Palm Hills Fifth Settlement: Prices 2026 and Phases (Cleo and Palmet), and How It Differs from Badya

Last updated: October 28, 2026

Palm Hills Fifth Settlement (Palm Hills New Cairo) is a compound by Palm Hills Developments on about 500 feddans on the Middle Ring Road. As of the October 2026 update, the apartments on offer range between about EGP 7 and 21 million depending on area, phase and finishing, and on our Palm Hills Fifth Settlement compound page they start from about EGP 8.3 million. Payment plans vary between a 3% down payment with 10 years of instalments, 10% down with 7 years, and 20% down with 8 years, depending on the unit.

Many people search for the project’s phases and for how it differs from Badya Palm Hills October. So here we set out what the data confirms about the known phases, clear up two names that came up in enquiries (Woodville and Catalan), then compare with Badya and give the strengths and weaknesses frankly. For all of the developer’s projects see Palm Hills projects, and for projects in the area see New Cairo projects.

Is Badya in Fifth Settlement? A quick answer

No. Badya compound is not in Fifth Settlement but in 6th of October City on the Wahat Road and the Middle Ring Road, on about 3,000 feddans. Its apartments start from EGP 6.3 million with a 10% down payment and instalments up to 8 years (as of November 2026). Palm Hills Fifth Settlement is on the Middle Ring Road in east Cairo, with apartments from EGP 8.3 million, a down payment from 3% and instalments up to 10 years. The Palm Hills Club sports club is in the Palmet area of Fifth Settlement next to Kings School, on about 28 feddans.

Palm Hills Fifth Settlement phases: what is confirmed and what is not

The developer does not publish a single list of phases with the details of each, and scattered names circulate. The one that appears most often in adverts and pages is Cleo, specifically Cleo Water Residences, a phase of apartments and studios with full finishing around a central lake of about 7,500 sqm, where green space makes up about 82% of the phase area. Adverts also refer to Cleo 1 and Cleo 2 with different delivery dates.

Near it is the Palmet area, which has Kings School and the Palm Hills Club sports club on about 28 feddans. For retail units in the area you can see Palmet Mall. Across the whole compound, buildings take up about 20% of the land and green space about 80%, with a golf area, a central park and a ridge trail linking the neighbourhoods to the social club.

Woodville and Catalan: an important clarification

Woodville is not one of the Fifth Settlement phases. It is one of Palm Hills’ projects in 6th of October. “Catalan” is not listed among the Palm Hills projects on our site, so we attach no prices or specifications to it. If you mean a project in Katameya, Palm Hills Katameya is a separate project from the Fifth Settlement compound. Check the name of the project any agent shows you before you book, and ask us if you are not sure.

Palm Hills Fifth Settlement prices as of the October 2026 update

The developer does not announce a fixed price list. The following figures come from the available offer pages, adverts and our page. They vary because some are developer units and some are resale, and some are fully finished while others are core and shell.

When you work out the differences, do not rely on a “starting from” price alone. Small units cost more per metre, and some units may carry a limited-time discount. There is an offer with a 38% discount on a 3% down payment and 5 years of instalments, alongside the original plan of 3% down and 10 years, so ask whether the offer is valid when you contract. For current offers see Palm Hills offers.

Want the price of a specific unit in Palm Hills Fifth Settlement? Send us the area and your budget and we will reply with what is available from the developer or on resale, with the instalment schedule. Message us on WhatsApp now.

The difference between Palm Hills Fifth Settlement and Badya

The developer’s shared name confuses some people between the two projects, but they differ in location, size and planning approach. Badya is in west Cairo while the Fifth Settlement compound is in the east, and each has its own audience.

In short: the Fifth Settlement compound suits you if your work or your children’s schools are in east Cairo or the New Administrative Capital, and Badya suits you if you want a complete city with larger open spaces in the west and apartment prices that start lower. For more on Badya, read the Badya page.

Location and distances

The compound overlooks the Middle Ring Road in the heart of Fifth Settlement, with access from it to 90th Street and the Regional Ring Road. It is about 5 minutes from the New Administrative Capital, 10 minutes from Cairo Airport, 15 minutes from AUC and 20 minutes from Rehab. Nearby landmarks include the German University, Point 90 Mall, the Gamal Abdel Nasser Axis and the Ain Sokhna Road. These estimates assume no traffic and differ at rush hour, so try the route before you book.

Delivery and services

The project is up and running, and partly occupied. Adverts show units ready for handover alongside units delivering in 2027 and others in 2030, depending on the phase, and delivery for new units is estimated at about 3 years. Our page lists these services: a health club (gym, spa and sauna), a sports and social club, swimming pools, walking, jogging and cycling paths, a retail mall, a mosque and garages, as well as electronic gates, round-the-clock security, CCTV and a fire-fighting system. It is important to confirm which services are actually ready in the phase where you will live, and to ask about the contracted delivery date and the late-delivery penalty in the contract.

As for the developer, Palm Hills Developments was founded in 2005 and has projects in west and east Cairo and on the North Coast, so you can inspect its delivery record and finishing quality in existing projects before you decide.

Strengths of Palm Hills Fifth Settlement

• A developer with experience since 2005 and large projects in east and west Cairo.
• About 500 feddans with a relatively low build ratio, green spaces and a lake.
• A variety of units: apartments, townhouses, twin houses and villas.
• Flexible payment plans that can start from a 3% down payment and reach 10 years on some units.
• Close to the New Administrative Capital, the airport and the universities, by the announced times.
• An existing project, partly occupied, which lets you see the reality before you buy.

Weaknesses and notes to consider

• Price level: Apartments and townhouses cost more than many Fifth and Sixth Settlement compounds, and the price per metre of small units is high.
• Varied delivery dates: Adverts show ready units and others for 2027 and 2030 depending on the phase, so ask for the contract date and the late-delivery penalty.
• Figures vary by phase: Apartment areas, prices and payment plans differ from one page to another, so we show them as ranges.
• Road traffic: The Middle Ring Road is busy at rush hour, so time the trip to your workplace.
• Developer units or resale: Resale may deliver faster but requires a statement of what has been paid and the contract transferred to your name.
• Extra fees: Ask about the maintenance deposit and club fees before contracting.

How do you choose between Palm Hills projects?

If your budget is lower or you want a smaller down payment, compare the compound with Azad Views and Mountain View iCity New Cairo. If you want units with gardens in the west, look at The Crown, Golf Extension, Palm Parks and PX. To compare within Fifth Settlement, see Fifth Settlement compounds and the best Sixth Settlement compounds.

• Start by pinning down the area you work in, because roads are the biggest difference between east and west Cairo.
• Ask for the price per metre and the instalment schedule in writing, and compare them with at least two adverts.
• Visit the phase itself, not just the project in general, and note the view and its closeness to the lake or the club.

Frequently asked questions about Palm Hills Fifth Settlement

Useful links

• Also read: Palm Hills projects · Palm Hills offers · Fifth Settlement compounds
• Compound page · Company data · New Cairo projects
• Badya · PX · The Crown · Units available for sale

Ready to choose your unit in Palm Hills? The West Capital team sends you current prices and arranges a viewing with no commission from the client. Ask about what’s available now on WhatsApp.