Zed East Compound New Cairo releases only 12.5% of its 373 acres as saleable residential land, and that single ratio explains almost everything else about the project. Ora Developments, the company chaired by Naguib Sawiris, holds the balance of the site as open landscape, water features and a 42 acre sports club instead of converting it into additional sellable plots. The compound occupies one of the last large parcels inside New Cairo (Fifth Settlement), at the eastern end of 90th Street where the street meets the Second Ring Road.

That land policy also sets the entry ticket. Prices at Zed East Compound New Cairo start at EGP 8,915,000, updated June 2026, for a one bedroom apartment of 59 m², while the published instalment list reaches EGP 89,377,000 for a standalone villa of 284 m². Buyers reserve with 5% down, spread the balance over quarterly instalments running nine or ten years, and receive a fully finished unit within three to four years of contracting, with 2029 listed as the delivery year.

How Ora divided the 373 acres

The masterplan covers 373 acres, roughly 1.57 million m², which places the project among the larger single parcels still being launched inside New Cairo. Ora assigned 183 acres to open and green areas and a further 42 acres to a full sports club, leaving the residential product on a fraction of the site. The developer states that units offered for sale occupy 12.5% of the total land, which works out at approximately 47 acres of the 373.

Low residential coverage translates into a specific living condition rather than a marketing claim. Fewer units share the same amount of infrastructure, buildings sit further apart, and every block faces landscape rather than another façade. Apartment buildings rise to a ground floor plus eight upper floors, which keeps vertical density moderate by New Cairo standards and allows the developer to place the taller stock away from the villa clusters.

The proportions are worth stating plainly, because they are unusual. Open and green areas alone account for 183 of the 373 acres, which is 49% of the site handed to landscape before the sports club is counted. Adding the 42 acre club takes non residential land past 60%, and the developer places saleable housing on roughly 47 acres. In practical terms, for every acre of housing sold there are close to seven acres of land the buyer does not pay for directly but uses every day.

The plan mixes horizontal and vertical housing inside one gated envelope. Apartments, duplexes and penthouses sit in the mid rise blocks, while townhouses, twin houses, chalets and standalone villas take the perimeter and the lake frontage. Ora appointed WATG for the urban design, an international architecture and master planning practice with more than 75 years of work on resorts and residential communities, and the artificial lakes distributed through the landscape are the device WATG used to give a large share of units a water view.

Unit types and sizes inside the compound

The product mix runs wider than most New Cairo compounds of comparable size, covering seven distinct unit categories. Apartments and penthouses are published between 63 m² and 238 m², while villas and chalets are published between 175 m² and 354 m². The developer breaks the sizes down by type as follows:

Standard one bedroom apartments from 63 m².
Premium one bedroom apartments from 85 m².
Standard two bedroom apartments from 105 m².
Premium two bedroom apartments from 130 m².
Three bedroom apartments from 139 m².
Three bedroom penthouses from 220 m².
Chalets between 175 m² and 180 m².
Townhouses between 195 m² and 200 m².
Twin houses from 226 m².
Standalone villas between 255 m² and 354 m².

Each band targets a different buyer inside the same gate. The one bedroom units at 63 m² and 85 m² are the rental stock, small enough to let quickly to a single professional or a couple working in the Fifth Settlement business strips. Two and three bedroom apartments between 105 m² and 179 m² carry the core family demand, and they are the sizes that clear fastest on resale in New Cairo because they match the widest slice of the market.

Above that, the product changes character. Penthouses from 207 m² buy a roof terrace instead of a garden, which suits buyers who want outdoor space without villa maintenance. Townhouses at roughly 202 m² and twin houses from 226 m² deliver a private garden at a lower entry cost than a detached house, while standalone villas from 235 m² upward are aimed at buyers prioritising plot separation and a full garden envelope. Having all of these inside one compound means a family can move up a tier later without leaving the community or restarting the search.

Chalets and the lakes, an inland exception

Chalets between 175 m² and 180 m² are the one product category that reads as out of place in a New Cairo compound, since chalets normally belong to the North Coast and Ain Sokhna. Here they exist because the WATG landscape puts artificial lakes through the middle of the site, and the chalet format is how Ora sells the water frontage that those lakes create. The type sits between a townhouse and a large apartment in size, and it targets buyers who want a lake facing ground level unit without taking on a villa plot.

How much does Zed East Compound New Cairo cost?

Zed East Compound New Cairo starts at EGP 8,915,000 for a one bedroom apartment of 59 m², with prices updated June 2026. The published instalment list rises to EGP 89,377,000 for a standalone villa, and average instalment rates per square metre run from about EGP 153,000 on a three bedroom penthouse to about EGP 275,000 on a standalone villa.

The table below sets out the current instalment price list by unit type, bedroom count and area. Prices are quoted on the instalment plan rather than in cash, so they already carry the cost of the extended payment period.

Unit type	Bedrooms	Area (m²)	Instalment price (EGP)
Hotel serviced apartment	1	59 to 94	8,915,000 to 23,936,000
Hotel serviced apartment	2	104 to 150	16,218,000 to 37,873,000
Hotel serviced apartment	3	139 to 179	22,855,000 to 46,587,000
Duplex	2	218 to 243	40,959,000 to 46,664,000
Duplex	3	188 to 251	27,080,000 to 44,780,000
Penthouse	3	207	31,649,000
Townhouse	3	202	38,254,000 to 53,347,000
Standalone villa	3	235 to 284	58,886,000 to 89,377,000

Dividing each price by its matching area gives the real spread. The cheapest metre in the list belongs to the three bedroom duplex at 188 m², which works out near EGP 144,000 per m², while the entry one bedroom at 59 m² prices at roughly EGP 151,000 per m² and the 207 m² penthouse at roughly EGP 153,000 per m². Rates climb steeply at the top of the range, where the 284 m² standalone villa reaches close to EGP 315,000 per m².

That spread is the useful number when comparing offers. Two units of similar size can differ by more than EGP 100,000 per m² depending on type and position within the masterplan, so a buyer weighing Zed East against neighbouring New Cairo compounds should compare metre rates for the same unit category rather than headline starting prices. Ora has not published a separate cash price list, and quoted figures are subject to change between price releases.

There is a simple way to sanity check any quote a sales agent gives. Take the quoted total, divide it by the exact contracted area, and place the result against the EGP 144,000 to EGP 315,000 band above for the same unit category. A three bedroom apartment quoted well above EGP 200,000 per m² is being priced on position rather than product, which may be justified by a lake or park frontage but should be stated as such. The June 2026 date on this list also matters: Ora reissues price lists periodically, so any figure carried over from an older release needs confirming against the current one before a reservation is signed.

Payment plans, maintenance deposit and club membership

Ora offers two contracting structures, and the difference between them is the size of the second payment set against the length of the tail. Both open at 5% and both reserve 10% of the price for handover:

5% down payment, 5% after three months, 10% on delivery, and the remainder in quarterly instalments over nine years.
5% down payment, 7.5% after three months, 10% on delivery, and the remainder in quarterly instalments over ten years.

On the entry unit at EGP 8,915,000 the contract down payment is EGP 445,750, and the first three months cost either EGP 891,500 on the nine year plan or EGP 1,114,375 on the ten year plan. Buying the extra year of instalments therefore costs an additional 2.5% of the unit price up front, which is a straightforward trade for anyone whose constraint is monthly cash flow rather than opening capital.

Two charges sit outside the unit price and belong in any honest budget. A maintenance deposit of 7.5% is levied on the unit value, which is EGP 668,625 on the entry apartment, and club membership costs a further EGP 200,000 payable in quarterly instalments across four years, roughly EGP 12,500 per quarter. Together those add about EGP 868,625 to the entry unit, so the true committed cost sits closer to EGP 9.78 million than to the EGP 8.9 million headline.

Finishing specification and handover timing

Every unit is delivered fully finished, which removes the largest post handover expense Egyptian buyers usually carry. Villas and chalets hand over complete, while apartments and duplexes hand over with kitchen cabinetry, air conditioning units and parking already included. A buyer takes possession of a unit that can be occupied or listed for rent immediately, without a six month fit out and without sourcing appliances or joinery separately.

Handover is scheduled within three to four years of contracting, and 2029 is the delivery year listed against the project. That waiting period is the main cost of entry here. It rules the compound out for anyone who needs a home this year, and it means the first years of ownership generate no rent while instalments continue. The compensating factor is that the fully finished specification lets the unit enter the rental market on the day of handover rather than several months later.

Where is Zed East Compound New Cairo, and what does it connect?

Zed East Compound New Cairo sits at the far end of 90th Street where it intersects the Second Ring Road, inside New Cairo (Fifth Settlement). The position gives the compound two arteries rather than one: 90th Street serves the district internally, and the Ring Road carries traffic east and west without passing through Fifth Settlement congestion.

Both roads deserve qualifying, because the address depends on them. 90th Street is the commercial spine of the Fifth Settlement, lined with the district banks, clinics, restaurants and office buildings, and almost every established New Cairo compound is measured by its distance from it. The Second Ring Road is the outer orbital that carries traffic around Cairo without entering the city core, and it is the road that made the eastern edge of New Cairo developable in the first place. Sitting where the two meet means the compound reaches district services on one road and the wider metropolitan area on the other.

Holding a corner on two through routes is what turns the site into a link between established east Cairo and the newer administrative city. Drive times published for the project are as follows:

10 minutes to Heliopolis and Nasr City.
10 minutes to the American University in Cairo (AUC).
15 minutes by car to Cairo International Airport.
Around 15 minutes to the New Administrative Capital.

The airport figure matters more than it first appears. Fifteen minutes to Cairo International Airport is unusually short for a New Cairo address, and it makes the compound workable for buyers who travel weekly or who intend to let units to expatriate tenants. The ten minute reach to AUC does similar work on the rental side, since student and faculty demand around the university stays steady and is largely insulated from wider market swings.

The immediate neighbourhood is already built rather than pending. Saada Compound and Il Bosco City New Cairo occupy the surrounding stretch, which means schools, retail and medical services around the gate operate today instead of arriving with a future phase. Buying next to completed communities removes the usual risk of a large compound delivering into an empty district, and it gives a resale buyer visible comparables from the first day.

Ora Developments and its delivery record

The developer is Ora Developments, chaired by Naguib Sawiris and active in both the Egyptian and international markets. Its Egyptian portfolio includes Zed Towers in Sheikh Zayed, the Silver Sands resort on the North Coast, Pyramids Hills in 6th of October and the Nile City Towers in Cairo, a spread that covers high rise residential, coastal resort and mixed use commercial work rather than a single product line.

Outside Egypt the company holds projects in London, Ayia Napa Marina in Cyprus, Silversands on the island of Grenada and Eighteen in Pakistan. That international footprint matters to an off plan buyer for one practical reason: a developer running large schemes across four markets simultaneously draws on capital and construction management capacity beyond a single national cycle, which reduces the risk that a downturn in one market stalls delivery in another.

The company’s habit of appointing established international consultants continues here with WATG on the urban design. Buyers evaluating an off plan contract should still verify the current construction stage on site and confirm the delay provisions written into the reservation contract, since a published schedule and a contractual obligation are not the same document.

Amenities and on site services

The service programme is built to keep daily errands inside the gate, and the sports club anchors it. Facilities are grouped as follows:

A sports club spanning about 42 acres with squash, football, basketball and tennis courts.
Green areas and gardens across 183 acres, with dedicated cycling and running tracks.
Artificial lakes and international standard landscaping that supply water views to a large share of units.
A clubhouse with swimming pools, gym, sauna, jacuzzi and a health club.
Children zones, playgrounds, sports courts and nurseries.
A commercial district carrying international brands, restaurants, cafés and a supermarket.
Medical clinics and pharmacies covering routine healthcare on site.
International schools and private universities across the surrounding district.
A secured private garage beneath every residential building.
Round the clock security with modern CCTV coverage and electronic gates.
Smart waste disposal systems and fire alarm networks.
An independent water network, natural gas supply, sewerage and backup power generators.

Two entries on that list carry more weight than the rest for long term value. Underground parking beneath each building removes the street parking conflict that degrades daily life in denser New Cairo compounds once occupancy rises, and the independent utility networks with backup generators reduce dependence on district infrastructure still being extended across the eastern Fifth Settlement. Both are operating costs the facility management company prices into the annual maintenance charge, which is part of why the 7.5% deposit sits where it does.

What are the drawbacks of Zed East Compound New Cairo?

The main drawback of Zed East Compound New Cairo is the three to four year handover window, which excludes buyers needing immediate occupancy and delays any rental income. Metre rates at the upper tiers approach EGP 315,000, and the 7.5% maintenance deposit plus the EGP 200,000 club fee add materially to the committed cost.

Scale introduces a second consideration. A 373 acre masterplan delivers in phases, so early residents may occupy while adjacent zones remain under construction, and an amenity programme of this size typically opens progressively rather than all at once. Anyone buying in an early phase should ask which zone the unit sits in and which facilities are contracted for that phase, because the answer determines what the first years of occupancy actually look like.

The unit mix cuts both ways as well. Placing one bedroom apartments and standalone villas inside a single community broadens the buyer pool, but it also means the resident profile spans a wide income range and rental turnover in the apartment blocks will run higher than in the villa clusters. Buyers who prioritise a uniform neighbour profile should look closely at which cluster a unit belongs to before signing.

The investment case, and who the compound suits

Three stated facts underpin the investment argument here, and each can be checked against the figures above. The land allocation caps how many units will ever exist on 373 acres, which limits future supply inside the gate and supports scarcity over time. The location on two through routes ties the compound to Heliopolis, Nasr City and the New Administrative Capital within a quarter of an hour, which is the kind of connectivity that has historically held value in east Cairo. The developer operating at scale across four markets reduces, without eliminating, completion risk on an off plan purchase.

On the yield side, the fully finished specification is the operative detail. A unit that hands over with kitchen, air conditioning and parking can be listed for rent immediately, so the income clock starts at handover instead of several months later. Payment terms running to ten years also mean instalments continue well past the delivery date, which lets an owner service part of the remaining balance from rental income once the unit is occupied.

The compound suits two profiles in particular. Families wanting low density housing near international schools and AUC, with a fully finished unit and a long payment runway, are the primary fit. Medium and long term investors buying the one and two bedroom stock for rental into the university and airport corridor are the second. It fits poorly for buyers who need occupancy within a year, and for anyone whose budget cannot absorb the maintenance deposit and club membership alongside the instalment schedule. This analysis is offered for guidance only and is not investment advice.

Frequently asked questions

How much cash do I need to reserve a unit?

Zed East Compound New Cairo requires 5% at contract, which is EGP 445,750 on the entry unit priced at EGP 8,915,000. A second payment of 5% or 7.5% falls due three months later, bringing the first quarter outlay to between EGP 891,500 and EGP 1,114,375 depending on the plan chosen.

Is Zed East delivered fully finished?

Zed East Compound New Cairo delivers every unit fully finished to a high specification. Villas and chalets hand over complete, and apartments and duplexes hand over with kitchen cabinetry, air conditioning and parking included, so no additional finishing budget is needed before occupancy or letting.

Does each unit come with parking?

Yes. A secured private garage sits beneath every residential building at Zed East, and parking is listed among the items included in the fully finished handover for apartments and duplexes. Villas, townhouses and twin houses park within their own plot boundaries rather than in the shared basement structures.

Which universities and schools are nearby?

The American University in Cairo sits 10 minutes from Zed East, and international schools and private universities are spread across the Fifth Settlement around it. That concentration is why the smaller units in the project carry reliable academic year rental demand alongside ordinary family occupancy.

When is the delivery date?

Zed East hands over within three to four years of contracting, with 2029 listed as the delivery year for the project. Buyers should confirm the phase schedule for their specific cluster and the delay provisions in the reservation contract before signing.

The bottom line

Zed East Compound New Cairo trades a long wait for scarcity, connectivity and a finished product. Only 12.5% of 373 acres becomes saleable housing, the site holds two through routes into Heliopolis and the New Administrative Capital, and every unit arrives ready to occupy from EGP 8,915,000 with instalments running to ten years. To check current availability and updated pricing, get in touch through the form on this page.

Zed East Compound New Cairo

About the Project