The Residence New Cairo is a boutique gated compound built by Salam Properties Development (SPD) on 11.5 feddans directly opposite the American University in Cairo, east of the Lotus District. Its defining feature is not scale but tenancy. A 140-room DoubleTree by Hilton operates inside the compound, the first time a Hilton-chain hotel has been folded into a residential compound in Cairo, and that single decision converts an apartment here from a place to live into a managed asset carrying a global Hilton membership and an organised lease programme that pays owners up to 22% a year.
Residential prices open at EGP 4,300,000 with a 10% reservation payment and instalments running as long as 12 years. The sections below read the project as a purchase decision rather than a brochure. They cover the location in measured minutes, the unit table with its per-metre rates, the six instalment ladders, the mandatory lease and what it takes away from an owner, the R.Line commercial mall inside the scheme, and the 26-year record of the developer behind it. Where a figure is not published, this page says so instead of filling the gap with a guess.
The Hilton partnership is the whole investment case
Salam Properties placed a DoubleTree by Hilton with 140 hotel rooms inside the compound walls, and that hotel carries the leisure and service infrastructure normally missing from an 11.5-feddan scheme. The hotel operates its own swimming pool, gym, restaurants and multipurpose halls, all of which residents reach without leaving the gates. For a compound of this footprint, borrowing a hotel operator’s facilities solves the density problem that small boutique communities usually run into.
The partnership pays off in three measurable ways rather than as branding. Every unit owner receives a complimentary global Hilton membership, which discounts stays across Hilton properties worldwide. The serviced units sit inside a structured lease programme run by a hotel operator, so occupancy is managed professionally instead of an owner hunting for tenants each season. Finally, the Hilton name attaches to the unit at resale, because the next buyer is acquiring a professionally managed asset rather than bare built metres.
This is why The Residence New Cairo behaves more like a hospitality product than a conventional Fifth Settlement compound. Buyers comparing it against neighbouring residential schemes on price alone are comparing two different asset classes. The comparison that actually holds is a plain residential metre against a metre inside an operated hotel asset, and the rest of this page keeps that distinction in view.
How does the mandatory lease programme work?
The Residence New Cairo applies a mandatory lease programme to its serviced hotel units, guaranteeing the owner a return reaching 22% annually with rent starting at EGP 900,000 per year. A hotel operator affiliated with Hilton administers the leases, so the unit produces operating income from handover rather than depending on price appreciation alone.
Three verifiable conditions support that yield rather than a marketing assumption. The compound faces the American University in Cairo, whose students, visiting academics and visiting families generate residential demand across the academic year. Hotel management raises occupancy above what an individual landlord achieves by advertising a unit privately. The surrounding density of the Fifth Settlement, with Platinum Club, Royal Sporting Club and the Golden Square offices minutes away, keeps a steady flow of short-stay tenants and visitors circulating through the area.
The word mandatory carries a real cost, and buyers should weigh it before signing. An owner of a serviced unit enters the programme on its terms and does not retain full freedom to occupy that unit as a private home whenever convenient. Anyone buying to live rather than to earn should be looking at the standard residential apartments in the compound, not the hotel inventory. The residential units are not bound by this arrangement.
Location: directly opposite the American University in Cairo
The Residence New Cairo sits immediately east of the Lotus District, between North and South 90th Street and next to Platinum Club, with a direct frontage onto the American University in Cairo. The compound lies roughly 3 minutes from the Cairo to Suez Road and about 5 minutes by car from the AUC campus gates.
Placement inside the Fifth Settlement matters more here than the usual talk of a central address. The plot connects to the Ring Road and South 90th Street, which links it to eastern Cairo and, through the newer axes, to the New Administrative Capital within a short drive. The Golden Square and the Point 90 developments sit minutes away, putting the compound inside the district’s cluster of restaurants, offices and premium retail rather than on its outer edge.
The frontage onto the American University in Cairo is the location detail with genuine financial weight. A permanent academic population creates rental demand that does not switch off in a soft sales market, and that demand is precisely what the compound’s lease programme is built to capture. Few residential plots in New Cairo hold a comparable, self-renewing tenant base within walking distance.
- American University in Cairo: direct frontage, roughly 5 minutes by car.
- Cairo to Suez Road: about 3 minutes, one of the project’s principal approaches.
- Ring Road and South 90th Street: direct connection onward to the rest of Cairo.
- Golden Square and Point 90: minutes away, covering premium dining, retail and offices.
- New Administrative Capital: reachable in a few minutes via the newer axes.
- Cairo Festival City and Downtown Mall: established shopping destinations a short drive away.
The immediate neighbourhood is already built out rather than under construction, which shortens the wait for services. Platinum Club and Royal Sporting Club sit alongside the plot, and the compound is bordered by The Mornings compound and Mist compound in the Fifth Settlement. Reading wider, the project falls inside the belt running between Al Rehab, Madinaty and Mostakbal City. That maturity delivers finished services and a resident density that supports rental demand, though it also means the setting suits an investor more than a buyer looking for seclusion.
An 11.5-feddan boutique masterplan signed by Hafez Consultancy
The compound occupies 11.5 feddans, roughly 48,300 square metres, which is small measured against the flagship Fifth Settlement communities. The compression is deliberate and produces what the market calls a boutique community: a limited unit count, higher privacy per resident, and a natural scarcity that supports resale value over the long run. Inside that footprint the developer fitted residential buildings, a service retail mall, a clubhouse and the DoubleTree hotel, so the scheme still reaches self-sufficiency without borrowing services from outside the gates.
Design responsibility went to the consultant Dr. Mohamed Hafez and Hafez Consultancy, among the more established engineering practices working in the Egyptian market. The buildings rise to ground plus four floors only, a low profile that protects privacy and holds vertical density down in a district where taller blocks are common. Two basement parking levels absorb resident and visitor cars, keeping vehicles off the surface and freeing the ground plane for landscape.
Facade treatment follows the same restraint. Large glazed openings pull daylight deep into the apartments and open panoramic views over the landscaped areas, while marble entrance lobbies and high-grade finishing materials are specified to keep the buildings presentable well past handover. For an asset expected to be leased and re-leased under a hotel operator, durable common-area finishes are an operating decision, not a decorative one.
Unit types, sizes and instalment prices
Residential inventory runs from compact studios up to custom penthouses, and the buyer chooses between semi-finished and fully finished delivery. Alongside the residential apartments the developer released serviced hotel apartments, which are the units tied to the lease programme and the Hilton membership. The table below sets out the published types, sizes and instalment pricing.
| Unit type | Bedrooms | Area (m²) | Instalment price (EGP) | Average price per m² (EGP) |
|---|---|---|---|---|
| Apartment | 1 bedroom | 50 to 86 | 4,300,000 to 6,700,000 | 77,900 to 86,000 |
| Apartment | 2 bedrooms | 113 to 114 | 9,100,000 | 80,000 |
| Apartment | 3 bedrooms | 143 | 12,000,000 | 84,000 |
| Serviced hotel apartment | 1 bedroom | 32 to 65 | 4,384,000 to 8,905,000 | 137,000 |
| Penthouse | Various | Custom layouts | On request | Not published |
The studios open at 50 m² and are aimed squarely at the individual investor and the short-stay rental market rather than at families; the table folds them into the one-bedroom row rather than pricing them separately. One-bedroom apartments run from 50 to 86 m² and fit singles and newly married couples who want a serviced address without carrying a large mortgage. Two-bedroom layouts from 113 m² step up to small families, and the 143 m² three-bedroom plans give mid-sized families a layout that separates bedrooms properly instead of stacking them along one corridor.
Penthouses occupy the top of the release, with generous floor areas, elevated views across the compound and the option to customise the internal layout to the owner’s brief. The most instructive number in the table sits in the serviced apartment row. At an average of EGP 137,000 per metre, the hotel units price at close to double the residential rate, and the gap is logical rather than arbitrary. That premium buys the operator, the lease programme and the guaranteed rental stream, not extra built area.
What is the price per meter at The Residence New Cairo?
The price per meter at The Residence New Cairo begins at EGP 77,900 for semi-finished units and EGP 90,000 for fully finished units, while serviced hotel apartments average close to EGP 137,000 per metre. Prices are updated for 2026, vary by area, floor and view, and include free clubhouse and Hilton memberships.
Read against the surrounding market, the residential rate lands in the upper band for the Fifth Settlement, and the developer states this openly rather than disputing it. What offsets the premium is a service layer the neighbouring compounds cannot match: hotel management under the Hilton name, a worldwide membership included with the purchase, and an organised leasing system. A fair comparison therefore weighs an ordinary residential metre against a metre inside a managed hotel asset, and that difference explains most of the price gap for a buyer chasing yield rather than floor space.
Buyers should also read the entry price and the entry size together rather than separately. EGP 4,300,000 buys the smallest one-bedroom layout at 50 m², which works out at EGP 86,000 per metre, the top of the range quoted for that row rather than its floor. Asking the sales team for the per-metre rate on the exact unit, floor and view under discussion is the only way to price a purchase accurately.
Payment plans, deposits and the cash discount
Salam Properties structured the payment terms around a low entry point and a long tail. A reservation payment of 10% of the unit value opens the contract, with the balance spread across periods reaching 12 years. Six instalment ladders are published, and the down payment moves with the ladder chosen, which lets a buyer trade a heavier upfront payment against a shorter commitment or the reverse.
- Down payment: from 10% of the unit value, rising to 20% on some plans.
- Instalment terms: six ladders at 6, 7, 9, 10, 11 and 12 years.
- Cash discount: up to 35% off for immediate full settlement.
- Reservation deposit: EGP 50,000, refundable, to register serious interest in a unit.
- Maintenance fee: 8% of the unit value.
- Garage fee: EGP 210,000, payable in instalments.
Pairing a 10% down payment with a 12-year schedule pulls the initial cash requirement down and widens the buyer pool well beyond the segment that could fund a Fifth Settlement purchase outright. At the other end, the 35% cash discount is unusually deep for the district and rewards the buyer able to settle immediately, cutting the headline total substantially. The two extremes suit very different balance sheets, and the six intermediate ladders exist to serve everyone in between.
Two costs sit outside the unit price and belong in any honest budget. The 8% maintenance charge is calculated on the unit value, so it scales with the apartment rather than being a flat community fee. The EGP 210,000 garage charge is separate again, though it can be paid across instalments rather than in one payment at contract.
Amenities and services inside the compound
The service mix combines a hospitality layer, a leisure layer, a medical layer and a retail layer within the gates, and the intent is that a resident should not have to leave the compound for a routine daily errand. On 11.5 feddans that is achievable only because the hotel carries a share of the facilities load.
- DoubleTree by Hilton with 140 rooms, bringing hotel service, restaurants and multipurpose halls on site.
- Clubhouse equipped with current sports and leisure facilities, with free membership for unit owners.
- Service retail mall holding shops, restaurants and cafés for everyday needs.
- Swimming pools in several formats, sized for different age groups and usable year round.
- Integrated medical centre with specialist clinics and a 24-hour pharmacy.
- Landscaped green areas, gardens and walking tracks routed away from vehicle circulation.
- Complimentary global Hilton membership carrying discounts at Hilton hotels worldwide.
- Two levels of underground parking covering resident and visitor vehicles.
- Round-the-clock security with electronic gates and monitored camera coverage.
The medical centre and the 24-hour pharmacy deserve specific attention, because they are rarely delivered at this scheme size. For an owner leasing to short-stay tenants under the hotel programme, on-site medical cover is an operational advantage that reduces the friction of hosting visitors and academic guests. The separation of walking tracks from car routes serves the same purpose from a different angle, keeping the ground plane usable in a compound where a hotel adds vehicle traffic.
R.Line Mall: the commercial, administrative and medical side
Salam Properties released R.Line Mall as the commercial component of the scheme, positioned in the second row of South 90th Street beside Redcon Golden Gate and Waterway. The mall combines retail, administrative and medical activity in one building and serves thousands of residents and visitors daily, which makes it a separate entry point for anyone targeting a shop, a clinic or an office rather than a home.
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Retail space in R.Line Mall starts at 50 m² priced at EGP 245,000 per metre, while administrative and medical space starts at 39 m² priced at EGP 135,000 per metre. One published example pairs a 50 m² retail unit with 11 m² of outdoor area for a total of EGP 15,000,000. The mall runs its own payment terms, opening at a 10% down payment with instalments reaching 8 years and unit handover within 3.5 years.
The pricing gap between the two categories is worth reading carefully. Retail metres cost roughly 1.8 times administrative and medical metres, which reflects footfall value rather than construction cost. A clinic operator buying at EGP 135,000 per metre in a building that already carries residential demand above it is buying a different risk profile from a retailer paying EGP 245,000 for street exposure on South 90th Street.
Who is the developer behind the project?
The developer of The Residence New Cairo is Salam Properties Development, known as SPD, founded in 1999 by the engineer Walid El Deeb with close to 26 years of activity in the Egyptian market. The company began in cement manufacturing and supply to major projects and government bodies before moving into real estate development.
That industrial origin is not a footnote. A developer that entered property after building an in-house engineering team, having previously supplied construction materials at scale, tends to treat build quality as a technical discipline rather than a marketing line. For a project whose value proposition depends on a global hotel brand agreeing to operate inside it, that construction background is part of why the partnership was credible in the first place.
The portfolio spans New Cairo, New Damietta and New Mansoura across both residential and commercial assets. It includes SPD Business Complex in the Fifth Settlement and Salam Business Complex, La Vida Mall and Beyout Compound in New Mansoura, and Joy Club, Moria Mall and the Doctory Mall group in New Damietta. A record of delivered work across three cities reduces execution risk for a buyer, which matters more than usual here because the purchase carries a long-term commitment to a lease and management arrangement, not simply a handover date.
Finishing and handover: what is published and what is not
Units are released in two finishing specifications, semi-finished and fully finished, and the choice sets the per-metre rate. Delivery specification includes marble entrance lobbies and the contemporary glazed facades described in the design section, so the common areas arrive at a standard consistent with the hotel operating alongside them.
On timing, the honest position is that this project record publishes no fixed contractual handover year. What the developer does state is that units are available on site that can be occupied or placed into the lease programme sooner than in schemes still in early construction, which shortens the delay risk and lets income start earlier. That availability is genuinely uncommon in the Fifth Settlement, where most current releases are years from completion.
Because no handover year is published for the residential phases, any buyer should request the contractual delivery date for the specific unit and phase in writing before signing. The only dated commitment carried in the project’s published terms is the 3.5-year handover attached to R.Line Mall units, and that figure applies to the commercial building rather than to the apartments.
Investment read: where the return comes from
The return in this project arrives through two channels that behave differently. Operating income comes from the lease programme, quoted at up to 22% annually with rent from EGP 900,000 per year on serviced units, and it begins at handover rather than on resale. Capital appreciation is the second channel, and it rests on the Fifth Settlement’s continued build-out, the compound’s limited unit count on 11.5 feddans, and the Hilton branding that a future buyer inherits.
Scarcity is the argument most often overlooked here. A compound spread over hundreds of feddans releases inventory in waves for years, and each wave competes with owners trying to resell. A scheme of this size exhausts its inventory quickly, which historically supports resale pricing because the developer stops being a competing seller sooner. The counterweight is that the same small footprint limits open space and leisure area, which is discussed in the drawbacks below.
Risk on the developer side reads reasonably given a 26-year record across three cities and a portfolio of delivered commercial and residential assets. Risk on the income side depends on the operator sustaining occupancy, and that is where the AUC frontage does the heavy lifting by supplying demand that renews with each academic year. This analysis is offered for guidance and is not investment advice. Yields and prices move with the market, and figures should be reconfirmed with the developer at the point of purchase.
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Drawbacks worth weighing before you buy
The clearest objection is price. The per-metre rate sits above several neighbouring Fifth Settlement compounds, and the developer acknowledges this directly instead of arguing the point. What the premium buys is the Hilton partnership, the hotel management layer and the worldwide membership, none of which the adjacent compounds include, so the question for a buyer is whether those components are worth paying for or are simply features they will never use.
The second objection is the footprint. At 11.5 feddans, the open areas and leisure zones are narrower than in the large Fifth Settlement communities, and a family used to expansive landscape and multiple sports zones will feel the difference. The trade is privacy and scarcity in exchange for space, which reads well on a spreadsheet and less well on a weekend.
The third objection is the mandatory lease itself. On serviced hotel units the arrangement restricts the owner’s freedom to use the apartment as a permanent private residence, and that constraint is structural rather than negotiable at the margins. A buyer whose objective is a home rather than a yield should either select a standard residential apartment or look elsewhere.
Who this project suits, and who it does not
The project fits the investor pursuing managed, recurring rental income above all, particularly one targeting the serviced units under the lease programme with its return of up to 22% annually. It also suits a buyer who values an internationally recognised hotel brand at resale, and it works for singles, couples and newly married buyers who want a compact unit with hotel service in a location facing the American University in Cairo.
It is a poor fit for several profiles, and saying so saves everybody time. Buyers hunting wide green space and a large, low-density community will find the footprint restrictive. Anyone looking for a standalone villa will not find one here, since the release is entirely apartments, serviced units and penthouses. Buyers chasing an economical per-metre entry into the Fifth Settlement have better options, and anyone who wants unrestricted personal use of a serviced hotel unit should not sign into the lease programme in the first place.
Frequently asked questions
What are the prices at The Residence New Cairo?
Prices at The Residence New Cairo start at EGP 4,300,000, with per-metre rates from EGP 77,900 semi-finished and EGP 90,000 fully finished. Serviced hotel apartments average about EGP 137,000 per metre. Figures are updated for 2026 and include clubhouse and Hilton memberships at no extra charge.
Where is The Residence project located?
The Residence New Cairo lies east of the Lotus District, facing the American University in Cairo, between North and South 90th Street and beside Platinum Club. The plot is about 3 minutes from the Cairo to Suez Road, connects to the Ring Road, and sits minutes from the Golden Square.
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What are the payment and installment plans?
Payment at The Residence New Cairo opens with a 10% down payment, rising to 20% on some plans, across six ladders of 6, 7, 9, 10, 11 and 12 years. Cash buyers receive up to 35% off. The refundable reservation deposit is EGP 50,000, and maintenance runs at 8%.
Who is the developer of The Residence New Cairo?
The developer of The Residence New Cairo is Salam Properties Development (SPD), established in 1999 by engineer Walid El Deeb with nearly 26 years in the market. The company started in cement before moving into property, and it has delivered projects in the Fifth Settlement, New Damietta and New Mansoura.
When does The Residence New Cairo deliver?
The Residence New Cairo publishes no fixed handover year for its residential phases, though units able to be occupied or leased earlier than typical off-plan stock are available on site. The only dated commitment is 3.5 years for R.Line Mall units. Request the contractual date per unit before signing.
The bottom line
The Residence New Cairo trades space for structure. A boutique 11.5-feddan plot opposite the American University in Cairo, Cairo’s first Hilton-branded residential compound with a 140-room DoubleTree inside it, and a managed lease returning up to 22% annually add up to a hospitality asset carrying an apartment’s price tag. With a 10% entry and 12-year terms, it speaks to the yield-focused buyer far more than to the family chasing acreage.
To confirm current pricing, check which units are available for early occupancy, or arrange a viewing, get in touch through the contact form on this page.