Sarai New Cairo

Sarai New Cairo is one of the largest projects by Madinet Masr for Housing and Development (formerly MNHD), a multi-use city on the Suez Road near the New Administrative Capital. As of October 2026, apartment prices at Sarai start from EGP 3.7 million with a 1.5% down payment and installments over up to 12 years, while resale listings show apartments of 113 to 132 sqm at roughly EGP 8.4 to 8.8 million. The project covers about 1,310 feddans (5.5 million sqm), with delivery in 2030 for the phases currently on offer and ready-to-move units in the older phases.

About the Project

Madinet Masr unveiled Sarai in 2017 as an integrated project combining residential units, services, and retail and medical areas in a single 5.5 million sqm master plan. The company describes it on its website as an oasis of calm and luxury. The plan clearly focuses on open space, with green areas exceeding 80% of the project’s area.

Sarai is divided into several phases. Those currently available on the company’s website are Sarai Royal Residence (apartments), Elm Tree Park (studios, villas and townhouses), Club Views (apartments, villas and townhouses), S Residence (apartments), Shea (apartments, lofts and duplexes), Elan (apartments, duplexes and lofts) and Ray (villas and townhouses). The company states that the Varana, Kavana, Crowns, East Wave and Tavall phases have sold out completely. Sales of the Shea phase alone reach EGP 5.1 billion, the company says.

On the commercial and services side, the plan includes the Tagged Community retail center and the D2N project, which the company describes as an integrated medical, administrative and retail destination, plus a commercial zone and a retail complex about to launch. Residents of the residential phases get daily services inside the city without needing to leave it.

Sarai New Cairo Location

The project is in New Cairo directly on the Suez Road. It neighbors Madinaty and is close to Mostakbal City, and is sometimes counted as part of Mostakbal City (as of October 2026). Travel times vary by phase. The main ones are:

• New Administrative Capital: about 5 minutes.
• American University in Cairo, Fifth Settlement: 10 to 20 minutes.
• Ring Road: about 15 minutes.
• El Shorouk and New Heliopolis: a short drive away.
• Ain Sokhna: under two hours by car.

This location gives Sarai residents the advantage of being close to the New Administrative Capital and the main East Cairo axes, while staying away from the congestion in the heart of the Fifth Settlement.

Unit Sizes and Types

Unit sizes announced on Madinet Masr’s website range from 55 to 343 sqm, covering studios and apartments from one to four bedrooms with a maid’s room and a guest room. Sizes start from 55 sqm, and typical sizes (October 2026) are as follows:

• Two-bedroom apartments: 122 to 147 sqm.
• Three-bedroom apartments: 151 to 216 sqm.
• Four-bedroom apartments: 206 to 240 sqm.
• Three-bedroom villas: 260 to 295 sqm.

Other types include duplexes, penthouses, standalone villas, twin houses, townhouses and condos, along with retail, administrative and clinic units for sale.

Sarai Prices and Payment Plans

Announced figures differ by phase, unit type and update date, so we show them as ranges as of October 2026:

• Apartments start from EGP 3,672,058, duplexes from EGP 6,613,140 and standalone villas from EGP 20,255,208.
• Resale listings: a 132 sqm apartment on the lagoon at about EGP 8.4 million, a 113 sqm apartment at about EGP 8.8 million, and a 206 sqm villa in the Ray phase at about EGP 17.1 million.

Four payment plans are available: a 10% down payment over 8 years, a 1.5% down payment over 12 years, a 1.5% down payment with a stepped schedule over 12 years, and a 10% down payment over 15 years, plus a “move now, pay later” scheme for ready units. Madinet Masr’s website mentions a 0% down payment plan over 12 years on the project page, and a 1.5% down payment plan on the phase cards. On delivery, the company offers 4 years from contracting for the phases now on sale, which lands in 2030 or the fourth quarter of 2029 depending on the phase, while the older phases were ready for handover. These figures are indicative and are not a price quote from West Capital.

The price range varies widely between phases. Phases that have sold out with the developer trade on the resale market at prices that differ from current launch prices, so we advise comparing the price per meter and the remaining payment plan before deciding.

The Developer: Madinet Masr for Housing and Development

Madinet Nasr for Housing and Development (MNHD) was founded in 1959 to develop Nasr City, and rebranded as “Madinet Masr” in 2023. The company listed on the Egyptian Exchange in 1996, launched Taj City in 2012 and then Sarai in 2017, and its portfolio also includes projects such as Zahw, The Butterfly and Talala. The company states on its website that its projects are set to house about 32,000 families.

Facilities and Services at Sarai

The project includes:

• A swimmable lagoon of 10,000 sqm with a depth of 1.4 meters.
• “The Spin” gym within walking distance of the units, and social clubs for all ages.
• International schools, a medical center and a mosque.
• Jogging tracks and cycling lanes, and a retail zone that includes The Arena Strip Mall.
• An integrated medical, administrative and retail destination called D2N, and the Tagged Community retail center.
• 24-hour security and surveillance cameras, plus facility management, maintenance and cleaning services.

Why Buy at Sarai with West Capital

• We help you choose among the available phases (Royal Residence, Elm Tree Park, Club Views, Shea, Elan and Ray) based on your budget and delivery date.
• We explain the difference between the developer’s primary units and resale units on price, down payment and remaining installments.
• We compare Sarai with Taj City and competing East Cairo projects on price per meter and payment plan.
• We follow the reservation and contracting steps through to handover, with no extra fees.

Explore more compounds and projects in New Cairo, including Taj City New Cairo Compound by the same developer, One Hyde Park Fifth Settlement and Zed East Compound Fifth Settlement. You can also see the other projects by Madinet Nasr for Housing and Development and our guide to Fifth Settlement compounds.

Sarai New Cairo FAQ

Where is Sarai compound located?

In New Cairo on the Suez Road, about 5 minutes from the New Administrative Capital and about 15 minutes from the Ring Road.

How big is Sarai?

5.5 million sqm (about 1,310 feddans), with green space exceeding 80%.

What are the starting prices of apartments at Sarai?

Apartments start from about EGP 3.7 million (October 2026), while resale offers apartments of 113 to 132 sqm at roughly EGP 8.4 to 8.8 million. Prices change by phase, so contact us for the latest price list.

What is the payment plan at Sarai?

A 1.5% down payment over 12 years, or a 10% down payment over 8 or 15 years, and a plan with a 0% down payment over 12 years is also offered.

When will Sarai be delivered?

The company offers delivery 4 years after contracting for the phases now on sale, which lands in 2030 or the fourth quarter of 2029 depending on the phase, with ready units in older phases. The date should be confirmed in the contract.

Who is the developer of Sarai?

The developer is Madinet Masr for Housing and Development (formerly MNHD), which also developed Taj City compound. To ask, contact West Capital on WhatsApp at 01002200212.

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