Royal Lake New Zayed

Royal Lake New Zayed is a community of villas and twin houses by Landmark Sabbour in New Zayed, currently under construction. As of October 2026, prices in Royal Lake start from EGP 38 million for a villa, with a 10% down payment and installments over up to 7 years. No delivery date has been announced.

About Royal Lake

The project is a luxury compound in a classic European style, with views over planned lakes and gardens, in an area close to the main roads and the upscale districts of Sheikh Zayed. It is attributed to Landmark Sabbour (LMD), while Malvern Development and Landmark Development are named as owners and developers. The overlap of names is something we suggest you ask the company to clarify when you contract.

No exact total area or unit count is published for the compound. It is described only as built on a large area, mostly green space and water. In 2026 the standalone villa model starts from 320 sqm, and garden areas start from 203 sqm.

Location of Royal Lake New Zayed

The compound is in New Zayed, in an area called “Green October”. Travel times to the main destinations are as follows:

• Mall of Arabia: about 7 minutes.
• Central Axis: 7 minutes.
• Arkan: about 13 minutes.
• Grand Egyptian Museum: 13 minutes.
• Mohandessin: 25 minutes.
• Heliopolis: 50 minutes.

Sphinx Airport and the Dahshur Link are described as nearby, without travel times. These figures are estimates from marketing material, so try the route at peak hours.

Sizes and unit types

Royal Lake offers more variety than most neighboring villa compounds:

• Standalone villas from 300 to 800 sqm, and corner villas.
• Twin houses from 220 sqm.
• Townhouses.
• Penthouses and duplexes with private gardens, some with a private swimming pool.

Three villas are currently available, of 330, 342 and 380 sqm, each with five bedrooms and four bathrooms. To verify the actual land and building area, ask for each villa’s layout and plot number, not only the marketing description.

Royal Lake prices

Prices in Royal Lake start from EGP 38 million as quoted by the sales department, and the average price per meter is estimated at about EGP 116,000, roughly EGP 15,000 above the reference average for the area. The figure of EGP 38 million is consistent with a 330 sqm villa at that average, which is our own calculation.

The same listings also show EGP 5.2 million at the top as a starting price, and an average unit price of EGP 7.8 million in the description. Neither is consistent with the price of the villas on offer, so we assume they refer to a small unit or an old figure, and we do not rely on them. Prices for individual units are hidden behind a “find out the price” button, so ask for a written statement of your unit’s price.

Payment plans

The project description gives a 10% down payment and installments over up to 7 years. The calculator defaults to a 10% down payment and 8 years, and a promotional window shows a 15% discount plan with a 20% down payment and 4 years, which relates to Landmark in general and has no clear link to Royal Lake. Treat the 10% down payment with 7-year installments as the reference, and confirm it before contracting.

No delivery date is announced, which makes the delivery clause the most important negotiating point in the contract. Ask for a specific date, a written late-delivery penalty and a warranty clause on finishing specifications.

The developer: Landmark Sabbour

The developer is Landmark Sabbour Real Estate Development (LMD). The company is building several compounds in New Zayed, including Parkdale, Selena 1 and Giselle. They are described in a similar marketing style but differ in price and size, so comparing them is more useful than relying on a single page.

Services and facilities

Royal Lake includes the following facilities:

• A sports club for football, tennis and basketball, and a gym.
• Swimming pools of graded depth and a covered women’s pool.
• A mall with a cinema, restaurants and cafes, and an entertainment park.
• Clinics, laboratories, pharmacies, a supermarket, nurseries and an ambulance service.
• Underground garages and an electric vehicle charging area.
• Jogging and cycling tracks and a pet walking area.
• Solar-powered lighting and tanks, a generator for each unit, and smart home control.
• 24-hour security, electronic gates, cameras and fire alarm systems.

This is a long list and it repeats across other Landmark projects, so treat it as a general description and ask the sales team for the confirmed facilities list in the Royal Lake master plan and the schedule for delivering them.

How to choose your model in Royal Lake

The variety of standalone villa, twin house, townhouse and penthouse makes the choice a personal decision more than a price comparison. If privacy and a garden come first, the standalone villa suits best. If budget matters most, a twin house from 220 sqm lowers the amount required. If you prefer an apartment with a private garden, a duplex or penthouse is a third option. Check the unit’s position relative to the water and the gardens, because its place in the plan changes both its price and its resale value. Villas reach up to 800 sqm. If you are considering a unit that size, first ask about the land area versus the permitted building area, the number of floors and whether a private pool can be added, because these conditions decide the price gap between one villa and another even when the total area is the same.

Questions to ask before reserving in Royal Lake

Because the total area and the delivery date are not settled, it helps to collect the following answers in writing before you pay anything:

• What is the total area of the compound, the number of units and the building ratio?
• What is the calendar date of delivery and what is the late-delivery penalty?
• Who owns the land, and does the contract involve both Landmark and Malvern?
• What does the villa price include: full finishing or semi-finishing, and does it cover the garden and parking?
• What are the annual maintenance fees and the maintenance deposit, and when are they paid?

If you get contradictory answers, rely on what appears in the final contract, not on marketing correspondence.

Why buy through West Capital

Royal Lake’s figures contradict each other in different places, so we verify before you pay:

• We obtain the current price list from Landmark, not from marketing pages.
• We compare Royal Lake with villa compounds in New Zayed on price per meter.
• We review the delivery date, late penalties and maintenance in the contract.
• We tell apart a company unit from a resale unit.
• We follow the reservation and contracting through to handover, with no extra fee for you.

For more options, browse Sheikh Zayed projects, get to know the work of Landmark Sabbour, and compare with Parkdale New Zayed, Selena 1 and Giselle New Zayed. See also the best Sheikh Zayed compounds.

Frequently asked questions about Royal Lake compound

Where is Royal Lake compound located?

In New Zayed, among the Sheikh Zayed compounds, about 7 minutes from Mall of Arabia and the Central Axis, and 13 minutes from Arkan and the Grand Egyptian Museum.

What unit types are available in Royal Lake?

Standalone villas from 300 to 800 sqm, corner villas, twin houses from 220 sqm, townhouses, and penthouses and duplexes with private gardens.

What are the starting prices in Royal Lake?

Prices start from EGP 38 million for a villa, as quoted by the sales department. A figure of EGP 5.2 million appears at the top of some listings, and it does not match villa prices.

What is the payment plan in Royal Lake?

A 10% down payment and installments over up to 7 years as described for the project, while the default calculator is set to 8 years, so ask for the written schedule.

How big is Royal Lake compound?

No exact total area is announced. It is described as built on a large area, most of it green and water surfaces.

What is the announced delivery date of Royal Lake?

No delivery date has been announced in the data we reviewed, so get a written date from Landmark before you reserve.

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