 million for the 410 m² four-bedroom model, updated for 2026. That range works out to an average installment price of roughly EGP 155,000 per square metre, and the published list for the project opens at the EGP 62,000,000 mark.
The per-metre figure is the more useful number when comparing across the district, because it strips out unit size and isolates what the location, the density and the developer’s brand actually cost. At approximately EGP 155,000 per square metre on installments, Stei8ht New Cairo prices itself alongside the established villa communities on its perimeter rather than undercutting them. Position inside the compound, plot orientation and proximity to the lakes and clubhouses move individual units within that band.
Two points deserve caution before a purchase decision. Prices shift with the timing of the reservation, the unit type and the plot’s position within the community, so the figure quoted at contract signing is the one that binds. Aggregator listings for this project also circulate widely varying numbers, several of them years out of date, which makes verifying the current official price list a necessary step rather than an optional one.
Down payment and installment terms
Land Mark Sabbour structured the payment scheme to lower the cash barrier at the point of reservation, which is the practical constraint for most villa buyers at this price level. The headline terms are straightforward.
- Reservation down payment starting from 5% of the total unit price.
- The remaining balance installed over a period reaching 8 years.
- Villa pricing opening at EGP 62 million, with an average installment rate near EGP 155,000 per square metre for the standalone format.
A 5% down payment on a villa listed at EGP 62,000,000 translates to roughly EGP 3.1 million in cash at reservation, with the balance spread across eight years of installments. For a buyer weighing this against a smaller unit in a mixed compound, the arithmetic favours Stei8ht on liquidity and works against it on total commitment, since the long tail of installments runs for eight years regardless of how modest the opening payment is. Payment structures are revised with each release, so the terms confirmed in the contract take precedence over any published summary.
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The There phase: apartments and offices inside a villa community
Land Mark Sabbour launched a phase named There inside Compound Stei8ht New Cairo as a mixed-use destination that combines living, working and retail within one zone. There occupies 50 acres of the wider masterplan and keeps a minimum of 30 metres between buildings so that every unit retains an open outlook and a surrounding band of greenery. Its built-up ratio stays at or below 17%, which holds the density of the phase well under what a mixed-use zone would normally carry.
Buildings in There follow a ground-plus-six-floor format, with only three to four units on each floor to raise the level of privacy per resident. The phase releases serviced hotel apartments delivered with premium finishing and air-conditioning provisions, sized from 90 m² up to 190 m² across one, two and three bedroom layouts. Duplexes are also available, running from 181 m² to 220 m².
Contemporary office space forms the third component, aimed at companies and investors looking for a work address inside an integrated community rather than in a standalone commercial tower. A clubhouse and leisure facilities serve the phase directly. Together, this mix widens the project’s reach beyond the villa buyer: someone who wants a smaller serviced unit, or an income-generating administrative asset inside a gated address, now has an entry point into Stei8ht New Cairo that the original villa-only release did not offer.
Clubhouses, lakes and daily services
The compound is planned to function as a self-contained urban community where residents cover daily needs without leaving the gates. Facilities are split across leisure, sports, retail and security, and they sit inside a landscape of green spaces and artificial lakes that runs through the community. The announced list includes the following.
- 5 clubhouses distributed across the project.
- Green spaces and artificial lakes surrounding the residential clusters.
- Dedicated walking and cycling tracks.
- A Meditation Park for yoga and quiet practice.
- A social club housing a gym, a sauna and a jacuzzi.
- Swimming pools and a Kid’s Area.
- Round-the-clock security staff and surveillance cameras.
- Garages that keep parked cars off the internal streets.
- An internal commercial complex covering everyday shopping.
Distributing five clubhouses instead of centralising one is the detail that matters most on a site this large. On 550 acres, a single amenity hub would leave residents at the far edges driving to reach a pool, whereas multiple hubs keep facilities within walking distance of each cluster. The internal retail complex and the children’s zone add the family layer that matches the buyer profile the project targets, namely households looking for a villa inside a secured, low-density environment.
Who is Compound Stei8ht New Cairo right for?
Three factors support the investment case. The address sits on the Suez Road opposite El Rehab inside a section of New Cairo whose services are already operating, low construction density across 550 acres preserves the scarcity and privacy of the villa product, and the developer carries a record extending from 2007 with an international presence. Restricting the community to villas alone caps internal supply relative to mixed compounds of similar size, and that qualitative scarcity is what underpins resale positioning in a district where demand keeps rising.
The project fits a buyer looking for long-term independent family housing in the Fifth Settlement, someone who values plot separation and a horizontal skyline over the amenity intensity of a high-rise community. The There phase opens a second door for investors who want a serviced apartment or an administrative unit inside an integrated address, with a materially smaller ticket than a standalone villa requires.
It fits others poorly, and that is worth stating plainly. An entry point of EGP 62 million places the villas in a high bracket, which suits a budget aligned with the standalone category and not a buyer searching for the cheapest way into New Cairo. Anyone whose decision depends on a firm handover date should also confirm the delivery schedule directly with the developer, since no official delivery year is published in the project’s current data and the figures circulating on listing portals contradict each other. This analysis is offered for guidance and is not investment advice.
Knowing what has not been announced is as useful as knowing what has. The current project data publishes no delivery year, no finishing specification for the villas, and no stated penalty clause covering late handover, while pricing is released only for the largest standalone model. Buyers should request all four items in writing before signing, since finishing level alone can move the effective cost per square metre substantially, and a handover date carries no weight until it appears in the contract.
Frequently asked questions
Where is Stei8ht Compound located?
Compound Stei8ht New Cairo is located on the Cairo Suez Road directly opposite El Rehab City, within New Cairo. The site is reached through the Ring Road, the Mohamed Naguib Axis and the Youssef El Sebai Axis, and it neighbours Palm Hills New Cairo, The Water Mark and Saada compounds.
Who is the developer of Stei8ht New Cairo?
The developer of Compound Stei8ht New Cairo is Land Mark Sabbour Developments, founded in 2007 by Eng. Ahmed Sabbour. The company opened a United Arab Emirates branch in 2011 and holds projects in Spain, alongside Village Zoya North Coast, Mall One 90, Mall Three Sixty, Layan New Cairo and Aria New Cairo.
How large is the Stei8ht compound land area?
Compound Stei8ht New Cairo spans 550 acres, with buildings covering a limited share and green spaces plus artificial lakes taking the majority. Inside that footprint, the mixed-use There phase occupies 50 acres and holds its built-up ratio at or below 17%, with 30 metres of separation between buildings.
What is the down payment at Stei8ht?
Compound Stei8ht New Cairo is reserved with a down payment starting from 5% of the unit price, with the remaining balance installed over a period reaching 8 years. On a villa listed at EGP 62,000,000, that translates to approximately EGP 3.1 million payable at reservation, subject to the price list in force at contract.
Summing up Compound Stei8ht New Cairo
Compound Stei8ht New Cairo delivers a villa-only community across 550 acres on the Suez Road opposite El Rehab, developed by Land Mark Sabbour with an operating record reaching back to 2007. Standalone villas open at EGP 62,000,000 with 5% down and installments over 8 years, while the There phase adds serviced apartments, duplexes and offices for smaller budgets. To check the current price list or arrange a viewing, reach out through the form on this page.