Vida Residence October Gardens is a 24 acre residential compound developed by Kayan Developments in partnership with Elaf Urban Development, sitting inside the Italian District of October Gardens next to the Commercial Syndicate. Unit prices open at EGP 1,250,000 for a studio, which is the lowest entry ticket into any integrated gated compound launched in October Gardens over the past two years. That single number defines the project more than any amenity does.
The compound was designed by ADC Engineering Consultants across 100,800 square metres, with only a fifth of the land built on and the remaining 80% given to landscape, services and facilities. Its unit mix runs from 50 square metre studios up to 190 square metre duplexes, and the second phase, Vida Club Park, drops the down payment to 5% with instalments over 10 years. The buyer this project is built for has a budget between EGP 1 million and EGP 3 million and wants a first home inside a serviced compound rather than a standalone apartment building.
Unit types and sizes
The compound offers five distinct unit categories, deliberately spanning from single occupancy to large family living inside one master plan. Studios cover 50 to 73 square metres and serve singles and newly married couples entering the market. Two bedroom apartments run 92 to 120 square metres, three bedroom apartments 120 to 170 square metres, and four bedroom apartments 170 to 190 square metres. Duplexes reach up to 190 square metres for households that want two levels.
| Unit type | Area (m²) | Indicative starting price (EGP) |
|---|---|---|
| Studio | 50 to 73 | 1,250,000 |
| Apartment, 2 bedrooms | 92 to 120 | around 2,000,000 |
| Apartment, 3 bedrooms | 120 to 170 | around 3,000,000 |
| Apartment, 4 bedrooms | 170 to 190 | around 4,500,000 |
| Duplex | up to 190 | around 5,000,000 |
The table figures are indicative, calculated on an average price per metre between EGP 20,000 and EGP 28,000. Actual pricing shifts with the floor level, the orientation and the release phase, so the current list should be confirmed at reservation. The absence of villas, twin houses or townhouses is a deliberate positioning decision rather than an omission, and it keeps the whole compound inside one budget band.
What makes the range unusual is its width at the bottom. Most October Gardens compounds start at a two bedroom apartment, which sets a floor of roughly EGP 2 million on the cheapest available unit. This compound starts a full tier below that with a genuine studio product, which opens the compound to buyers who would otherwise be priced into an unserviced apartment block on a residential street.
Prices and price per metre in 2026
Prices at Vida Residence October Gardens start from EGP 1,250,000 for a 50 square metre studio, with the metre rate ranging between EGP 20,000 and EGP 28,000 across unit types and phases. Those figures are updated for 2026 and move between the first phase and the Vida Club Park release. Against the district average, that metre rate sits at the low end rather than the middle.
The gap matters when you convert it into a monthly commitment. A metre rate near EGP 20,000 in a district where newer compound launches routinely price between EGP 30,000 and EGP 40,000 per metre changes which households can qualify, not just which ones prefer the project. That is the practical mechanism behind the claim that this is the cheapest integrated compound entry point in October Gardens, and it is verifiable against any current price list in the area.
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The trade behind the low rate is visible in the specification rather than hidden. The buildings use conventional facade materials aimed at a tidy appearance rather than a premium one, the unit sizes are efficient rather than generous, and the developer is early in its residential track record. Those are the three levers that produce a price of EGP 20,000 per metre in a district where the going rate is higher, and a buyer should price them consciously.
What are the payment plans and instalment options?
The compound offers four interest free payment plans. The first phase carries three of them, at 10% down over 7 years, 15% down over 8 years, and 20% down over 9 years. The Vida Club Park phase adds a fourth at 5% down over 10 years, which is the lowest entry payment in the project.
- Plan one: 10% down payment with the balance over 7 years.
- Plan two: 15% down payment with the balance over 8 years.
- Plan three: 20% down payment with the balance over 9 years.
- Vida Club Park plan: 5% down payment with the balance over 10 years.
- Reservation deposit: EGP 50,000, refundable under the contract terms.
- Maintenance fee: 8% of the unit value.
The internal logic of these plans inverts the Egyptian market norm. Almost everywhere else, a larger down payment buys a shorter instalment period, because the developer is trading cash today against exposure tomorrow. Here the developer rewards the larger down payment with a longer schedule, so 20% down stretches to 9 years while 10% down compresses to 7.
That structure favours a specific buyer: one who holds a lump sum but earns a moderate monthly income. Paying 20% upfront and spreading the remaining 80% across 9 years produces the smallest monthly instalment available in the project, which is the opposite of what the same buyer would get at most competing compounds. A buyer with no lump sum but a stable salary takes the Vida Club Park route instead, where 5% on a EGP 1,250,000 studio comes to roughly EGP 62,500.
The 8% maintenance fee belongs in the calculation from the beginning. On a EGP 1,250,000 studio it adds around EGP 100,000 to the total cost of ownership, and on a EGP 5,000,000 duplex it adds around EGP 400,000. Confirm at contract stage when the fee falls due, whether it is payable in instalments, and what it entitles you to once the developer hands the common areas to a management company.
Vida Club Park: the second phase
Kayan Developments launched Vida Club Park as the second phase inside the compound, aimed squarely at buyers who need the smallest possible down payment and the longest possible schedule. Units in this phase span 90 to 190 square metres across studios, apartments and duplexes, so the size floor sits higher than the first phase even though the entry payment sits lower. Handover is set at 3 years from the contract date.
The phase differs from the first release on four measurable points: the down payment drops from 10% to 5%, the instalment term extends from 9 years to 10, the finishing is fixed at semi finished, and the maintenance fee stays at 8% of unit value. For a salaried buyer in their late twenties or early thirties, halving the down payment is the difference between entering now and waiting two more years to save.
The trade is that a longer schedule means a longer relationship with a developer that is still building its residential record. Ten years of instalments against a three year construction period leaves seven years of payments running after handover, which is manageable but should be entered with the contract’s default and transfer clauses read carefully rather than skimmed.
Finishing and handover
Units in the Vida Club Park phase are delivered semi finished, while first phase buyers can select their finishing level according to preference. Handover runs 3 years from the contract date, which places the earliest completions around 2028 depending on when each buyer signs. The compound is therefore an off plan purchase, not a ready to occupy one.
Choosing the finishing level is genuinely useful at this price point, because the finishing budget on a 50 to 90 square metre unit is a meaningful share of the total. A buyer who intends to live in the unit can specify to their own taste, and a buyer who intends to lease it can execute a durable, low maintenance package calibrated to the rental market around the Sphinx airport and the express rail corridor rather than to a showroom standard.
The three year window also overlaps with the completion of October Gardens’ own public services and the full operation of the high speed rail line. A buyer signing now is effectively betting that the surrounding district matures at roughly the same pace as their unit is built, which is a reasonable expectation given the current construction schedule but not a contractual guarantee.
Where is Vida Residence October Gardens located?
Vida Residence October Gardens sits inside the Italian District of October Gardens, directly beside the Commercial Syndicate and a short distance from Petrol Square, one of the district’s main reference landmarks. The compound is 4 minutes from the high speed rail station and 5 minutes from Sphinx International Airport, with Zewail Street serving as its main connecting axis. That combination of a rail station and an airport within minutes is rare for a compound at this price.
- High speed rail station: 4 minutes by car, with onward links to the New Administrative Capital and Alexandria.
- Sphinx International Airport: 5 minutes, serving domestic and international routes.
- Petrol Square: a short walk from the main gate.
- Commercial Syndicate: immediately adjacent to the compound.
- Zewail Street: the principal axis linking October Gardens to the surrounding districts.
- Club Hills Residence and River Residence: neighbouring compounds in the same price tier, useful for a direct comparison.
The location targets a particular commuter. Someone working in Sheikh Zayed, 6th of October or Giza who has been priced out of Sheikh Zayed itself gets a comparable drive time at a materially lower entry cost, and the rail station converts the New Administrative Capital from a two hour drive into a viable commute. For a household with one earner in West Cairo and another in the new capital, that is a structural advantage rather than a marketing line.
October Gardens itself is a newer urban extension of Greater Cairo, and its appeal has risen with the rail line and the Sphinx airport opening. The honest counterweight is that the district is still under development. Full infrastructure, meaning international schools, specialised hospitals and large retail centres, is still being built out, so a buyer moving in at handover will be living alongside construction for some years.
Master plan and design
ADC Engineering Consultants laid out the compound across 24 acres, equal to 100,800 square metres, using a uniform G+4 height for every building. The built up footprint stops at 20% of the land, leaving 80% for green space, services and facilities. That ratio is high in favour of landscape even by the standards of premium compounds priced well above this one.
The building distribution was arranged so that most units look onto green space, with deliberate separation distances between blocks to avoid the direct window to window overlooking that plagues denser projects. Each floor holds 4 residential units, which is a moderate density per building and keeps shared circulation, lifts and stairwells under manageable load. The facades follow a contemporary language using materials chosen for a clean appearance rather than a luxury price tag, consistent with the compound’s target segment.
The uniform G+4 height across the whole site has a practical consequence buyers rarely consider. It removes the tall block versus low block hierarchy that creates a two tier community inside many compounds, and it caps the number of floors a resident climbs when a lift is out of service. It also means no unit is buried at the base of a tower, so daylight reaches the lower floors far better than in a mixed height master plan.
Amenities and services
Because 80% of the site is given to landscape and facilities, the ratio of amenities to residential units is unusually high for the price tier. The provision splits into recreational and health facilities on one side and security and operational services on the other.
- Commercial area: an integrated retail zone with shops, restaurants and cafes inside the compound.
- Hospital: a facility equipped with medical equipment and specialised staff, uncommon in compounds at this price level.
- Sports club: equipped with current generation gym machines.
- Running and cycling tracks: dedicated routes through the landscape.
- Children’s play areas: supervised zones for younger residents.
- Multipurpose halls: spaces for social events and gatherings.
- Security: 24 hour coverage with surveillance cameras and a dedicated team.
- Maintenance: scheduled servicing of all shared facilities by a specialist team.
- Parking: wide parking areas operated under a parking management system.
- Post handover management: professional administration of compound affairs after delivery.
The hospital is the entry worth scrutinising rather than celebrating. On site medical facilities normally appear only in large, higher priced compounds, so its presence here genuinely stands out. Before treating it as a decisive factor, establish whether it is a general or specialised facility, how many specialties it covers, and which medical operator is contracted to run it, because an unstaffed clinic building and a functioning hospital are very different assets.
The commercial zone carries a similar caveat with a different upside. Kayan Developments has built and delivered several standalone malls, so retail is the category where the developer’s execution record is strongest, and the compound’s own commercial component sits inside that competence. That is a more reliable read than any promise about the residential timeline.
Kayan Developments and its partners
Kayan Developments is a relatively recent entrant to the Egyptian market, and Vida Residence October Gardens is its first major residential project. The company responded to that position by building the project around partnerships rather than going it alone: Elaf Urban Development joined as an execution partner, and ADC Engineering Consultants took the design brief. Partnering reduces the exposure that comes with a new developer, without substituting for a long delivery record.
The developer’s existing portfolio is concentrated in retail rather than residential. It comprises Mall C’est La Vie in Sheikh Zayed, Mall The Location in October Gardens, Mall Plaza Vida October attached to this residential project, Zed49 Mall in Sheikh Zayed, and Mall Hub 44 in October. Five commercial projects and one residential launch is a specific profile, and it should shape how a buyer chooses between a 7 year and a 10 year schedule.
The practical question to put to the sales team is not whether the developer is credible but what the contract says about schedule. Ask what the written commitment to the handover date is, whether a delay penalty is stipulated, what happens to the payment schedule if construction slips, and how the Elaf partnership is structured contractually. A buyer signing a decade long instalment plan with a first time residential developer is entitled to precise answers on all four.
Who is this compound right for?
The clearest fit is the first time buyer, single or newly married, with a budget between EGP 1 million and EGP 3 million. The EGP 1,250,000 entry combined with the 5% Vida Club Park plan means owning inside a serviced compound for a down payment of roughly EGP 62,500, which is a threshold almost no other gated project in Greater Cairo currently reaches.
The second fit is the small scale rental investor. Studios positioned minutes from the high speed rail station and Sphinx International Airport can target employees and relocating professionals, though the tenant pool in October Gardens is smaller than the established rental market in New Cairo, so yield expectations should be set against local comparables rather than east Cairo figures.
Two profiles do not fit. A buyer looking for a large luxury unit above 200 square metres, a villa or a townhouse will not find one here, because the compound covers small and mid sized apartments only. A buyer who is uncomfortable committing to a developer without a completed residential project should weigh a 10 year instalment relationship carefully, and balance the partnership with Elaf and ADC against the absence of a delivered compound in Kayan’s record.
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Is the compound worth it as an investment?
The investment case rests on entry price and location timing rather than on prestige. Buying at EGP 20,000 to EGP 28,000 per metre in a district where new launches price higher creates room for the unit to converge upward on the district average, and the low capital outlay per unit means the same budget can be split across smaller units rather than concentrated in one.
The timing argument is specific and datable. Handover falls 3 years from contract, and over that same window October Gardens is scheduled to complete its public services while the high speed rail line reaches full operation. Both events add to the district’s accessibility and service depth, which supports unit value on a medium term horizon.
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The risks are equally specific. The developer has no delivered residential compound, the maintenance fee of 8% is an additional cost that many buyers overlook at reservation, and the district’s full infrastructure is not yet in place. None of these is disqualifying, but each should be priced into the decision rather than discovered after signing. This analysis is offered for guidance only and is not investment advice.
Frequently asked questions
How much does an apartment at Vida Residence October Gardens cost?
Units at Vida Residence October Gardens start from EGP 1,250,000 for a 50 square metre studio, with the price per metre ranging between EGP 20,000 and EGP 28,000. Prices are updated for 2026 and vary by phase, unit type and position within the compound.
Who is the developer of Vida Residence October Gardens?
Vida Residence October Gardens is developed by Kayan Developments in partnership with Elaf Urban Development, with the engineering design prepared by ADC Engineering Consultants. The project is Kayan’s first major residential development, following a portfolio built mainly on commercial malls.
When does Vida Residence October Gardens hand over?
Vida Residence October Gardens hands over 3 years from the contract date, placing the earliest completions around 2028. The Vida Club Park phase is delivered semi finished, while first phase buyers can choose their own finishing level according to preference.
What is the lowest down payment at Vida Residence October Gardens?
The lowest down payment at Vida Residence October Gardens is 5% of the unit value, available in the Vida Club Park phase with the balance over 10 years. First phase plans start at 10% with 7 years and rise to 20% with 9 years. The reservation deposit is EGP 50,000.
Summary
Vida Residence October Gardens delivers the lowest entry point into a serviced compound in West Cairo, opening at EGP 1,250,000 with instalments reaching 10 years, on a 24 acre master plan by ADC that reserves 80% of the land for landscape and facilities. Its Italian District address puts the high speed rail station and Sphinx International Airport within minutes, while the developer’s short residential record remains the factor to assess before signing.
For updated prices, current availability in either phase, or to arrange a viewing, reach us through the contact form on this page.