Compound Zia Residence New Cairo occupies 15 acres inside the Fifth Settlement, and El Baron Developments handed 80% of that land to gardens, landscaped walkways and artificial lakes. The buildings stop at ground plus five floors, so the plot carries a low unit count for its size and most windows face open ground instead of a facing block. That density decision, taken on a compact plot rather than a sprawling estate, is the attribute that separates the project from the larger New Cairo compounds around it.
The unit mix runs from a 60 m² one-bedroom studio to a 220 m² duplex, and the price list opens at EGP 3,744,000 for the smallest unit. El Baron offers three payment structures, the lightest of which asks 5% down, and holds a unit against a refundable reservation deposit of EGP 75,000. A buyer looking at Zia Residence New Cairo is effectively choosing between a compact rental asset and a two-level family home inside the same gated wall, at budgets that sit well apart. English-language listings also spell the project Zeya Residence, so both transliterations point to the same El Baron compound.
A 15-acre masterplan that keeps four fifths of the land open
Fifteen acres translate to roughly 63,000 m² of land, so the 80% allocation reserves close to 50,400 m² for greenery, water bodies and open landscape, leaving about 12,600 m² to absorb the buildings, the internal roads and the service blocks. That split is why the compound reads as low density despite its modest footprint: the built area competes with parkland, not with more buildings. Residents get a dedicated walking route, planted courtyards and lake frontage rather than the block-to-block spacing that older infill projects in the Fifth Settlement settled for.
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El Baron Developments commissioned architect Mohamed Talaat for the design and the OkOPLAN consultancy for the engineering package. Talaat has delivered previous work in New Cairo and the New Administrative Capital, and pairing a named architect with a specialist consultancy narrows the design and execution risk that follows projects run without a declared design team. The blocks themselves open through double-height entrances, a detail that lifts the facade proportions and gives each building a lobby scale closer to a hotel than to a walk-up.
Height discipline carries a practical benefit that buyers feel after handover. A ground plus five format spreads fewer households across each staircase, each lift and each parking bay than a tower does, which lowers the daily load on shared services and keeps the service charge base predictable. It also caps the number of units that can reach the resale market at once, since a compound of this scale cannot flood the Fifth Settlement with inventory the way a multi-phase estate can.
Where does Zia Residence New Cairo sit on the map?
Zia Residence New Cairo sits one minute from Suez Road and a short walk from 90th Street, the two arteries that carry east Cairo traffic. From that point the New Administrative Capital, Heliopolis and Cairo International Airport each sit around fifteen minutes away by car.
Suez Road matters here more than the address line does. It is the corridor that links the Fifth Settlement to Heliopolis, to the airport zone and to the New Administrative Capital, so a unit placed one minute from its entry escapes the internal congestion of the deeper residential blocks while keeping the eastern network within reach. 90th Street, the commercial spine of the Fifth Settlement, carries the banks, clinics, schools and restaurants that residents use weekly, and the compound stands close enough to treat that street as its neighbourhood high street rather than a destination drive.
The developer publishes the following drive times from the project gate:
- New Administrative Capital: about 15 minutes via Suez Road.
- Heliopolis: about 15 minutes.
- Cairo International Airport: about 15 minutes.
- The American University in Cairo: a few minutes by car.
- Rehab City, Madinaty and Mostakbal City: inside the project’s immediate radius.
Those five destinations describe a specific kind of commute. A resident who works in the New Administrative Capital, a household with a member studying or teaching at the American University in Cairo, and a frequent traveller who needs the airport all fall inside the same quarter-hour band from one address. That overlap is rare in New Cairo, where compounds usually trade airport access for Capital access, or sit deep enough inside the Fifth Settlement to lose both.
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The immediate neighbours place the project in a mature residential band rather than on a raw plot. Amara Residence and Acasa Mia, two compounds of comparable scale in the Fifth Settlement, sit alongside it, which gives a buyer a live benchmark for price per metre and unit sizes before signing anything. It also means the surrounding schools, pharmacies and retail already operate, so the first residents are not waiting for a district to catch up with them.
New Cairo itself is the frame around all of this. The city grew as the eastern expansion of Greater Cairo and now holds the numbered settlements, Beit Al Watan and the 90th Street corridor, alongside international schools, private universities and hospitals that operate independently of any compound gate. Buying inside the Fifth Settlement therefore attaches a household to services that already function at city scale, which is the structural difference between this address and a compound launched in a district still being formed.
Unit types and sizes across the compound
Three unit families fill the 60 to 220 m² band inside the compound: studios, apartments and duplexes. El Baron split the duplex tier into two distinct products, a Garden Villa with a private ground-level garden and a Lake Villa facing the artificial lake, and both occupy the same size bracket. The masterplan carries no standalone villas at all, a direct consequence of building on 15 acres instead of a several-hundred-acre estate.
| Unit type | Area (m²) | Bedrooms | Starting price (EGP) |
|---|---|---|---|
| Studio | from 60 | 1 | 3,744,000 |
| Apartment | 60 to 170 | 2 | 5,900,000 |
| Apartment | 60 to 170 | 3 | 8,400,000 |
| Duplex, Garden Villa | 170 to 220 | Two levels, private garden | 9,000,000 |
| Duplex, Lake Villa | 170 to 220 | Two levels, lake view | 13,700,000 |
The 60 m² one-bedroom studio is the entry product and the one with the clearest rental logic. At that size it suits a single professional or a couple, and it is the unit type a landlord can furnish and let quickly in a district that draws university staff, students and employees of the nearby business corridors. It is also the smallest cash commitment in the project by a wide margin.
Apartments cover the 60 to 170 m² range and scale their bedroom count with area, from compact layouts up to three-bedroom family plans at the top of the band. This is the widest tier in the compound and the one that absorbs most of the demand, because it stretches from an investor’s second unit to a family’s primary home without leaving the same set of buildings. A 170 m² three-bedroom plan inside a ground plus five block also delivers a floor plate that a tower rarely matches at the same price point.
The Garden Villa duplex spans 170 to 220 m² across two levels and adds a private ground-level garden. It is the closest product in the project to a house, and it targets the family that wants outdoor space for children without paying standalone villa money. The Lake Villa duplex covers the same 170 to 220 m² band but faces the artificial lake instead of a garden, and it carries the highest starting price in the compound, which is the clearest evidence that El Baron treats water frontage as the premium view inside the masterplan.
Prices at Zia Residence New Cairo, updated for 2026
El Baron quotes a starting rate of EGP 49,000 per m² and publishes a separate entry price for each unit type. The list below reflects the 2026 update and stays subject to change as the sales phases progress, which is normal practice for an off-plan launch in the Fifth Settlement.
- One-bedroom studio: from EGP 3,744,000.
- Two-bedroom apartment: from EGP 5,900,000.
- Three-bedroom apartment: from EGP 8,400,000.
- Garden Villa duplex: from EGP 9,000,000.
- Lake Villa duplex: from EGP 13,700,000.
Read as a ladder, the list spans a factor of about 3.7 between the cheapest and the most expensive entry point, which is unusually wide for a single 15-acre compound. The step from a two-bedroom apartment at EGP 5,900,000 to a three-bedroom at EGP 8,400,000 costs EGP 2,500,000, roughly 42% more, and buys both an extra bedroom and a larger floor plate. The jump from a Garden Villa duplex at EGP 9,000,000 to a Lake Villa at EGP 13,700,000 costs EGP 4,700,000 inside the same size bracket, so that difference is paid almost entirely for lake frontage and position within the masterplan.
One point deserves care at the contract table. The EGP 49,000 per m² figure is a starting rate rather than a uniform one, and the effective rate implied by each published entry price differs by unit type, size and position inside the compound. Ask the sales team to state the rate applied to the exact unit and floor you are reserving, then check that number against the total written on the reservation form before paying anything.
Parking sits outside the unit price. A garage subscription costs EGP 250,000 and is calculated separately, which adds close to 7% on top of the studio entry price and a smaller proportion higher up the ladder. Budget it into the total from the start, because it is a fixed cost that does not scale with the unit and therefore weighs heaviest on the smallest ones.
Payment plans, the reservation deposit and the launch offer
El Baron issued three payment structures for the project, each trading a larger down payment for a longer installment period. The buyer picks according to available liquidity rather than according to the unit, since all three apply across the price list.
- 5% down payment, with the balance installed over up to 7 years.
- 10% down payment, with the balance installed over up to 7 years.
- 15% down payment, with the balance installed over up to 8 years.
- Refundable reservation deposit of EGP 75,000 paid to hold the unit.
Applied to the entry unit, the 5% plan asks EGP 187,200 down on a EGP 3,744,000 studio, the 10% plan asks EGP 374,400 and the 15% plan asks EGP 561,600. Spread evenly, the remaining EGP 3,556,800 under the 5% plan works out to roughly EGP 42,300 a month across 84 months. Real schedules are usually billed quarterly and may carry milestone payments, so treat that figure as an order of magnitude and ask for the printed schedule before signing.
The 15% plan buys an extra year of installments for an extra 10% of the unit value at signing, and that is the trade worth modelling first. On the studio it means EGP 374,400 more cash on day one in exchange for twelve more months of runway, a swap that favours a buyer holding reserves and penalises one who needs to stay liquid through the construction period. The EGP 75,000 reservation deposit sits ahead of all three plans, is refundable, and functions as proof of intent while the contract is drafted, so it protects both sides before the down payment moves.
The launch period carries three separate incentives that expire with it. El Baron finishes the first 50 apartments completely at no additional cost, delivers the second 50 apartments semi-finished at no additional cost, and waives the club subscription for units contracted inside the same window. Full finishing at the developer’s cost is the heaviest of the three by value, since fitting out a unit in the Fifth Settlement is a six-figure expense a buyer would otherwise carry after handover, and it also removes the cash-flow gap between the final installment and the day the unit becomes livable.
The distinction between the two finishing offers matters at handover. A fully finished unit arrives ready to occupy or to let, so the buyer’s spending stops with the final installment. A semi-finished unit arrives with structure, plastering and services in place, leaving flooring, kitchen, bathrooms and joinery to the owner, and that work runs on its own budget and its own timeline after the keys change hands. The first 50 apartments and the second 50 therefore deliver materially different products, which is worth confirming in writing before the reservation is placed.
Delivery date: when do the units hand over?
Zia Residence New Cairo hands over within four years of the contract date, according to the developer’s approved schedule. Units sold during the launch window fall under the free full finishing and free semi-finished offers, while later releases carry the finishing specification stated at the point of sale.
Because handover is expressed as a period counted from contract rather than as a fixed calendar date, two buyers who sign months apart will receive their units months apart. Confirm the contractual delivery date and the finishing specification written for your own unit at reservation, and check whether the contract stipulates a delay penalty. Both points belong in the written agreement, not in a verbal assurance on the sales floor.
Amenities, retail and daily services inside the gate
The service package follows the same open-space logic as the masterplan, with leisure facilities placed inside the landscaped 80% rather than squeezed between buildings. The intent is a compound that covers daily needs without a car trip, which matters more in a low-rise community where residents walk between blocks.
- Landscaped zones, water features and a dedicated walking route.
- A clubhouse acting as the social hub of the community.
- Swimming pools, a gym and a spa.
- Running and cycling tracks laid through the green areas.
- An equipped kids area with play facilities.
- A commercial mall holding restaurants and cafes.
- A modern, fully secured garage.
- Round-the-clock security with surveillance cameras and on-site guards.
- Daily maintenance and cleaning contractors covering the common areas.
The recreational half of that list covers the social and athletic side of daily life. The clubhouse, the pools, the gym and the spa remove the need for an outside membership, the running and cycling tracks put the green ratio to use instead of leaving it decorative, and the kids area gives families a supervised space that a standalone apartment building in the Fifth Settlement cannot offer. The commercial mall with its restaurants and cafes handles routine errands and casual meals that would otherwise mean a drive onto 90th Street.
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The operational half of the list matters more for resale value than the amenities do. A secured garage, permanent camera coverage and contracted maintenance and cleaning teams are what keep a compound looking five years old at year ten, and buyers in the Fifth Settlement price that difference in visibly. Ask which facility management company holds the contract and what the annual maintenance charge is, because those two answers decide whether the standard shown at launch survives the first years after handover.
El Baron Developments, the company behind the project
El Baron Developments is an Egyptian developer with roughly two decades in the market, chaired by Eng. Hazem Zarif, and it has executed more than 135 projects in Nasr City alone. Concentrating that volume inside a single district built a specific kind of experience: repeated delivery of residential and commercial buildings in a dense, established urban fabric, where plots are tight and construction runs beside occupied buildings. That record is a relevant signal for a 15-acre compound, which sits closer in scale to infill work than to a desert megaproject.
The company’s recent portfolio shows a deliberate move out of Nasr City into the new urban communities. Compound Greya New Cairo carries its residential work into the Fifth Settlement, and Mall Vigor New Capital carries its commercial work into the New Administrative Capital. Zia Residence New Cairo belongs to that newer generation of projects rather than to the Nasr City backlog, which means a buyer is judging the developer on two things at once: a long delivery history in one district, and a shorter track record in the market where this compound actually stands.
How the project reads as an investment
Three measurable factors drive the investment case here: the entry price, the position on the road network, and the developer’s record. An entry point of EGP 3,744,000 for a studio, supported by a 5% down payment of EGP 187,200, puts the required starting capital below that of many Fifth Settlement compounds. Low entry capital widens the pool of buyers who can afford the unit on resale, and a wider buyer pool is what makes an off-plan unit liquid before handover.
Rental demand around the site rests on identifiable sources rather than on general optimism. The American University in Cairo sits a few minutes away, the business and services corridor along 90th Street employs across the district, and Suez Road puts the New Administrative Capital within about fifteen minutes for tenants who work there but prefer not to live there yet. A furnished 60 m² studio speaks to all three tenant profiles, which is the practical argument for buying the smallest unit rather than the largest.
On the risk side, the named design team lowers the odds of the failure modes that hurt off-plan buyers most. A recognised architect in Mohamed Talaat, the OkOPLAN consultancy on the engineering package, and a developer with more than 135 completed projects together reduce the probability of a design that cannot be built or a schedule that slips indefinitely. The open questions are the ones a buyer should force into writing: the contractual handover date measured from signing, the delay penalty, the finishing specification for the specific unit, and the annual maintenance charge.
This analysis is offered for guidance and is not investment advice. Verify every figure against the developer’s current price list and the signed contract before committing.
Who the compound suits, and who should look elsewhere
Two buyer profiles map cleanly onto this project. The first is the investor buying a studio or a small apartment for rental yield, drawn by the lowest cash entry in the compound and by tenant demand from the university and the surrounding work corridors. The second is the family that wants a duplex with a private garden or a lake view, at EGP 9,000,000 to EGP 13,700,000, instead of stretching to standalone villa pricing elsewhere in New Cairo.
The project does not suit a buyer who specifically wants a detached standalone villa, because none exists in the masterplan and the Garden Villa and Lake Villa duplexes are the substitute El Baron offers. It also fits poorly for anyone who needs a ready-to-move unit, since delivery runs on a four-year horizon counted from contract. A buyer who values a very large plot with extensive sports facilities will find bigger compounds elsewhere in the Fifth Settlement, and the trade there is scale against the walkability and low unit count that a 15-acre site delivers.
Questions buyers ask before reserving a unit
Are there villas in Zia Residence New Cairo?
Zia Residence New Cairo contains no standalone villas. It offers duplexes in two formats instead, a Garden Villa with a private garden and a Lake Villa overlooking the artificial lake, both sized between 170 and 220 m² across two levels, priced from EGP 9,000,000 and EGP 13,700,000 respectively.
How much is the price per meter in Zia Residence New Cairo?
The price per meter at Zia Residence New Cairo starts from EGP 49,000, updated for 2026. The effective rate varies by unit type, size and position inside the compound, so confirm the rate applied to your specific unit against the published starting prices before signing the reservation form.
What is the down payment at Zia Residence New Cairo?
The down payment at Zia Residence New Cairo starts at 5% of the unit value, which is EGP 187,200 on the EGP 3,744,000 studio. Alternative plans ask 10% or 15% down, with installments running up to 7 years on the first two and up to 8 years on the third.
Is parking included in the unit price at Zia Residence New Cairo?
Parking is not included at Zia Residence New Cairo. The garage subscription costs EGP 250,000 and is calculated separately from the unit price, so it belongs in the total budget alongside the refundable EGP 75,000 reservation deposit paid when the unit is held.
Summary
Zia Residence New Cairo combines a position one minute from Suez Road, a low-density masterplan that leaves 80% of its 15 acres green, and an entry price of EGP 3,744,000 for a 60 m² studio on a 5% down payment. Studios, apartments and two duplex formats cover budgets from a rental unit to a lakefront family home. For updated prices or to arrange a viewing, get in touch through the form on this page.