Zaha Residence October is a residential compound by Al Waheed Developments on 8 feddans of Al Wahat Road in 6th of October City, positioned directly opposite the main gate of MSA University. The project launched officially on 1 July 2026 with a 10% launch discount, prices apartments at roughly EGP 26,000 per m² after that discount, and schedules handover for 2029 on a 10% down payment with 10 years of interest-free installments. Its distinguishing feature is not the price alone but the demand source across the road: a private university with thousands of students, faculty, and staff who need housing within walking distance.
The entry ticket reflects that positioning. A 60 m² one-bedroom apartment costs EGP 1,560,000 in total, reserved with EGP 156,000 and paid off at EGP 11,700 per month, which is the lowest advertised entry point on the residential strip facing the university as of the July 2026 launch. The sections below cover the location network, the master plan, the three apartment sizes, price per meter against nearby launches, the payment tracks, the amenities, the developer’s track record, and an investment reading built only on the published figures.
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Where is Zaha Residence October located?
Zaha Residence October sits on Al Wahat Road in 6th of October City, facing the gate of MSA University at the junction with the 26th of July Corridor, about 5 minutes from Mall of Arabia and a few minutes from Mall of Egypt, with the Dahshur Link nearby. The developer markets the address as Downtown October.
MSA University (October University for Modern Sciences and Arts) ranks among the first private universities licensed in Egypt and operates 9 faculties, including medicine, pharmacy, engineering, and mass communication. Its campus occupies the corner where the 26th of July Corridor meets Al Wahat Road, so a compound standing opposite its gate draws tenant demand from the opposite pavement rather than from a wider catchment. That demand renews every academic year instead of following the summer or holiday cycles that shape coastal and second-home markets.
Three roads define the movement network around the site. Al Wahat Road runs through 6th of October City as one of its principal arteries and continues southwest toward the Fayoum Road. The 26th of July Corridor, which passes the university, links the area to Sheikh Zayed, Mohandessin, and central Cairo. The Dahshur Link shortens the drive between 6th of October and Sheikh Zayed and connects onward to the Cairo-Alexandria Desert Road. Launch coverage places the 26th of July Corridor about 3 minutes away, Mall of Egypt around 5 minutes, and Mall of Arabia about 10 minutes by car, while the developer’s own material quotes Mall of Arabia at 5 minutes; the difference reflects traffic assumptions rather than distance.
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| Landmark | Position relative to Zaha Residence October |
|---|---|
| MSA University | Directly opposite, across Al Wahat Road |
| 26th of July Corridor | Adjacent, about 3 minutes; the university sits at its junction with Al Wahat Road |
| Mall of Arabia | 5 to 10 minutes |
| Mall of Egypt | About 5 minutes |
| Dahshur Link | Nearby, connecting to Sheikh Zayed and the Desert Road |
Daily services rely on the two malls. Mall of Arabia, among the largest shopping centers in West Cairo, and Mall of Egypt cover weekly shopping, cinemas, and dining without crossing the city, and smaller retail outlets along Al Wahat Road serve everyday needs at shorter range. The strip itself has filled with residential launches in 2025 and 2026: Aqmar Residence by Kayan Developments on 41 feddans opposite the university, Tabiaa Residence by Nasdaq on 60 feddans at the same junction, and Hayah Residence by Jawad Developments on 10 feddans past the university near Carrefour. Together they turn the frontage into a complete residential front, which improves shared services and future resale liquidity but also means several developments will compete for the same student tenant.
Master plan: 8 feddans, low density, and every unit facing the landscape
The compound spans 8 feddans, or roughly 33,600 m², which is a deliberately small plot next to the 41 feddans of Aqmar and the 60 feddans of Tabiaa on the same road. The developer entrusted the master plan to ADC (Architecture and Design Consultants), led by engineers Ahmed Sorour and Ahmed Maher, a practice with a portfolio of supervised projects across 6th of October and Sheikh Zayed. The small footprint yields fewer buildings and a low resident density, and it makes the central design promise credible: all apartments face the landscape with open views, and no unit is boxed in between blocks.
Buildings rise as a ground floor plus five upper floors, the same height cap used by Aqmar next door. Cars descend into underground garages, so the ground plane stays free for green areas and a central water feature overlooked directly by the 105 m² and 122 m² apartments in the current release. According to the launch statements, more than 75% of the total land area is allocated to landscaped open space, and ADC reports that about 80% of units overlook green areas or main roads rather than perimeter walls. Along the road edge, a 200-meter commercial frontage places everyday retail at the entrance without pulling visitor traffic into the residential interior.
The company describes a phased execution plan and states total investment of about EGP 3 billion. Later phases are expected to widen the unit range to 175 m² and add a hotel component, medical clinics, and administrative space, according to the launch announcements, although only the three apartment sizes below have published prices as of July 2026.
Zaha Residence October apartments: sizes and prices updated July 2026
The current release is limited to apartments in three fixed sizes; there are no townhouses or villas. All three are priced at about EGP 26,000 per m² after the launch discount, so the total price difference between units comes almost entirely from floor area. The table shows the published totals, the 10% reservation payment, and the monthly installment on the standard 10-year plan.
| Unit | Area | Bedrooms | Bathrooms | Total price (EGP) | 10% down payment (EGP) | Monthly installment (EGP) |
|---|---|---|---|---|---|---|
| One-bedroom apartment | 60 m² | 1 | 1 | 1,560,000 | 156,000 | 11,700 |
| Two-bedroom apartment | 105 m² | 2 | 2 | 2,730,000 | 273,000 | 20,475 |
| Three-bedroom apartment | 122 m² | 3 | 3 | 3,172,000 | 317,200 | 23,790 |
Installments are calculated as 120 equal monthly payments after the 10% down payment and match the minimum installment stated in the launch material. Each size serves a different buyer. The 60 m² apartment, with one bedroom and one bathroom, is the student-market unit: it carries the smallest reservation payment in the project, and its EGP 11,700 monthly installment sits close to the rent of a furnished apartment near a private university. The 105 m² apartment with two bedrooms and two bathrooms overlooks the water feature directly and suits a small family or an investor who wants a longer-staying family tenant. The 122 m² apartment, with three bedrooms and three bathrooms, is the largest unit on offer, also with a direct water view, and it is the closest fit for a permanent family home.
Finishing has not been specified in the published launch data. Whether units hand over semi-finished or fully finished changes the final cost of living in or renting the apartment by a meaningful margin, so ask for the finishing level to be written into the contract before signing.
What is the price per meter at Zaha Residence October?
The price per meter at Zaha Residence October starts from EGP 26,000 after a 10% launch discount and applies almost uniformly across the three sizes on offer (60, 105, and 122 m²). Prices were updated in July 2026 and are tied to the first release, which has a limited number of units.
Near-uniform pricing simplifies comparison inside the project: the gap between two units equals the difference in area multiplied by EGP 26,000, with no announced premiums for floor level or view. Against the wider market, the figure sits at the lower end of new launches in 6th of October. Sun Capital by Arabia Holding on the Fayoum Road starts from about EGP 60,000 per m² for a largely completed community, while Fiori by Zohour ranges between EGP 18,000 and 28,000 per m² near the Middle Ring Road. Zaha Residence October competes with Fiori on price but differs in location type: a frontage opposite a major university on a main artery rather than a plot beside a ring road.
Framed by buyer, Sun Capital addresses someone who wants a near-ready, fully serviced community at a clearly higher budget. Fiori addresses the buyer with the longest investment horizon who is hunting for the lowest possible meter. Zaha Residence October sits between them with a different equation: a low launch price attached to a location that generates demand from day one rather than a location waiting for its district to mature.
Payment plans at Zaha Residence October and which one saves more
Al Waheed Developments announced three payment tracks, none of which carries a declared financing charge:
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- Standard plan: 10% reservation payment, with the balance spread over 10 years in equal monthly installments and no interest or additional fees.
- Higher down payment: paying more than 10% upfront reduces the financed amount and the monthly installment, which suits a buyer with partial liquidity who wants a lighter monthly commitment.
- Cash with a 10% discount: an immediate reduction on the total price that saves EGP 156,000 on the 60 m² unit and up to EGP 317,200 on the 122 m² unit, with priority in choosing unit positions and a faster contracting process.
The arithmetic separates the tracks clearly. Interest-free installments mean the total paid over 10 years equals the listed unit price, so the buyer of the 60 m² apartment pays EGP 156,000 at reservation and then EGP 11,700 per month until the EGP 1,560,000 is complete. The cash track lowers the same unit to EGP 1,404,000 for a buyer who holds the full amount and wants the lowest acquisition cost. No separate seriousness deposit or handover payment has been announced; request that the complete payment schedule be fixed in writing in the contract. Some launch coverage quoted a 0% down payment option, but the developer’s published pricing sheet works from a 10% reservation payment, so confirm which structure applies to your unit at the time of booking.
A quick selection rule follows from the buyer’s goal. An end user balances the comfort of the monthly installment against keeping liquidity in hand. A resale investor leans toward cash, because the 10% discount adds directly to the margin at handover. A rental-income investor stretches installments as long as possible so the monthly payment approaches the expected rent once the unit is operating.
Amenities and smart living inside Zaha Residence October
Services inside the compound fall into three circles. The daily-living circle includes a clubhouse, a BBQ area, swimming pools, a gym, children’s play areas, and a continuous landscape that wraps around the water feature between the buildings. The movement circle separates exercise from vehicles: dedicated walking and jogging tracks and separate cycling paths run at ground level while cars remain in the underground garages. The operations circle rests on security and guarding, electronic gates at the entrances, backup power generators, an internet network, and cleaning and maintenance services.
Smart living is the layer that the launch announcements emphasized most. The developer plans a dedicated technology partner to deliver digital property management, a residents’ mobile application, smart community infrastructure, and electric vehicle charging stations, and it is finalizing an agreement with a landscape design and execution firm for the outdoor areas. The 200-meter commercial frontage on Al Wahat Road is intended for retail, cafés, and administrative units, with medical clinics and a hotel component listed among the planned non-residential elements.
Three data points remain unpublished: the areas of the individual facilities in square meters, the exact green-space share of the plot beyond the “more than 75% open space” statement, and the identity of the facility-management company that will run the compound after handover. These details typically appear with the final master plan, and until then they are legitimate questions to raise in the sales meeting.
Who is the developer of Zaha Residence October?
Al Waheed Developments, founded in 2012 and chaired by Waheed Othman, develops Zaha Residence October. The company reports more than 15 years of combined experience in Egypt and Saudi Arabia, with completed work in Riyadh, Jeddah, Dammam, and the Eastern Province, and a stated expansion plan focused on 6th of October City and Sheikh Zayed.
Its best-known Egyptian project before Zaha is Vivid Mall, a commercial, administrative, and medical development on the Boulevard Axis in 6th of October beside Cairo International University and on the Dahshur Link. Choosing a plot opposite MSA University repeats the same logic used at Vivid: build facing a large university where demand is generated daily rather than seasonally. The company’s CEO, Mohamed Waheed, and its chief commercial officer, Ahmed El Gohary, presented the project at launch with a target of delivery within three and a half years under a phased execution plan.
One factor rests with the buyer to weigh. Al Waheed Developments is a relatively recent name in residential development in Egypt, and its handover record in this segment is not yet tested. Reviewing the contract, the construction timetable, and any delivery guarantees is therefore an essential step, not a formality, before signing.
When will Zaha Residence October be delivered?
Zaha Residence October is scheduled for delivery in 2029 under the announced timetable, following the official launch on 1 July 2026. The project is currently in its announcement and early-execution stage, and neither the finishing level nor a contractual delay penalty has been published yet.
That timeline implies a wait of about three years between contract and key handover, during which a buyer on the standard plan pays roughly a third of the installments before moving in. The published schedule so far records a single milestone, the project announcement. Buyers who plan to exit before handover should note that resale at this stage usually requires the developer’s approval and an assignment fee, so ask explicitly about the assignment policy before signing.
Is Zaha Residence October worth buying? An investment reading in numbers
The case for buying rests on three linked figures. The first is the entry ticket: a EGP 156,000 down payment and a EGP 11,700 monthly installment open compound ownership to a segment usually priced out of this market. The second is demand: a university with thousands of students opposite the gate means a non-seasonal rental market, and the project’s marketing agency estimates the rental yield after operation at 8% to 12% a year depending on size, finishing, and market conditions at handover. The third is growth: the same sources expect unit prices to rise 30% to 40% by delivery relative to launch prices if the market keeps its current pace.
Converting the yield estimate into rent shows what to verify before deciding. A return of 8% to 12% on the EGP 1,560,000 unit implies rent of roughly EGP 10,400 to 15,600 per month, a figure to test against actual furnished-apartment rents around the university before it enters any yield calculation. The same logic applies to capital growth: a 30% to 40% uplift would value the EGP 1,560,000 unit at about EGP 2,030,000 to 2,180,000 at handover, an estimate tied to a market pace that can change over three years and not a contractual commitment from anyone.
Three considerations weigh on the other side. Waiting until 2029 rules out anyone who needs a home or income now. Launch units are limited in number, and the EGP 26,000 meter may end when they sell out. Rental competition on the strip will intensify as Aqmar, Tabiaa, and Hayah complete their neighboring units. The practical conclusion is that the project is cut to the measure of the student-rental income investor and the small first-time buyer who wants an affordable installment, and not to the buyer who wants a villa, immediate handover, or a fully operating community from day one.
This analysis is for guidance only and is not investment advice.
Summary
Zaha Residence October compresses its offer into three lines: 8 feddans directly opposite MSA University on Al Wahat Road, apartments from 60 to 122 m² at a launch price per meter from EGP 26,000, and a 10% down payment with 10 years of installments until handover in 2029. To ask about available units or book a viewing, send your details through the contact form on this page and the updated figures will reach you.