Compound Trio Gardens New Cairo is a 36 feddan residential project by M Squared Developments, laid out across the Golden Square extension of New Cairo (Fifth Settlement) and holding 773 units spread over four development phases. The unusual part of the offer is not the masterplan but the sales position: phase one is finished, handed over, and open for inspection, so a buyer can walk through a completed unit, look at the actual finishing, and check the landscaping before signing anything.

Unit prices at Trio Gardens New Cairo open at EGP 15,408,335, with a reservation deposit of 5% and the balance spread over ten years. The mix runs from Park Side apartments through duplexes with private gardens to twin houses, townhouses and infinity penthouses, and every unit in the compound leaves the developer with a smart home system already installed.

A finished first phase changes what you are actually buying

Most Fifth Settlement compounds sell off plan. The buyer signs against a scale model, a render, and a delivery clause, then waits three or four years to discover how the finishing, the lighting, the corridor widths and the shared landscaping actually turned out. The compound removes that gap for anyone who buys inside phase one, because those units are complete, occupied, and available to view on the day of the visit.

That single fact reshapes the risk profile of the purchase. A buyer inspecting a delivered unit can verify the quality of the joinery, the pressure in the plumbing, the finish of the facades, and whether the promised green ratio exists on the ground rather than on a masterplan drawing. It also shortens the income timeline for an investor, since a completed unit can be leased immediately instead of sitting as a contract for several years.

The rest of the project still runs on a schedule. Phase two hands over within two years of contract, phase three within three years, and phase four within four years, so the compound simultaneously offers a ready product and an off plan product at different price points. Buyers choose which side of that trade they want, and the pricing reflects it.

Where is Compound Trio Gardens New Cairo located?

Compound Trio Gardens New Cairo sits on the extension of Golden Square in the Fifth Settlement, one minute from the Middle Ring Road and ten minutes from the American University in Cairo. Cairo International Airport is fifteen minutes away, and the Suez Road entrance is thirteen minutes from the gate.

Golden Square is the most commercially mature pocket of New Cairo, and its extension inherits the same road network without the older district’s density. Access runs through the Middle Ring Road and the Suez Road, which places the compound directly on the corridor that links eastern Cairo to western Cairo and continues toward the Red Sea coast at Ain Sokhna. Drive times from the gate to the landmarks buyers usually check are as follows.

1 minute to the Middle Ring Road.
10 minutes to the American University in Cairo.
13 minutes to the Suez Road.
15 minutes to Cairo International Airport.
17 minutes to Downtown Mall.
20 minutes to the Ring Road.
25 minutes to Nasr City and 30 minutes to Heliopolis.
Minutes from Palm Hills New Cairo and Mountain View iCity New Cairo.
14 minutes to the New Administrative Capital via the Suez Road corridor.

The neighbours carry pricing weight. Palm Hills New Cairo and Mountain View iCity New Cairo are established, heavily traded compounds whose resale values set the reference range for the surrounding land, and Trio Gardens sits inside that geographic band without carrying the brand premium those two names command. For a buyer, that gap between location parity and brand pricing is the practical argument for looking here rather than next door. Golden Square itself was planned as the high value residential core of the Fifth Settlement, and its extension carries the same road access and service coverage while still absorbing new inventory, which is why developers keep launching into it.

M Squared Developments and the track record behind the project

M Squared Developments, also traded as M2 Developments, is an Egyptian developer led by Eng. Ayman Abbas, operating across the New Cairo market and the coastal resort market. Its stated approach centres on construction quality and integrated architectural design rather than volume, and its portfolio spans residential, commercial and coastal assets, which is a useful signal when judging whether a company can carry a four phase project to completion.

The delivered portfolio includes El Masyaf Village on the North Coast, Marmarica Village on the North Coast, 31 West Compound in 6th of October, The Annex Compound in New Cairo, and Mall 41 Business District in Katameya. Every one of those is a physical, visitable asset, which means a buyer evaluating this project can audit the developer’s finishing standards in person instead of relying on a brochure claim.

That verifiability is the practical value of the track record. A developer with completed coastal villages and a delivered commercial mall has already demonstrated it can close out infrastructure, utilities and facility handover, not just pour structures. Combined with the completed first phase inside Trio Gardens itself, the execution risk on the later phases reads lower than it would for a first time developer selling an identical masterplan.

A 36 feddan masterplan built at 25% density

The masterplan spans 36 feddans, roughly 151,200 m², and the developer allocated only 25% of that to buildings. The remaining 75%, close to 113,000 m², carries green space, roads, water features and services. At 773 units across 36 feddans the compound works out to about 21 units per feddan, a low density figure that keeps most units facing landscape rather than facing another block.

The design consequence is visible in the massing. Instead of stacking towers to maximise sellable area, the masterplan spreads low rise clusters across open ground, so views resolve onto planting and water rather than onto a neighbour’s balcony. That choice costs the developer sellable metres and buys the residents privacy, and it is the main reason the compound reads as a garden community rather than a residential block grid.

The four phases were sequenced so the community matures progressively. Phase one is complete and inhabited, phase two is in final fit out, and phases three and four advance on the published schedule. Buying into a compound where the first phase already has residents means the shared facilities are being used and maintained now, not activated years after the first handover.

Park Side, the phase built around a 6,000 m² park

Park Side is the newest phase inside the compound, and it inverts the usual relationship between the unit and the open space. An integrated park complex of 6,000 m² sits at the centre of the phase, and every apartment in Park Side faces it, so the landscape is the primary view rather than a leftover strip between buildings.

The phase also introduces the Infinity Penthouse format, a top floor typology with panoramic exposure over the central park, and it comes with daily hotel style services for residents. That service layer is uncommon at compound level in the Fifth Settlement, where housekeeping and concierge are usually restricted to branded residences, and it gives Park Side units a distinct rental proposition against ordinary apartments in neighbouring projects.

Unit types and sizes inside the compound

The 773 units cover four distinct typologies, which lets a household move up or down within the same gate rather than leaving the compound. The table below sets out the sizes and the phase each type belongs to.

Unit type	Size (m²)	Phase
Twin houses and townhouses	242 to 281	Phase two
Park Side luxury apartments	135 to 215	Phase three (Park Side)
Duplexes	247 plus a 49 m² garden	Multiple phases
Infinity penthouses	from 265	Park Side

The duplex is the most interesting value item in the range. At 247 m² with a private 49 m² garden attached, it delivers a ground level outdoor space and a two floor internal layout, which is the practical experience buyers usually pay townhouse money for. Because it sits inside a vertical structure, the developer builds it at apartment economics and prices it below a comparable townhouse. The 49 m² garden adds about a fifth again to the 247 m² footprint in usable outdoor area, which is the ratio families actually notice.

Park Side apartments between 135 and 215 m² target mid sized families and investors who want a lettable unit facing the central park. The twin houses and townhouses in phase two, running 242 to 281 m², serve buyers who want full privacy and a private entrance without moving to a standalone villa budget. Infinity penthouses starting at 265 m² sit at the top of the range and are the scarcest format in the compound.

How much do units at Trio Gardens cost?

Unit prices at Compound Trio Gardens New Cairo start from EGP 15,408,335 for Park Side apartments in phase three and reach EGP 27,500,000 for the larger apartments in the same phase. Villas in phases one and two range from EGP 26,125,600 to EGP 28,520,370, with underground garages and a storage room included per unit.

The inclusions on the villa side deserve attention, because underground parking and a dedicated storage unit are normally sold as extras in Fifth Settlement compounds rather than folded into the headline price. Prices reflect the developer’s most recent release, and packages shift between phases, so confirming the current schedule before contracting is the sensible step.

What the price works out to per square metre

Applying the published figures to the published sizes gives a usable reference. The EGP 15,408,335 entry price against the smallest Park Side apartment of 135 m² lands near EGP 114,000 per m², while the EGP 27,500,000 ceiling against a 215 m² unit lands near EGP 128,000 per m². The villa band behaves differently: EGP 26,125,600 across 242 m² comes to roughly EGP 108,000 per m², and EGP 28,520,370 across 281 m² falls to roughly EGP 101,500 per m².

In other words, the horizontal product in this compound is cheaper per metre than the apartment product, which is the reverse of the usual Fifth Settlement pattern where villas carry a per metre premium. Two things explain it. Park Side apartments are the newest release and carry the park frontage and the hotel service layer, while the villas belong to earlier phases priced at an earlier release level. A buyer comparing on a per metre basis rather than a headline basis should read that inversion carefully, because it changes which unit represents the better entry.

Payment plan, maintenance and phased handover

Reservation deposit from 5% of the total unit value.
Balance installed over 10 years.
Maintenance fee of 10% covering long term upkeep of services and facilities.
Phase one: complete, ready to occupy, immediate handover.
Phase two: handover within two years of contract.
Phase three: handover within three years of contract.
Phase four: handover within four years of contract.
Flexi Finishing across all units, letting the buyer specify internal finishing details.

The 5% deposit on the entry unit works out to about EGP 770,400, which is a low barrier for a purchase at this price level. Spreading the remaining balance of roughly EGP 14.64 million across 120 months puts the indicative monthly instalment near EGP 122,000 before any developer discount or cash rebate. The 10% maintenance charge on that same unit adds around EGP 1.54 million, and buyers should budget it separately rather than treat it as part of the instalment schedule.

Four handover tiers give the buyer a genuine choice of position on the risk curve. Someone who needs a home now takes a completed phase one unit and pays a price that reflects a finished asset. Someone optimising for the longest possible instalment runway takes phase four and pays a pre delivery price while spreading payments across the construction period. Flexi Finishing sits on top of both, replacing the developer’s single standard specification with a buyer specified interior, which matters for resale because a neutral, self chosen finish ages better than an imposed one.

Amenities and services inside the compound

The service programme was distributed geographically so residents reach facilities from anywhere inside the 36 feddans without crossing the whole site. The categories break down into leisure, wellness, family, retail and work.

A full clubhouse hosting recreational and sporting activities.
A gym and aerobics hall fitted with current equipment.
Indoor and outdoor lounges for sitting and relaxation.
A nursery and a dedicated kids area built to modern safety standards.
A swimming pool and an integrated spa and wellness centre.
Wide green areas with water fountains distributed between the residential clusters.
Dedicated walking and cycling tracks.
An integrated commercial zone with varied retail and a restaurant area.
Office spaces for companies and businesses inside the compound.
A smart home system in every unit without exception.
Daily hotel services in the Park Side phase specifically.

The office component is the least ordinary item on that list and the most economically consequential. Residents who run companies or work remotely can lease a workspace minutes from their apartment instead of commuting to a business district, and that live and work pattern brings a second category of tenant demand into the compound. Rental depth improves when a project serves two demand pools rather than one, because vacancy in the residential pool can be partly absorbed by the commercial one.

Fitting every unit with a smart home system, not just the premium typologies, is the second differentiator. Control over lighting, climate, access and security is now a screening criterion for younger buyers and for returning expatriates comparing units, and a compound where the feature is universal avoids the two tier problem where only the flagship phase is specified properly.

Investment analysis: what the stated numbers support

The location factor rests on Golden Square’s price stability. The district and its extension have shown consistent resale liquidity over recent years, which reduces the exit risk that affects newer, less traded pockets of New Cairo. Sitting minutes from Palm Hills New Cairo and Mountain View iCity New Cairo anchors the compound inside a comparison set that buyers and brokers already price confidently, and that comparability is what makes a resale transaction quick.

The completed phase factor is the strongest item in the case. A buyer can contract on a finished phase one unit, pay 5% at reservation, take handover immediately, and start collecting rent while still paying instalments on the balance. That converts the purchase from a pure capital commitment into a partially self funding one, a structure that very few Fifth Settlement compounds can currently offer because their inventory is still under construction.

The product mix factor supports value retention over the holding period. Four typologies inside one 36 feddan compound create an internal secondary market, where a household that entered through a Park Side apartment can trade up to a twin house without leaving the community and without losing the neighbourhood, schools and routines it has settled into. Compounds with a single typology lose those buyers to competitors when their space needs change.

The specification factor defends the price against cheaper competition. Universal smart home installation, Flexi Finishing, underground garages and storage on the villa product, and daily hotel services in Park Side together push the compound into a higher specification tier than square metre count alone would suggest. Competing on specification rather than on price is what protects a unit’s value when a nearby developer launches at a lower headline figure.

The counterweight is the handover horizon on the later phases. Four years from contract to delivery on phase four is a long exposure to construction and currency risk, and a buyer taking that position is effectively financing the developer through the build. The mitigation is that the same buyer pays a pre delivery price and spreads instalments across the whole period, and that phase one already proves the developer completes what it starts on this specific site.

This analysis is guidance only and is not investment advice. Any purchase decision depends on the buyer’s own financial position, timeline and objectives, and on how those match a multi phase project.

Who the compound suits, and who it does not

The compound fits a family that wants to move in now rather than wait out a construction cycle, an investor chasing early rental income from delivered stock, a cautious buyer who refuses to pay before inspecting, and returning expatriates who need proximity to Cairo International Airport and the American University in Cairo. All four of those profiles are served by facts already on the ground rather than by promises.

It does not fit a buyer looking for a low entry ticket, since the floor sits at EGP 15,408,335, nor a buyer who wants a large integrated city with its own schools, university and hospital network inside the gate. Trio Gardens is a mid scale garden compound, and its 36 feddans cannot carry the institutional infrastructure that thousand feddan developments provide.

Frequently asked questions about Trio Gardens

Is Trio Gardens ready to move into?

Phase one of Trio Gardens New Cairo is fully built and ready to occupy, and buyers can inspect the delivered units before contracting. Phase two hands over within two years of contract, phase three within three years, and phase four within four years, so readiness depends entirely on which phase you buy.

Are Trio Gardens units delivered finished?

Trio Gardens New Cairo delivers every unit under a Flexi Finishing system, which lets the buyer choose the internal finishing details rather than accept a single developer specification. Every unit also arrives with a smart home system installed, and villas include underground garages plus a dedicated storage room per unit.

What is the price per meter in Trio Gardens?

Trio Gardens New Cairo prices work out near EGP 114,000 per m² on the smallest Park Side apartment and near EGP 128,000 per m² at the top of that range, while twin houses and townhouses fall between roughly EGP 101,500 and EGP 108,000 per m² based on the published prices and sizes.

Who is the developer of Trio Gardens?

Trio Gardens New Cairo was developed by M Squared Developments, an Egyptian company led by Eng. Ayman Abbas. Its delivered portfolio includes El Masyaf and Marmarica villages on the North Coast, 31 West Compound in 6th of October, The Annex Compound in New Cairo, and Mall 41 Business District in Katameya.

What are the disadvantages of Trio Gardens?

The main drawback at Trio Gardens New Cairo is the four year handover window on the final phase, which is long for buyers who want quick possession. The entry price of EGP 15,408,335 also rules out budget buyers, and the 36 feddan footprint leaves no room for on site schools or a hospital.

Summary

Trio Gardens New Cairo combines a rare pairing: a delivered, inspectable first phase inside a 36 feddan Golden Square compound that keeps 75% of its land as green space and services. Add 773 units across four typologies, a universal smart home specification, the 6,000 m² Park Side park, and a 5% deposit with ten year instalments, and the project answers the two questions Fifth Settlement buyers ask most, namely what am I actually getting and when do I get it.

To check the current price list for each phase or arrange a viewing inside the completed units, get in touch through the contact form on this page.

Compound Trio Gardens New Cairo

About the Project