Vallis New Cairo

Vallis New Cairo is a mixed-use residential project by Sky AD Developments in the Sixth Settlement, New Cairo. It was launched in April 2026, and construction began in May 2026. The project covers 75 feddans with investments estimated at about EGP 20 billion. As of October 2026, prices at Vallis start from EGP 3.6 million, with a 5% down payment and installments over up to 10 years, and delivery is in 2030.

Vallis location in the Sixth Settlement

Vallis sits in the heart of the Sixth Settlement, directly on the Middle Ring Road, and close to the Ain Sokhna Road and South 90th Street. The developer describes it as a gateway linking the New Administrative Capital, Mostakbal City and New Cairo. It is close to the American University and Cairo Airport, and a few minutes from Cairo Festival City and 90 Avenue Mall.

The Sixth Settlement is a relatively new area compared with the Fifth Settlement, so the surrounding services are still expanding, but the large plots allow wide-area projects such as Vallis. You can compare it with other projects in the area, such as Asl Sixth Settlement compound, through our guide to the best Sixth Settlement compounds.

Unit sizes and types

The project includes between 1,800 and 1,850 residential units with a built-up ratio of about 16.5%. The units range across apartments, duplexes, penthouses, townhouses and standalone villas (October 2026):

• Apartments: one bedroom from 65 to 80 m², two bedrooms from 110 to 120 m², and 3 bedrooms from 125 to 155 m².
• 3-bedroom duplex of 200 m².
• Penthouses of 75, 105 and 170 m².
• 3-bedroom townhouses from 170 to 190 m².
• 3-bedroom standalone villa of 220 m².

The developer describes the plan as built around a central “green valley” that the townhouses face, with varied building heights to open up multiple views. Ownership is freehold, available to Egyptian and foreign buyers. With this range of types, your choice depends on your priority: the small apartments (65 to 80 m²) for investment or a first home at a relatively low price, the penthouses for those who want a private roof, and the townhouses and villa for those who prefer a standalone home with a garden and a view of the green valley. The varied heights also mean the view differs from one unit to another, so ask where your specific unit sits on the plan before booking.

Vallis Sixth Settlement prices

Starting prices for each unit type:

• Prices at Vallis start from EGP 3.6 million for a 65 m² one-bedroom apartment.
• Two-bedroom apartments start from about EGP 6.3 million, and 3-bedroom apartments from about EGP 7.1 million.
• Penthouses start from about EGP 5 million for a 75 m² unit and go up to about EGP 11.7 million for a 170 m² unit.
• A 3-bedroom duplex starts from about EGP 14.2 million, a townhouse from about EGP 15 million, and a standalone villa from about EGP 25.2 million.

Dividing price by area gives roughly EGP 56,000 per meter for the one-bedroom apartment (65 m²) and about EGP 57,000 for the two-bedroom apartment (110 m²). These are our own calculations, not announced prices. Prices change with each release phase, and these figures are indicative only, not an official price quote from West Capital or the developer.

Payment plans at Vallis

Two options with the same down payment:

• 5% down payment and installments over up to 8 years.
• 5% down payment and installments over up to 10 years.

Delivery is in December 2030 and construction began in May 2026, so the wait is about four and a half years. As our own worked example: an apartment at EGP 3.6 million with a 5% down payment needs about EGP 180,000 upfront, leaving about EGP 3.4 million over 120 months, or about EGP 28,500 a month with no annual payments. For larger units such as townhouses and villas, ask about their specific plans, because the data does not detail them.

The developer: Sky AD Developments

The developer is Sky AD Developments, a subsidiary of the UAE-based Diamond Group, which has more than 20 years of experience in the Emirates. Vallis is being built in partnership with Sammit Estates Development. Sky AD’s portfolio includes projects on the North Coast, in New Cairo and in the New Administrative Capital, and the company plans to expand into West Cairo.

Services and facilities

The plan includes an integrated club that serves as a hub for social life and leisure activities, a central green valley and carefully distributed water features. It also has parking, a club, security, a swimming pool, a shopping area, children’s playgrounds, a cycling track, surveillance cameras, walkways, a jogging track, commercial facilities, on-site maintenance, leisure activities, gardens and parks. Because the project is split 80% residential and 20% commercial, expect more commercial activity than in purely residential compounds, and ask where the shops are located and how they are separated from the homes.

Who is Vallis for?

Vallis suits buyers who want a wide variety of unit types within one project, from a one-bedroom apartment with a 5% down payment to a standalone villa, and those who prefer a large, low-built-up site in the Sixth Settlement. But 2030 is a long way off, so anyone who needs a home within two years may prefer projects closer to delivery or ready resale units. The company is also entering the market with a large project costing an estimated EGP 20 billion, which calls for tracking construction progress on site and linking payments to construction stages where possible.

Tips before booking at Vallis

Before signing any contract, go through the following points with the developer or the West Capital team:

• Ask for the official price list for the type you want and the payment plan assigned to it.
• Confirm the partnership between Sky AD and Sammit Estates, and make sure the contract states which party is responsible for delivery.
• Get the delivery date in writing and review the construction schedule.
• Ask about the type of finishing and when the club and the commercial area will open.

Why buy through West Capital?

At West Capital we help you choose the right type of Vallis unit for your budget, compare the project with Sixth and Fifth Settlement projects, and review the partnership, documents and timeline with you before booking.

Before you book, we review with you the developer’s name, the licensing status, the delivery timeline, the type of finishing and what the price includes in maintenance fees, deposit and club fees. We also explain the difference between developer units and resale units so you can compare offers using clear numbers. For the latest prices and what is actually available, contact our team on WhatsApp or on 01002200212.

For more options, browse New Cairo projects and see the other projects of Sky AD Developments. You can also explore Asl Sixth Settlement compound, Notion Sixth Settlement compound and Golf Town Sixth Settlement compound. To compare before you decide, read the best Sixth Settlement compounds and our guide to Fifth Settlement compounds.

Frequently asked questions about Vallis compound

Where is Vallis compound located?

In the Sixth Settlement, New Cairo, on the Middle Ring Road, close to the Ain Sokhna Road and South 90th Street.

How big is Vallis compound?

The project covers 75 feddans, with investments estimated at about EGP 20 billion.

What are the starting prices at Vallis?

Prices start from EGP 3.6 million for a one-bedroom apartment, and a standalone villa reaches about EGP 25.2 million (October 2026).

What is the payment plan at Vallis?

A 5% down payment and installments over up to 8 or 10 years.

When are Vallis units delivered?

Delivery is expected in December 2030, and construction began in May 2026.

Who is the developer of Vallis compound?

Sky AD Developments in partnership with Sammit Estates. For inquiries, contact West Capital on WhatsApp at 01002200212.

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