Last updated: October 28, 2026
Villa prices in Sheikh Zayed run from about EGP 5 to 8 million for townhouses and smaller villas in Jirian, Park Valley 24 and Genista, to EGP 10 to 16 million in most mid-range compounds, and up to EGP 26 to 40 million for large standalone villas in Menorca and Q Hills. Payment plans run from 5 to 14 years with a down payment from 0% to 30%.
We have gathered 20 compounds in Sheikh Zayed and New Zayed that offer townhouses, twin houses and villas, with the starting price of each type, the down payment, the instalment years and the delivery date. The figures come from our project pages and the developer can change them, so ask for the current price list before you book. If you are looking for apartments, see the best Sheikh Zayed compounds.
Townhouses and twin houses for sale in Sheikh Zayed: prices at a glance
- Cheapest townhouse: from EGP 5 million in Jirian, and from about EGP 5.96 million in Somow (as of November 2026).
- Townhouses between EGP 9 and 13 million: Sun Gate from EGP 9.5 million, The 8 from EGP 10.02 million, Upove from EGP 11 million, and Q Hills from EGP 12.9 million.
- Twin houses: from EGP 6 million in Jirian, EGP 7.5 million in Park Valley 24 and EGP 11 million in Park Valley 13.
- Standalone villas: from EGP 8 million in Genista up to EGP 40 million in Q Hills, and from EGP 27.9 million in Lake West 5.
Comparing villa and townhouse prices in Sheikh Zayed
| Project | Units and starting prices | Down payment and instalments | Delivery |
|---|---|---|---|
| Jirian | Townhouses from EGP 5 million, twin houses from EGP 6 million, villas from EGP 8 million | Down payment from 10%, instalments up to 8 or 10 years | First phase within 3 to 4 years |
| Park Valley 24 | Only 24 twin houses from 200 sqm with a garden of up to 155 sqm, from EGP 7,500,000 | 10% down, instalments up to 13 years | Per the announced schedule |
| Genista | Villas from EGP 8,000,000 (twin houses from 304 sqm) | 0% down over up to 9 years, or 10% down over up to 8 years | Not stated on the page |
| The Yard Elite | Villas from 305 sqm, prices from EGP 8,150,000 | 10% down over 5 to 6 years, or 15% over 7 years | Immediate delivery |
| Sun Gate | Townhouses from EGP 9.5 million (210 sqm), twin houses from EGP 11 million (250 sqm) | 10% down over 10 years, up to 30% down over 14 years, cash discount of up to 40% | Immediate delivery |
| The 8 | G houses, townhouses, twin houses and villas (222 to 312 sqm) from EGP 10,016,550 | 5% + 5% after 3 months over up to 8 years, or 10% over 9, or 15% over 10 | Not stated on the page |
| Ayaru | Villas from EGP 10,000,000 on 2.5 feddans | 15% + 5% on handover over up to 7 years, or 15% over 8, with a 25% cash discount | Not stated on the page |
| Upove Community | Townhouses from EGP 11 million (280 sqm), villas from EGP 28 million (455 sqm) | 10% down over 7 years, or 15% over 8 | Not stated on the page |
| Park Valley 13 | Twin houses from EGP 11 million (252.5 sqm plus garden), villas from EGP 12.5 million | Down payment from 10%, instalments up to 14 years | Not stated on the page |
| Q Hills | 200 sqm townhouse at EGP 12.9 million, 250 sqm twin house at EGP 16 million, villa from EGP 40 million | 5% + 5% after 3 months over up to 8 years, or 10% over 10 years | 2027 |
| Lake West 3 | Townhouses, twin houses and villas (from 239 sqm) from EGP 13 million | 10% down over 7 years, or 15% over 8 | Immediate delivery |
| Menorca | Townhouses EGP 14.4 to 18 million, twin houses EGP 18.75 to 19.5 million, villas from EGP 26 million | 5% down over up to 8 years, or 10% over 10 years | Not stated on the page |
| Lumin Heights | Villas from EGP 15,000,000 (red brick) | 30% down, 5 years of instalments | 2027 |
| Ranches Dorra | Townhouses and villas from EGP 24 million (250 sqm from EGP 32 million) | 5% down, 9 years of instalments | Q4 2030 |
| Elora | Villas from EGP 29,800,000, semi-finished | 10% down, instalments up to 8 years (or 4 years) | After 4 years |
| Somow New Zayed | Middle townhouse from EGP 5,957,640 (from 186 sqm), corner from EGP 6,400,000 | 15% down, instalments up to 10 years | Not stated on the page |
| Green Park | Middle townhouse from about EGP 8 million, twin house from EGP 19 million, standalone villa from EGP 25 million | 5% + 5% after 3 months, instalments up to 10 years | 2029 |
| Montania Park | Townhouses from EGP 15,350,000 (from 293 sqm), twin houses from EGP 16,970,000 | 10% down, instalments up to 8 years | Not stated on the page |
| Lake West 5 | Villas from EGP 27,900,000 to EGP 30,600,000 (from 235 sqm) | 2.5% down, instalments up to 10 years | Not stated on the page |
| Ira New Zayed | Villa-only compound by El Gabry on 20 feddans, townhouses from 250 sqm, semi-finished | 10% down, instalments up to 8 years | Immediate delivery |
Browse all Sheikh Zayed projects or units available for sale to see what is on offer, and see the Sheikh Zayed malls for commercial investment.
How to read the table: the “Units and starting prices” column shows the lowest announced price for each type in the project. The unit actually available may differ from that figure depending on its position in the compound, the view and the phase. The “Down payment and instalments” column shows the main announced plans, not all of them, so ask for the full payment schedule for the unit you like before you decide.
Looking for a villa or townhouse in Sheikh Zayed? Tell us your budget and the area you need, and we will recommend the best-fit compound with payment schedules. Message us on WhatsApp now.
How much is a townhouse in Sheikh Zayed?
Townhouses start from EGP 5 million in Jirian, EGP 9.5 million in Sun Gate (210 sqm), EGP 11 million in Upove Community (280 sqm), EGP 12.9 million in Q Hills (200 sqm), and between EGP 14.4 and 18 million in Menorca. In The 8, G house units start from EGP 10,016,550 and a Type B standalone villa reaches EGP 18,251,482.
How much is a twin house in Sheikh Zayed?
Twin houses start from EGP 6 million in Jirian, EGP 11 million in Sun Gate and in Park Valley 13 (252.5 sqm with a 145 sqm garden), EGP 16 million in Q Hills (250 sqm), and between EGP 18.75 and 19.5 million in Menorca. Park Valley 24 is a rare project with only 24 twin houses from 200 sqm, a private garden of up to 155 sqm and a price from EGP 7.5 million.
How much is a standalone villa in Sheikh Zayed?
Standalone villas start from EGP 8 million in Genista and Jirian, EGP 8.15 million in The Yard Elite (from 305 sqm), EGP 10 million in Ayaru, EGP 12.5 million in Park Valley 13, EGP 15 million in Lumin Heights, EGP 26 million in Menorca, EGP 28 million in Upove Community, EGP 29.8 million in Elora and EGP 40 million in Q Hills. Units in Ranches Dorra start from EGP 24 million, and the 250 sqm townhouse from EGP 32 million.
Key compounds in detail
Genista compound
By Al Amaken Real Estate on 5 feddans, with villas starting from EGP 8 million. It has a 235 sqm townhouse, 8 twin-house villas from 304 sqm and 7 standalone villas. Payment plans are 0% down over 9 years, or 10% down over 8 years.
The Yard Elite compound
By Palmier on 51 feddans, with villas from 305 sqm and a price from EGP 8,150,000. The plan is 10% down over 5 or 6 years, or 15% over 7 years, and delivery is 3.5 years after contracting.
Sun Gate compound
By El Khaleej Developments on 5 feddans, with townhouses from EGP 9.5 million (210 sqm), twin houses from EGP 11 million (250 sqm) and standalone villas. Plans start at 10% down over 10 years and reach 30% down over 14 years, with a discount of up to 40% for paying cash and delivery within 3 years.
Ayaru compound
A villa project by Genwa on 2.5 feddans, priced from EGP 10 million. There are two plans: 15% down plus 5% on handover with instalments up to 7 years, or 15% down with 8 years of instalments, plus an 8% maintenance deposit and a cash discount of up to 25%.
Menorca compound
By Mardev on 41 feddans: townhouses from 225 sqm between EGP 14.4 and 18 million, twin houses from 285 sqm between EGP 18.75 and 19.5 million, and standalone villas from EGP 26 million. The plan is 5% down over up to 8 years or 10% over 10 years. The reservation deposit is EGP 25,000 for townhouses, EGP 40,000 for twin houses and EGP 60,000 for standalone villas, with a choice of full or semi finishing.
Lake West 3 compound
By Cairo Capital on 43 feddans, with townhouses, twin houses and villas from 239 sqm. Prices start from EGP 13 million with 10% down over 7 years or 15% over 8 years, and delivery is 3 years after contracting.
Elora compound and Ranches Dorra
Elora is by Arabia Holding on 227 feddans, with villas from EGP 29.8 million, 10% down, 8 years of instalments and delivery after 4 years, semi-finished. Ranches Dorra, on 300 feddans, has units from EGP 24 million with 5% down, 9 years of instalments and delivery in Q4 2030.
The difference between a townhouse, a twin house and a standalone villa
A townhouse is attached to a unit on each side (middle) or to one unit (corner), and it is the cheapest type. The difference shows in prices: a middle townhouse at Green Park starts from about EGP 8 million while a corner starts from about EGP 15 million. A twin house shares one wall with its neighbour and has more space and a bigger garden, and in Menorca it reaches almost EGP 19.5 million. A standalone villa has the most space and privacy. On the pages we list, it starts from EGP 8 million in the smaller compounds and goes beyond EGP 28 million in the large projects.
Costs beyond the unit price
When you work out a villa budget, allow for the maintenance deposit (8% at Ayaru, per its page), the finishing cost for units delivered semi-finished (Elora) or in red brick (Lumin Heights), garage and registration fees, and the owners’ association fees after handover. Some projects set a fixed reservation deposit, as in Menorca (EGP 25,000 for a townhouse, EGP 40,000 for a twin house and EGP 60,000 for a standalone villa). Ask our team for the full payment schedule before you compare two projects.
How to choose a villa or townhouse in Sheikh Zayed
- Space and garden: Compare the built area with the garden area (such as 145 and 155 sqm at Park Valley).
- Down payment: From 0% at Genista to 30% at Lumin Heights. It affects the monthly instalment.
- Instalment period: It reaches 13 to 14 years at Park Valley and Sun Gate, which lowers the instalment but lengthens the commitment.
- Finishing: Elora is semi-finished and Lumin Heights is red brick, so add the finishing cost.
- Delivery date: From 2027 at Lumin Heights to 2030 at Ranches Dorra.
- Cash discount: Up to 25% at Ayaru and 40% at Sun Gate.
Steps to buy a villa or townhouse safely
- Set your total budget (unit price + finishing + maintenance), then the monthly instalment that suits you.
- Pick three projects from the table and compare space, garden and delivery.
- Ask for the current price list and the units actually available, because the announced figures are “starting from” prices.
- Visit the site and check the completed phase, the compound entrance and the services already in place.
- Review the contract, the payment dates and the late-payment penalty, and keep your payment receipts, before you pay a reservation deposit.
Frequently asked questions about villa prices in Sheikh Zayed
What is the lowest villa price in Sheikh Zayed?
The announced price starts from about EGP 7.5 million for a twin house in Park Valley 24, EGP 8 million for villas in Genista and EGP 8.15 million in The Yard Elite, while a Jirian townhouse starts from EGP 5 million.
How much is a townhouse in New Zayed?
It starts from EGP 9.5 million in Sun Gate, EGP 11 million in Upove Community, EGP 12.9 million in Q Hills, and from EGP 14.4 million in Menorca.
What is the longest instalment period for villas?
It reaches 14 years at Sun Gate and Park Valley 13, 13 years at Park Valley 24, and 10 years in several projects such as Jirian, The 8 and Menorca.
Are there villas with no down payment in Sheikh Zayed?
Genista offers a 0% down payment plan with instalments over up to 9 years, while other projects start from 5% (Menorca, Ranches Dorra and The 8) or 10%.
Are there villas for near-term delivery?
Announced: immediate delivery at Sun Gate, The Yard Elite and Lake West 3, Lumin Heights in 2027 (red brick), and Q Hills in 2027. Ranches Dorra delivers in Q4 2030.
Are the announced prices final?
They are “starting from” prices and change with the unit and the phase, so contact us for the latest price list before you book.
How much is a townhouse for sale in Sheikh Zayed in 2026?
It starts from EGP 5 million in Jirian, about EGP 5.96 million in Somow and EGP 9.5 million in Sun Gate, and reaches EGP 14.4 million in Menorca and EGP 15.35 million in Montania Park, as of November 2026.
Where can I find villas with immediate delivery in Sheikh Zayed?
The Sun Gate, The Yard Elite, Lake West 3 and Ira pages announce immediate handover, with prices from EGP 8.15 million at The Yard Elite to EGP 13 million at Lake West 3. Ask West Capital on WhatsApp about the units available now.
Useful links
- Also read: Apartments for sale in Sheikh Zayed with instalments · Cheapest compound in 6th of October
- All Sheikh Zayed projects · Units available for sale
- Best Sheikh Zayed compounds · Best 6th of October compounds · Sheikh Zayed malls
Ready to choose your villa in Sheikh Zayed? The West Capital team sends you current prices and payment schedules and arranges a viewing with no commission from the client. Ask about what’s available now on WhatsApp.
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