Valencia Valley Compound New Cairo is a gated residential compound built by NCB Developments on 12 acres inside New Cairo (Fifth Settlement), with only 20% of that land carrying buildings. The remaining 80% holds green space, landscaping and artificial lakes, and the whole scheme resolves into just 15 residential blocks. That single ratio governs everything a buyer experiences here, from the distance between one facade and the next to the total number of units that will ever compete with yours on resale day.
Prices at the compound open at EGP 2,948,000 for the smallest one-bedroom apartment, with a published rate of EGP 52,500 to EGP 59,500 per square metre and a payment structure that stretches nine years behind a 10% down payment. Handover runs three years from contract on a semi-finished basis. The combination puts the project in a specific bracket: a low-density address in an already-serviced part of New Cairo, bought early and paid slowly rather than occupied immediately.
Fifteen blocks on twelve acres: reading the masterplan
The masterplan spreads 15 residential buildings across the 12-acre plot, each rising a ground floor plus five repeated storeys. Six levels is a deliberately modest height for New Cairo, where many newer schemes push taller blocks onto smaller plots to lift the unit count. Paved internal roads separate the buildings, and the landscaping is laid out around the blocks rather than squeezed into leftover corners between them.
Working the 20% build ratio against the site gives a sense of how thin the footprint really is. Roughly a fifth of the land carries structure, which across 15 buildings leaves each block sitting on a few hundred square metres of ground with open space on every side. Artificial lakes and landscaped ground absorb the balance. For a buyer comparing shortlisted compounds in the Fifth Settlement, this is the number worth checking first, because build ratio, not marketing language, decides how close your neighbour’s window sits to yours.
Low density also caps supply. Fifteen buildings of six floors produce a finite pool of units, which matters when the same district is absorbing compounds that release hundreds of apartments per phase. Scarcity of that kind supports resale pricing over the medium term, because the secondary market inside the compound never floods. The architectural treatment follows the European idiom NCB Developments uses across its residential work, so facades read as a consistent set rather than a mix of styles competing on one site.
Valencia Valley New Cairo location: South 90th Street and the Middle Ring Road
Valencia Valley Compound New Cairo sits within walking distance of South 90th Street and the Middle Ring Road, the two arteries that tie the Fifth Settlement to the rest of East Cairo. The plot was chosen on a quiet stretch away from the busiest commercial frontage, while keeping direct access to the main road network and to established services.
South 90th Street functions as the spine of the Fifth Settlement, carrying its business centres, banking branches, restaurants and retail. Sitting near its southern section means residents reach those services without crossing the congested northern stretch. The Middle Ring Road works as the second axis, opening the compound toward East Cairo without funnelling every trip through one road. Depending on a single access route is a real weakness in newer districts, and two independent axes remove it here.
- The American University in Cairo campus lies a few minutes away by car, which anchors both the family market and the student rental market.
- The Ring Road is a short drive from the compound gates, linking the project to Cairo’s wider road grid.
- Suez Road runs alongside the district and carries traffic toward Cairo International Airport.
- Al Rehab, Madinaty and Mostakbal City are all reachable on straightforward routes from the site.
- The New Administrative Capital sits at the far end of the same eastward corridor.
- Al Jazi Marriott, a neighbouring Fifth Settlement compound, occupies the same immediate radius.
The practical value of this address is that the surrounding area is already finished. Universities, malls, schools and main axes exist today, so a buyer is not underwriting a promise that the neighbourhood will mature in five years. That distinguishes the Fifth Settlement from newer plots further east, where infrastructure is still catching up with the sales brochures. Buying into serviced ground removes one of the larger risks attached to off-plan purchases in Egypt.
The longer-term case rests on the eastward growth of Cairo toward the New Administrative Capital. Every road and rail link laid along that corridor increases traffic through the Fifth Settlement rather than around it, and locations attached to those links historically convert into stronger rental demand first and stronger sale prices afterwards. Valencia Valley Compound New Cairo sits on that corridor rather than beyond it, which shortens the wait for that effect to show up in unit values.
NCB Developments, the company behind the compound
NCB Developments, trading as New Capital Builders, developed the project. The company was formed from a union of Egyptian and Kuwaiti firms working in real estate development and contracting, and it counts close to 50 years of combined experience across the Egyptian and wider Arab markets. Its work spans residential, educational, commercial and administrative buildings, and that spread matters: a developer with revenue from four sectors is less exposed to a downturn in any one of them than a purely residential house.
The portfolio is checkable on the ground, which is the point of naming it. NCB Developments built Inno View Mall in the New Administrative Capital, contributed to the Latin District in New Alamein, and delivered the Egyptian Intelligence Compound and the Cambridge School of Egypt. Those are standing assets a prospective buyer can visit and inspect for finishing quality and completion standards, rather than renders on a stand at a property exhibition.
Geographic and functional range also says something about execution capacity. Institutional and educational work carries approval and specification requirements that consumer housing does not, and a contractor that has cleared those repeatedly has a construction arm capable of holding a schedule. For a compound handing over three years after contract, that track record is the single most useful piece of due diligence available before signing.
Unit types and sizes: apartments, penthouses and villas
The unit mix runs from a compact one-bedroom apartment up to villas, so several buyer profiles fit under one gate. That range is unusual for a 12-acre site, where developers often pick a single format and repeat it.
| Unit type | Bedrooms | Area (m²) |
|---|---|---|
| Apartment | 1 | 52 to 69 |
| Apartment | 2 | 98 to 122 |
| Penthouse | 2 | 128 to 138 |
| Apartment | 3 | 139 to 181 |
| Villa | Not published | From 242 |
The one-bedroom apartments at 52 to 69 m² are the entry point and the most obvious rental instrument on the site, given the American University in Cairo campus a few minutes away. A unit at this size lets a first-time buyer into a low-density compound at a price that most Fifth Settlement schemes reserve for a studio, and it is the easiest format to re-let between academic years.
Two-bedroom apartments at 98 to 122 m² serve small families who want a full second bedroom rather than a converted reception. The two-bedroom penthouses at 128 to 138 m² sit above them, adding roof area and an unobstructed outlook over the landscaping, which on a six-storey block means an open view rather than a wall. Three-bedroom apartments at 139 to 181 m² cover growing families who need a third room without moving to a villa budget.
Read More: Compound Sira Community New Cairo
Villas start from 242 m² and occupy the top of the range. They suit buyers who want a separate structure and private ground inside a compound that is already low-rise, which is a rarer combination than it sounds in the Fifth Settlement. Bedroom counts for the villa tier are not published in the developer data, so confirm the internal layout before you commit to a specific plot.
How much is the price per metre at Valencia Valley Compound New Cairo?
The price per metre at Valencia Valley Compound New Cairo runs from EGP 52,500 to EGP 59,500, set by unit type and position inside the compound. Unit prices open at EGP 2,948,000 for the smallest apartment and climb with area and bedroom count. Figures are updated for 2026 and move with availability.
Published price bands by format sit as follows, with the effective rate per square metre derived from each band against its own size range.
- One-bedroom apartments: EGP 2,948,000 to EGP 4,031,000, which computes to roughly EGP 56,700 to EGP 58,400 per m² across the 52 to 69 m² range.
- Two-bedroom penthouses: EGP 6,400,000 to EGP 7,590,000, computing to roughly EGP 50,000 to EGP 55,000 per m², so the penthouse floor lands slightly under the published per-metre minimum.
- Three-bedroom apartments: EGP 7,385,000 to EGP 9,735,000, which sits at roughly EGP 53,100 to EGP 53,800 per m² and tracks the published band closely.
- Two-bedroom apartments carry no published price band. At the quoted per-metre rates the 98 to 122 m² sizes derive to approximately EGP 5.1 million to EGP 7.3 million, a calculated estimate rather than a developer figure.
- Villa pricing in circulation does not reconcile with the compound’s own per-metre band, so treat any villa quote as provisional and request the current villa price list in writing.
The per-metre rate sits inside the normal range for the heart of the Fifth Settlement, so the compound is not competing on headline cheapness. What the rate buys is different: at a 20% build ratio the same money purchases a unit surrounded by more open ground than a denser scheme at a similar number delivers. Price per metre alone is a poor comparison tool between compounds unless you hold density constant, and this is where the difference shows.
Payment plans, reservation deposit and the costs on top of the price
NCB Developments set the entry deliberately low and the tail deliberately long, which shifts the burden away from the signing date. Reservation begins with a limited serious deposit, and the balance is spread across annual instalments.
- 10% down payment, with the remaining balance instalments running to 9 years.
- Expression of interest deposit to reserve a unit: EGP 30,000.
- Maintenance charge: 7.5% of the unit value.
- Garage fee: EGP 120,000.
- Club membership fee: EGP 100,000.
The fees outside the unit price deserve their own arithmetic before you sign. Garage and club together add EGP 220,000 regardless of which unit you buy, and the 7.5% maintenance charge scales with value, so it costs about EGP 221,000 on an entry-level apartment at EGP 2,948,000 and considerably more at the top of the three-bedroom band. On the smallest unit those three items together approach EGP 441,000, roughly 15% on top of the headline price, which is a material number to carry into a budget.
Other payment structures circulate in the market with higher down payments across shorter terms, in the region of 15% to 30% down over six to nine years. The confirmed plan from the primary source remains 10% across nine years. Payment terms in the Egyptian market are revised frequently, so ask for the currently approved schedule in writing before contracting rather than relying on a plan quoted in an older listing.
Delivery timeline and finishing standard
Units hand over three years from the contract date on a semi-finished basis, which places delivery in 2029 for a contract signed now. Semi-finished means the buyer takes a completed shell with core works done and finishes the interior to personal specification and budget. That suits owners who intend to fit out to their own standard and gives an investor control over the specification level a target tenant will actually pay for.
Three years is a genuinely long wait, and some buyers have flagged it as the project’s weakest point. It defines the profile of the purchase honestly: this is a medium to long-term hold, not an immediate housing solution. Anyone who needs to move within a year should look at the resale market instead of an off-plan contract here.
Facilities inside the compound
The facilities package is built so daily life resolves inside the gates. Provision splits across leisure, sport, retail and security, and it is sized against a compound of 15 buildings rather than a city-scale development, which keeps the shared amenities uncrowded.
Read More: Compound Hyde Park New Cairo
- Swimming pools sized for different age groups, plus landscaped green areas laid out for gatherings and barbecues.
- A commercial zone with cafés and restaurants serving residents inside the compound.
- Equipped gyms, dedicated running and cycling tracks, and a set of sports courts.
- Social clubs and a kids area for younger residents.
- Organised garages that keep parking off the frontage of the residential blocks.
- Security and guarding around the clock, with surveillance cameras covering the compound.
Structured parking is worth singling out. In compounds where parking is unmanaged, cars end up lining the building frontage and cancelling the visual benefit of a low build ratio. Pulling them into organised garages protects the open ground that the 20% ratio was designed to create, which is the difference between a low-density masterplan on paper and one you can see from your balcony.
What the compound looks like as an investment
Three attributes carry the investment case, and each is checkable rather than promotional. The location sits in a high-demand, fully serviced part of New Cairo beside the American University in Cairo and the South 90th Street axis. The developer has close to 50 years of combined experience and a portfolio a buyer can physically inspect. The unit mix runs from 52 m² to villas above 242 m², which answers real demand across several budgets instead of betting the whole site on one format.
Proximity to the axes feeding the New Administrative Capital places the compound on the line of Cairo’s eastward growth, and areas along new connection routes have generally seen values step up as those links complete. The 20% build ratio adds a second, narrower argument: low-density stock inside the Fifth Settlement is a limited category, and a buyer entering early on a nine-year plan holds an asset in that category while paying for it slowly. Extended instalments also reduce exposure, because capital is committed gradually rather than in one payment at today’s prices.
On the rental side, the one-bedroom units are the sharpest instrument on the site. Their size keeps the purchase price low, and the university campus a few minutes away supplies a recurring tenant pool that renews every academic year. Larger three-bedroom apartments and villas behave differently, drawing families on longer leases at lower turnover, which trades headline yield for stability.
The project fits an investor who wants a low barrier to entry through the 10% down payment, and a family that prefers a quiet, low-density setting near educational and commercial services. It fits poorly for anyone who needs a finished unit soon, given the three-year semi-finished handover, and for a buyer who has not budgeted the maintenance, garage and club charges on top of the purchase price. This analysis is offered for guidance and is not investment advice.
Common questions buyers ask
What is the starting price at Valencia Valley New Cairo?
Valencia Valley Compound New Cairo starts at EGP 2,948,000 for the smallest one-bedroom apartment, with a per-metre rate between EGP 52,500 and EGP 59,500 depending on unit type and position. Prices are current for 2026 and change with unit availability.
Who is the developer of Valencia Valley?
Valencia Valley Compound New Cairo was developed by NCB Developments, trading as New Capital Builders, a union of Egyptian and Kuwaiti firms with close to 50 years of combined experience. Its portfolio includes Inno View Mall in the New Administrative Capital and the Cambridge School of Egypt.
When does Valencia Valley New Cairo deliver?
Valencia Valley Compound New Cairo hands over three years from the contract date, which puts delivery in 2029 for contracts signed now. Units are delivered semi-finished, leaving the buyer to complete the interior finishing to a personal specification and budget.
What is the payment plan at Valencia Valley?
Valencia Valley Compound New Cairo is booked with a 10% down payment and the balance in instalments over nine years, against an expression of interest deposit of EGP 30,000. Maintenance runs at 7.5% of unit value, with a garage fee of EGP 120,000 and a club fee of EGP 100,000.
What extra fees apply beyond the unit price?
Valencia Valley Compound New Cairo charges a garage fee of EGP 120,000, a club fee of EGP 100,000 and maintenance at 7.5% of the unit value. On an entry-level apartment those three items together add close to EGP 441,000, so budget them separately from the instalment schedule.
The short version
Valencia Valley Compound New Cairo puts 15 low-rise blocks on 12 acres at a 20% build ratio, in a quiet pocket beside South 90th Street and the Middle Ring Road, developed by a house with close to 50 years of combined experience. Units run from 52 m² apartments to villas above 242 m², opening at EGP 2,948,000 with 10% down across nine years and semi-finished handover in 2029.
To check current prices, confirm which unit sizes are still released, or arrange a viewing, send your details through the enquiry form on this page.
Read More: Madinaty New Cairo Compound