The Lark Residence New Cairo occupies the highest ridge inside Golden Square, the most tightly held pocket of the Fifth Settlement, and Tamayoz Developments held the entire 25 acre plan down to ground plus four floors so that the elevation works for the residents instead of against them. That one decision shapes the rest of the site. Upper floors read across the surrounding district rather than into a neighbouring balcony, and the low silhouette keeps density well below the towers going up elsewhere in New Cairo. Apartments, duplexes and penthouses run from 76 m² to 209 m², prices open at EGP 3,672,000, and handover is scheduled for 2028.
Tamayoz then priced the compound around reach rather than exclusivity. A 5% down payment opens the entry plan, and the longest schedule stretches to 12 years, a term almost no competing Fifth Settlement compound matches. The sections below set out the exact position and drive times, the masterplan and the consultants behind it, the full size and price tables, every payment plan on the sheet, the amenity programme, and a direct read on who the project fits and who it does not.
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Where does The Lark Residence New Cairo sit inside the Fifth Settlement?
The Lark Residence New Cairo sits in Golden Square, the investor belt at the centre of the Fifth Settlement, on the highest plot in the district. Al Ahly Club lies 3 minutes away, North Teseen Street is minutes north, and the Mohamed Bin Zayed Axis, Suez Road and the Middle Ring Road all border the plot.
Golden Square earns its price premium from arithmetic rather than marketing. The land inside it was released early, almost none of it remains unallocated, and everything built there now competes for buyers who want to stay east of the Ring Road without moving further out to Mostakbal City or Madinaty. Elevation adds a second layer to that scarcity, because a plot sitting above its neighbours cannot be replicated by a developer who buys land next door later.
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The road network around the compound explains the drive times, and each axis serves a different destination. These are the landmarks and routes closest to The Lark Residence New Cairo:
- Al Ahly Club, 3 minutes from the gate, which matters for households built around sport and club membership.
- North Teseen Street, the retail and schooling spine of the Fifth Settlement, a few minutes north of the plot.
- Mohamed Bin Zayed Axis, the primary link toward the New Administrative Capital, roughly 20 minutes away by car.
- Suez Road, immediately adjacent, carrying traffic east toward the Gulf of Suez and west into Cairo.
- The Middle Ring Road, which connects the compound to Nasr City, Heliopolis and the wider Cairo grid.
- The Police Club, a neighbouring institution that keeps a permanent security presence in the immediate area.
- Mostakbal City, the newer growth corridor to the east, with its own services and schools.
- Madinaty, one of the largest residential developments in east Cairo, close enough to draw on its commercial and medical facilities.
- Iconic Plaza Mall New Cairo and Noray Compound Fifth Settlement, the nearest comparable projects and a useful pricing benchmark.
Cairo International Airport sits roughly a quarter of an hour away through the Ring Road, which is a practical figure for owners who travel or who intend to let the unit to tenants working across the region. The combination of a club at 3 minutes, a retail spine at under 10, and a capital-bound axis at 20 covers daily life, weekend life and commuting from a single address, which is what buyers in this price band are actually paying for.
The masterplan: 25 acres held at ground plus four floors
Tamayoz laid the compound across 25 acres with a frontage reaching 550 metres, a wide face for a plot of this size that gives most buildings a clear line of sight rather than a view of the block opposite. Roughly 17 residential buildings sit on the land, every one of them capped at a ground floor plus four repeated storeys. Green space, walkways and service areas absorb the larger share of the site, with the remainder given over to the buildings themselves.
Low-rise planning carries a cost and a benefit that buyers should weigh separately. The cost is that a G+4 scheme yields fewer sellable metres per acre, which is part of why the metre price here holds above the district average. The benefit is that stair and lift traffic stays light, service charges spread over a smaller and more predictable population, and the compound will not densify later, because there is no height allowance left to build into.
The design work was split between two named practices rather than handled in-house. Mohamed Hafez Engineering Consultants, a long-established Egyptian architectural office, produced the buildings and the European-styled façade treatment, while Purescape Design took the landscape brief for the gardens, water features and circulation between blocks. Splitting architecture from landscape in this way usually shows up in the finished product as tighter outdoor detailing, since the planting and hardscape are designed rather than left over.
Building on the highest ridge in the Fifth Settlement also changes the microclimate slightly. Elevated ground catches more air movement and holds less of the heat that settles into low-lying compounds during summer, and the upper two floors in particular gain open views over Golden Square that lower-lying projects cannot offer at any price.
Tamayoz Developments and the record behind the project
Tamayoz Developments was founded in Saudi Arabia in 2006 with capital reaching SAR 500 million, and opened its Egyptian operation in 2008 under Engineer Abdullah Mostafa. The company has since delivered residential, commercial and administrative work across the Fifth Settlement, El Shorouk and the New Administrative Capital. The compound is its fifth project in the Egyptian market, which puts the buyer in front of a developer with a completed portfolio rather than a first launch.
Delivery record is the single most useful thing to check before committing to a 12 year payment schedule, because the schedule outlives the construction period by several years. The projects below are the reference points on that record:
- Madar Mall in the New Administrative Capital, a retail and mixed-use scheme.
- The Lark Mall New Cairo, the commercial sibling of this compound and the reason the two names are frequently confused.
- Ivory Plaza Mall and 5 Business Hub Mall, both in the New Administrative Capital.
- Residential buildings in Mokattam and the Fifth Settlement, plus administrative blocks beside the Police Academy.
- A villa compound in New Heliopolis City and a group of buildings for Shorouk Academy.
- University work in Saudi Arabia covering medical and engineering faculty buildings and the academic complex mosque.
Two details in that list are worth reading carefully. The institutional work, university faculties and academy buildings, tends to run under fixed public timetables, which is a different discipline from off-plan residential sales. And the Saudi parent structure means the group is not solely exposed to the Egyptian market cycle, a point that matters when a buyer is assessing the risk of a developer stalling mid-construction.
Unit types and sizes at The Lark Residence New Cairo
The mix at The Lark Residence New Cairo covers apartments, duplexes and penthouses only, with no villas, townhouses or twin houses anywhere on the plan. Sizes open at 76 m² for the smallest one-bedroom layout and reach 209 m² at the duplex, which means a single buyer, a young couple and a family of five can all be housed inside one compound without leaving it for a different project. The published breakdown is as follows:
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| Unit type | Bedrooms | Size (m²) |
|---|---|---|
| Apartment | 1 | 76 to 77 |
| Apartment | 2 | 104 to 126 |
| Apartment | 3 | 123 to 170 |
| Apartment (largest layouts) | Not stated | 160 to 185 |
| Penthouse | 2 to 3 | 105 to 111 |
| Duplex | 3 | 209 |
One-bedroom apartments at 76 m² to 77 m² form the entry point and the most liquid resale product in the compound, because that size band attracts both first-time owners and landlords letting to single professionals working along North Teseen Street. Two-bedroom layouts spread from 104 m² to 126 m², a wide band in which the upper end delivers a genuine second reception rather than a nominal extra room.
Three-bedroom apartments run from 123 m² to 170 m² and carry the bulk of family demand, while the largest apartment layouts reach 185 m² for buyers who want villa-scale internal space without leaving an apartment block, though the price list below publishes no rate for that band. Penthouses occupy 105 m² to 111 m² across two and three bedrooms, trading floor area for the top-floor position and the terrace that comes with it. The single duplex format at 209 m² with three bedrooms is the largest unit on the site and the only layout that splits living across two levels.
How much do units at The Lark Residence New Cairo cost?
Prices at The Lark Residence New Cairo start from EGP 3,672,000 for a one-bedroom apartment, with metre rates opening at EGP 46,000 and a launch discount offered by Tamayoz Developments. Figures are updated for 2026 and shift with unit type, floor level and orientation inside the compound.
| Unit type | Size (m²) | Installment price (EGP) | Metre rate (EGP) |
|---|---|---|---|
| Apartment, 1 bedroom | 77 | 3,672,000 | 47,500 |
| Apartment, 2 bedrooms | 104 to 126 | 5,242,000 to 5,783,000 | 46,000 to 50,500 |
| Apartment, 3 bedrooms | 123 to 170 | 7,108,000 to 9,337,000 | 55,000 to 58,000 |
| Penthouse | 105 to 111 | 6,296,000 to 6,831,000 | 60,000 to 61,500 |
| Duplex | 209 | 11,220,000 | 53,500 |
The metre rates in the right-hand column are calculated from the installment price and area in the same row and rounded to the nearest 500, so a buyer should still divide the offered price by the exact area of the unit under discussion before signing. That check matters most in the three-bedroom band, where the range spans nearly 50 m² and the effective rate at the smaller end of the band sits well above the rate at the larger end.
Penthouses carry the highest metre rate in the project, reaching EGP 61,500, which reflects the top-floor position, the terrace and the open view over Golden Square rather than any difference in build quality. One-bedroom apartments sit at the opposite end and give the lowest cash entry into the compound. The duplex is priced below the three-bedroom apartments per metre despite being the largest unit, which makes it the better value per metre for a buyer who genuinely needs 209 m².
Published prices in the Fifth Settlement move with the developer’s own release schedule and with construction cost, so the numbers above are a reference point rather than a fixed quotation. Ask for the current price list before committing to any unit.
Payment plans, down payment and reservation deposit
Payment structure is where The Lark Residence New Cairo separates itself most clearly from its neighbours, because the developer sells three different schedules rather than a single plan with minor variations. The available terms are:
- 5% down payment with the balance spread over 10 years, the lowest cash entry on the sheet.
- 10% down payment with the balance spread over 7 years, the shortest term and the fastest route to a clear title.
- 15% down payment with the balance spread over 12 years, the longest schedule available in the compound.
- Reservation deposit from EGP 50,000 to hold a specific unit while the contract is prepared.
- Handover scheduled for 2028, which places roughly four to eight years of the installment run after delivery depending on the plan chosen.
The 12 year term is the outlier. Most Fifth Settlement compounds cap installments at seven or eight years, so stretching the same unit price across 12 years cuts the monthly figure by a meaningful margin and lets a buyer qualify on income that would not reach a shorter plan. The trade-off is straightforward: the longer schedule requires the higher 15% down payment, and the buyer carries a contractual obligation for well over a decade.
The 5% entry plan works in the opposite direction, minimising the cash required at signing while holding the term at 10 years. Buyers who intend to resell before handover generally prefer this structure, since it keeps the amount paid into the unit low during the period when the contract is easiest to assign. Down payment percentages and the launch discount are both subject to change between release phases, so confirm the current terms at the time of purchase.
Amenities and services inside the compound
The amenity programme leans toward activity and creative facilities rather than the standard pool-and-gym package, which is an unusual choice for a 25 acre residential scheme. Facilities are grouped below by what they actually serve.
- Clubhouse containing gyms, relaxation areas and social gathering space, functioning as the social centre of the compound.
- Padel courts fitted to current tournament specification, matching demand from the Al Ahly Club catchment next door.
- Skating area laid out for residents who want a sport facility beyond court games.
- Art studio equipped with modern tools and techniques, a facility almost no compound in the district provides.
- Graffiti and urban art zones set aside as sanctioned creative space rather than treated as a vandalism risk.
- Streaming area for films, matches and community events, replacing the ad hoc screening that usually happens in a clubhouse lobby.
- Health and wellness centre offering fitness, care services, massage and physiotherapy sessions.
- Large nursery and a dedicated kids area, sized for a compound expected to fill with young families.
- Mosque with a considered design and a wide prayer area.
- Security and CCTV coverage running 24 hours, backed by permanent maintenance and cleaning teams.
The art studio, the graffiti zones and the streaming area together tell you who the developer expects to buy here. These are facilities aimed at residents in their late twenties and thirties, not at a retirement demographic, and they are cheap to build but hard to retrofit once a compound is delivered. Facility management quality is the variable to watch, since a padel court and a wellness centre both degrade quickly without a funded maintenance contract behind them.
Finishing standard and handover
Units at The Lark Residence New Cairo are handed over semi-finished, with delivery scheduled for 2028. Tamayoz Developments took that decision deliberately to leave interior specification to the owner, which suits buyers who intend to fit out to their own taste and is less convenient for anyone who wants to move in on the handover date.
Semi-finished delivery carries a real budget consequence that the price table does not show. A buyer should plan for finishing costs on top of the contract price, and that cost falls due around handover rather than being spread across the installment schedule. Several English-language listings for this project describe the units as fully finished, which contradicts the developer’s stated specification, so confirm the finishing clause in the contract itself rather than relying on a portal listing.
Who The Lark Residence New Cairo suits, and who it does not
The investment case rests on three verifiable facts rather than on sentiment. Golden Square has effectively no undeveloped land left, which limits future supply in the immediate catchment. The G+4 height cap means this specific compound cannot be densified later, protecting the view and the service load that buyers are paying for. And Tamayoz has a completed portfolio going back to 2006, which reduces, without eliminating, the delivery risk on a project handing over in 2028.
On the rental side, the one and two-bedroom bands are the ones to watch. Proximity to Al Ahly Club, North Teseen Street and the Bin Zayed Axis produces steady tenant demand from professionals who work in the Fifth Settlement or commute to the New Administrative Capital, and smaller units in this district historically let faster and void less often than large family layouts. The 5% entry plan also makes the compound accessible to buyers building a portfolio rather than a home.
The project is a poor fit in three cases. Anyone who wants a standalone villa or a private garden should look elsewhere, because the plan contains no villas at all and 185 m² is the ceiling for a conventional apartment. Buyers who need a move-in-ready unit will find the semi-finished specification an obstacle, since it adds both cost and a fit-out period after handover. And a buyer who wants to be free of obligation quickly is better served by the 7 year plan than by the headline 12 year schedule, which is designed to reduce the monthly figure, not the total.
This analysis is offered for guidance based on the project data stated above and is not investment advice.
How does it compare with the neighbouring Golden Square projects?
Noray Compound Fifth Settlement and Iconic Plaza Mall New Cairo are the two nearest reference points, and they answer different questions. Noray gives a direct residential comparison inside the same catchment, useful for testing whether the metre rate here is fair. Iconic Plaza is retail rather than residential, which matters to owners because a commercial anchor within walking distance supports both resale value and rental appeal.
Against the larger eastern developments, the comparison flips. Madinaty and Mostakbal City offer more amenity per pound and far more land, but they sit further from the Ring Road and from the established Fifth Settlement services. The compound is buying a central position and a capped skyline, and the metre rate reflects exactly that. A buyer choosing between the two is really choosing between location scarcity and space.
Frequently asked questions
Are units at The Lark Residence New Cairo delivered fully finished?
No. The Lark Residence New Cairo hands over units semi-finished in 2028, leaving interior specification to the owner. Buyers should budget separately for fit-out, since that cost arrives around handover and is not covered by the installment schedule. Several portal listings incorrectly describe the units as fully finished.
Does The Lark Residence New Cairo have villas?
The Lark Residence New Cairo contains no villas, townhouses or twin houses. The plan is limited to apartments, penthouses and duplexes, with the largest apartment layouts reaching 185 m² and a single duplex format at 209 m². Every building on the 25 acre site is capped at ground plus four floors.
How much is the reservation deposit at The Lark Residence New Cairo?
The reservation deposit at The Lark Residence New Cairo starts from EGP 50,000, paid to hold a chosen unit while the contract is drawn up. It sits ahead of the down payment, which ranges from 5% to 15% depending on which of the three installment schedules the buyer selects.
How far is The Lark Residence New Cairo from the New Administrative Capital?
The Lark Residence New Cairo sits roughly 20 minutes from the New Administrative Capital by car, using the adjacent Mohamed Bin Zayed Axis. The same road network puts Cairo International Airport around 15 minutes away and Al Ahly Club just 3 minutes from the compound gate.
The verdict on The Lark Residence New Cairo
Three things define this compound: the highest plot in the Fifth Settlement, a skyline capped at ground plus four floors across 25 acres, and a payment schedule reaching 12 years from a 5% entry point. Together they suit a family wanting a Golden Square address on a graduated budget, and an investor targeting rental demand in a district with no land left to release.
For the current price list, the payment plans open in this release, or to arrange a site visit, get in touch through the form on this page.