Zomra East New Cairo occupies 378 acres on North 90th Street, the spine of the Golden Square district inside New Cairo (Fifth Settlement), and it is the first project Nations of Sky has launched east of the capital. Parcels of that size rarely come up in the Golden Square, where most compounds sit on far smaller plots and build upward to compensate. Nations of Sky went the other way and weighted the masterplan toward low-rise housing, giving 60% of the development to standalone villas and townhouses and 40% to apartment buildings.
That single decision shapes everything else about the compound. A one-bedroom apartment of 60 m² opens the price ladder at EGP 6,600,000, while a 370 m² standalone villa closes it at EGP 83,800,000, so one address serves a first-time buyer and a family trading up to a detached house with a garden. Every unit is delivered fully finished on terms that ask 5% at booking and spread the balance across 8 years without interest, with handover scheduled for 2029.
A 378-acre masterplan engineered for low density
The 60% to 40% split between low-rise homes and apartment buildings is the most unusual number in the project file. Most large New Cairo compounds invert that ratio because apartments extract more saleable metres per acre, so a villa-weighted plan on 378 acres produces a materially lower resident count per acre than the district norm. The practical result is wider open space per household, longer sightlines between clusters, and a lower load on internal roads, pools and parking at peak hours.
Villa districts and apartment districts are laid out as separate zones rather than mixed along the same streets. Each group keeps its own approach roads and its own social facilities, which protects villa owners from through traffic and gives apartment residents amenities scaled to their own numbers. Green areas and water features run through the plan as connective tissue instead of sitting in one central park, so the majority of units look onto landscape rather than directly into a neighbouring facade.
Six security gates serve the compound, a count matched to the perimeter of a 378-acre site rather than to a small plot. Distributing entry points that way shortens the internal drive from any gate to any cluster and stops the single-gate queueing that becomes a daily irritation in large communities. Facades combine natural stone finishes with contemporary detailing, and the elevation profile across the site allows the taller residential buildings to sit away from the villa edges.
Where is Zomra East New Cairo located?
Zomra East New Cairo sits directly on North 90th Street inside the Golden Square area of the Fifth Settlement. Suez Road is roughly a three minute drive away, the American University in Cairo about ten minutes, and the New Administrative Capital is reachable through the eastern axes that already serve the district daily.
North 90th Street is the busiest mixed residential and commercial artery in New Cairo, lined with banks, restaurant clusters, clinics and retail strips that residents reach without leaving the district. A frontage address on that street removes the ten to fifteen minute feeder drive that inland compounds impose before their owners reach any service at all. The Golden Square itself is the pocket bounded by North and South 90th Street, and it carries the highest price per metre in New Cairo precisely because its supply of undeveloped land is close to exhausted.
Road connectivity runs in several directions from the gates. Suez Road carries traffic west into central Cairo and east toward the industrial and coastal corridors, the Ring Road links the compound to Maadi, Nasr City and Giza, and the Mohamed Naguib Axis, the main connector between New Cairo and the New Administrative Capital, puts the new government and financial districts within a practical commute. Al Ahly Club and the Youssef El Sebai Axis sit on the same side of the district, which matters to families who use the club several times a week.
The immediate neighbours set the tone of the address. Established Golden Square projects such as Klove and Jade & Blue occupy the surrounding blocks, and a buyer inside the compound therefore inherits a finished urban context with schools, hospitals and malls already trading. That is a different risk profile from a compound launched into an empty extension where the surrounding services are still on a drawing board. Mature surroundings plus constrained land supply are the two conditions that keep resale demand in the Golden Square consistently ahead of most of New Cairo.
Unit types, sizes and bedroom counts
Zomra East New Cairo carries one of the widest unit ranges available in the Fifth Settlement, covering apartments, duplexes, penthouses, townhouses, twin houses and standalone villas inside a single gate. The range matters for households that expect to move twice: an owner can start in a one-bedroom apartment and later transfer to a townhouse or a villa without changing compound, school run or neighbours.
| Unit type | Bedrooms | Area (m²) | Starting price (EGP) |
|---|---|---|---|
| Apartment | 1 | 60 to 85 | 6,600,000 |
| Apartment | 2 | 130 | 13,200,000 |
| Duplex | 3 | 200 | 19,100,000 |
| Penthouse | 3 | 250 | 24,000,000 |
| Townhouse | 3 | 210 to 215 | 29,200,000 |
| Twin house | 3 | 270 | 41,000,000 |
| Standalone villa | 3 to 4 | 230 to 370 | 41,600,000 to 83,800,000 |
The 60 m² one-bedroom apartment is the entry product and the one most likely to be bought for rental. A unit that small inside the Golden Square rents to young professionals and to staff of the surrounding business and medical clusters, and it carries the lowest capital exposure in the compound. The 130 m² two-bedroom apartment moves the same buyer into a family layout with a second reception window and a usable second bedroom rather than a study.
Two apartment lines sit above the standard tier. Sky Garden and Sky Panorama units begin at 200 m² and are positioned for panoramic exposure across the landscape rather than across internal streets, which is the difference that carries a premium on resale. Duplexes at 200 m² and penthouses at 250 m², both with three bedrooms, give buyers who want villa-scale floor area the option of staying in the apartment districts with their lower maintenance obligations.
Low-rise homes climb from 210 m² townhouses through 270 m² twin houses to standalone villas between 230 m² and 370 m² with three or four bedrooms. Townhouses suit families who want a private entrance and a garden without paying for detached land on all four sides, while the standalone tier targets households that rank privacy and outdoor space above every other criterion. All of the low-rise types face landscape or water features rather than adjacent plots, which is the payoff of the villa-weighted masterplan described above.
How much do units at Zomra East New Cairo cost?
Prices at Zomra East New Cairo start from EGP 6,600,000 for a one-bedroom apartment, rise to EGP 13,200,000 for a two-bedroom, EGP 19,100,000 for a duplex and EGP 29,200,000 for a townhouse, and reach EGP 41,600,000 to EGP 83,800,000 for standalone villas. Prices are current for 2026 and include full finishing.
Dividing each published price by its stated area gives the clearest read on value across the tiers. Apartments, duplexes and penthouses work out to roughly EGP 95,500 to EGP 110,000 per m², townhouses to about EGP 139,000 per m², twin houses to about EGP 152,000 per m², and standalone villas from about EGP 181,000 per m² at the 230 m² end up to roughly EGP 226,000 per m² at the largest 370 m² homes. The gap between the apartment rate and the villa rate is the price of land, privacy and private outdoor area, not of better construction.
Read against the Golden Square market, the apartment band is the competitive part of the sheet and the villa band is priced at the premium the district commands for detached land. A buyer comparing offers should therefore compare like with like: an apartment quote here against apartment quotes in the same pocket of North 90th Street, and a villa quote against detached product on the same street rather than against inland alternatives. Every unit is sold on instalments with no added interest and no separate financing charge layered on top of the list price.
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Payment plan, down payment and reservation deposits
The commercial terms are the second reason the project reaches a wide buyer base. Booking opens at 5% of the unit price, and the remaining balance is spread across 8 years with no interest applied, which keeps the monthly obligation low relative to the ticket size.
- 5% of the unit price payable on booking.
- A further 5% after three months.
- A further 5% on handover.
- The remaining balance across 8 years with no interest and no hidden fees.
- Refundable reservation deposit: EGP 100,000 for apartments, EGP 200,000 for townhouses, EGP 300,000 for villas.
Splitting the early money into three 5% instalments rather than one lump sum is the detail that changes affordability in practice. On the entry apartment it means EGP 330,000 at booking instead of a larger single cheque, with the next tranche deferred by a full quarter. Because handover falls three years into an eight-year schedule, an owner completes the majority of the payments after taking possession, and an investor can put rental income against the remaining instalments.
The reservation deposit being refundable also lowers the cost of hesitating. A buyer can hold a specific unit, plot position or floor while completing due diligence on the contract and the developer, and recover the deposit if the decision changes. That is a meaningful protection on a project selling off plan, and it is worth confirming the refund mechanism in writing before signing anything.
Finishing standard and delivery date
Every unit at Zomra East New Cairo is handed over fully finished, apartments and villas alike, with handover set for 2029, three years from contracting. Full finishing removes a cost line that buyers routinely underestimate on semi-finished product, where fitting out a 200 m² unit can absorb a large share of the purchase price and several months of the owner’s time.
The practical consequence is that a unit generates value from the first month after handover. An owner can move in immediately, and an investor can list for rent without a fit-out period, which shortens the gap between the final construction payment and the first rental cheque. Facilities and services are planned to be operational at handover rather than phased in afterwards, which is the condition that determines whether early residents actually get the community they bought.
The three-year schedule is the trade-off. Buyers who need to occupy a home this year will find the timeline long, and for them a resale unit in a delivered compound is the better fit. Buyers who are not in a hurry get the compensating benefits: a longer runway to fund the instalments, and exposure to price movement in a district where land supply keeps tightening between contracting and handover.
Amenities and the company that runs them
The amenity plan is built around a rare arrangement: two separate clubhouses, one serving the apartment districts and one serving the villa districts. Splitting the social infrastructure keeps each clubhouse sized to its own catchment instead of pooling several thousand households into one facility, and it reinforces the same separation the masterplan applies to the streets.
- Two clubhouses, one for apartment residents and one for villa residents.
- A full commercial district with shops, restaurants and cafes inside the gates.
- Multiple swimming pools designed for different age groups.
- A fitted gym alongside health and wellness facilities.
- Walking, running and cycling tracks, plus secured kids areas.
- Green spaces and water features distributed across the whole 378 acres.
- Six gates with CCTV coverage and round-the-clock security.
Facility management is contracted to EDEN, a company with more than 15 years of experience running upscale residential communities in Egypt. Post-handover management is the attribute buyers examine least and feel most, because it decides whether the landscaping, the pools and the shared corridors still look like the brochure five years after delivery. A named operator with a track record is a stronger signal than any single amenity on the list, and it feeds directly into the resale value of the unit.
The commercial district deserves separate attention on a site this large. With shops, restaurants and cafes inside the perimeter, daily errands stay off North 90th Street, which is exactly where traffic in the Golden Square concentrates during evenings and weekends. That internal retail is also what makes the smaller apartments viable as rental stock, since tenants at that price point value walkable services more than garden area.
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Nations of Sky, the developer behind the project
Nations of Sky Developments was founded in 2024, and Zomra East New Cairo is its first project inside New Cairo. A young company launching a 378-acre community makes the developer’s partnerships and consultants a genuine part of the evaluation, and the record here is more substantial than the founding date alone suggests.
The company’s earlier work is Jirian in Sheikh Zayed, a 1,400-acre development on the 26th of July Corridor delivered in partnership with Mountain View and Palm Hills, two of the longest-established residential developers in Egypt. Co-developing at that scale in West Cairo is direct evidence of capability in land assembly, phasing and infrastructure on projects far larger than this one, and it explains how a 2024 company secured a plot of this size in the Golden Square.
None of that removes the standard off-plan homework. Verify the delivery schedule written into the contract, the penalty clause for late handover, and the payment milestones tied to construction stages before committing. Those checks apply to any project selling three years ahead of handover, and they matter most where the developer has yet to complete a full delivery cycle under its own name in this specific market.
Is Zomra East New Cairo a sound investment?
The investment case for Zomra East New Cairo rests on four verifiable attributes: a frontage plot on North 90th Street inside a district with almost no remaining land, 378 acres held at deliberately low density, full finishing at handover, and an 8-year interest-free schedule opened by a 5% payment. Those four together mean a buyer commits limited capital up front to an asset in the most supply-constrained pocket of New Cairo.
On the rental side, the 60 m² and 130 m² apartments are the units most exposed to demand from the business, medical and university clusters that surround the Golden Square, and full finishing means they can be listed the month after handover. On the capital side, the villa tier is the segment where the district’s land scarcity does the work, since detached product on North 90th Street cannot be replicated once the remaining parcels are built. The proximity of the New Administrative Capital adds a second demand stream from staff who want to live in New Cairo while working in the new government and financial districts.
The project suits two buyer profiles clearly. The first is a purchaser entering the Golden Square at the lowest available ticket, EGP 6,600,000, and using the staged 5% payments to hold a position in a district they could not otherwise afford. The second is a family buying a standalone villa between 230 m² and 370 m² and prioritising privacy, garden area and a villa-weighted neighbourhood over immediate occupancy.
It suits two profiles poorly. Anyone who needs a home this year is ruled out by the 2029 handover, and anyone unwilling to underwrite a developer that has not yet completed a delivery cycle under its own brand should weigh the Jirian partnership record against that gap and decide accordingly. Matching those factors to your own timeline and risk tolerance is what settles the decision, not the headline numbers. This analysis is offered for guidance only and is not investment advice.
Frequently asked questions
How big is Zomra East New Cairo?
Zomra East New Cairo spans 378 acres on North 90th Street, making it one of the largest single plots in the Golden Square. The masterplan allocates 60% of that land to standalone villas and townhouses and 40% to apartment buildings, served by six security gates.
How far is Zomra East New Cairo from the American University in Cairo?
Zomra East New Cairo is about a ten minute drive from the American University in Cairo and roughly three minutes from Suez Road. The compound also connects to the Ring Road and the Mohamed Naguib Axis, which links the Fifth Settlement to the New Administrative Capital.
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Is the reservation deposit at Zomra East New Cairo refundable?
Reservation deposits at Zomra East New Cairo are refundable, set at EGP 100,000 for apartments, EGP 200,000 for townhouses and EGP 300,000 for villas. A buyer can hold a specific unit while completing contract checks and recover the deposit if the purchase does not proceed.
Who is the developer of Zomra East New Cairo?
Zomra East New Cairo is developed by Nations of Sky Developments, founded in 2024, and it is the company’s first project in New Cairo. Nations of Sky previously co-developed Jirian, a 1,400-acre community in Sheikh Zayed, with Mountain View and Palm Hills.
Are units at Zomra East New Cairo fully finished?
All units at Zomra East New Cairo are delivered fully finished, from the 60 m² one-bedroom apartments to the 370 m² standalone villas. Handover is scheduled for 2029, three years from contracting, so units are ready to occupy or to rent without a fit-out period.
The verdict for buyers
Zomra East New Cairo combines three attributes that rarely appear together in the Golden Square: 378 acres of frontage land on North 90th Street, a villa-weighted 60% to 40% masterplan that holds density down, and a unit ladder running from EGP 6,600,000 to EGP 83,800,000 with full finishing on every tier. The 5% entry payment, the interest-free 8-year schedule and facility management by EDEN round out a package aimed at buyers who value space and a mature address over immediate handover.
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