New Cairo property prices 2026: a complete survey
New Cairo is Egypt's largest and most active property market, with huge price gaps between districts. This is a practical survey in 2026 numbers: meter-price averages from market data, plus actual prices from 76 projects in the Tycoons Investments database.
Average price per meter in the Fifth Settlement, 2026
According to the May 2026 Aqarmap survey, apartment prices in New Cairo rose between 100% and 140% over the recent period, with average meter prices as follows:
| District | Avg. price per meter (EGP) | Segment |
|---|---|---|
| Mostakbal City | ~67,000 | Highest |
| Golden Square | ~63,000 | Luxury |
| Madinaty | ~58,000 | Luxury |
| Rehab City | ~56,000 | Luxury |
| Shoueifat / North Investors / Settlement Extension | 40,000 – 41,000 | Upper-mid |
| 90th Street | ~37,000 | Upper-mid |
| Narges | ~34,000 | Mid-range |
| Katameya and surrounding districts | ~33,000 | Mid-range |
| Lotus and First Settlement | ~31,000 | Mid-range |
| Carnation, Beit El Watan and South Investors | 23,000 – 27,000 | Budget |
Note: most of these units are delivered semi-finished; luxury projects inside major compounds clearly exceed these averages.
Apartment or villa in New Cairo?
Apartments in New Cairo projects start from around EGP 1.7 million in our inventory (compact units in projects such as 3 Sides), while standalone villas in luxury projects (such as Hyde Park and Grand Valleys) start from roughly EGP 28-30 million and exceed EGP 74 million. The rule of thumb: smaller apartments are easier to rent and resell, while villas deliver higher capital growth for patient buyers.
How to read prices smartly
- Compare price per meter, not the total price — a larger unit at a lower meter price may be the better deal.
- Ask about the difference between semi-finished and fully finished — typically EGP 8,000-15,000 per meter.
- Pay attention to the launch phase: prices rise with each new phase, and early booking is cheaper.
- Compare payment plans: 5% down over 10 years means a far higher installment than 20% down over 7 years for the same unit.
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Frequently asked questions
What is the average price per meter in New Cairo in 2026?
It ranges from EGP 23,000 in budget districts (Beit El Watan, Carnation) to EGP 67,000 in Mostakbal City, according to the May 2026 Aqarmap survey — luxury compounds exceed these averages.
What is the cheapest apartment in the Fifth Settlement?
In Tycoons Investments inventory as of 23 July 2026, confirmed units start from EGP 1,711,412 in New Cairo projects — mostly compact units or budget districts such as Beit El Watan.
Will New Cairo prices drop?
Indicators through July 2026 do not suggest a decline: construction and land costs are rising and real demand is strong. Global forecasts range between 15-18% growth and relative stability.
Which New Cairo district is best for investment?
For fast liquidity: mature districts (90th Street, Narges). For capital growth: Mostakbal City, Beit El Watan and the newer extensions near the New Administrative Capital.