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| Project Name | 97 Hills |
| Location | New Cairo |
| Developer | Palm Hills Developments |
| Project Area | 97 Feddan (~407,000 m²) |
| Unit Types | Family House، Townhouse، Twin House، Independent Villa |
| Starting Price | 26,760,000 EGP |
| Down Payment | 3% |
| Installments up to | 10 years |
| Delivery Year | 2026 |
97 Hills is the distinctive launch from Palm Hills Developments in the southern half of New Cairo. The name reflects the location: minutes from South 90th Street and the low-hill extensions that define southern Fifth Settlement.
The 97 Hills philosophy differs from other Palm Hills New Cairo projects: focus here is on "villas and townhouses only" — no large apartment towers. This choice reflects a clear commercial strategy: targeting families seeking villa privacy inside Fifth Settlement at prices below the luxury Katameya zone.
97 Hills unit prices start from 23,400,000 Egyptian pounds for the smallest Family House category, per the May 2026 confirmed price list. This is a moderate entry point for the villa-and-townhouse class in New Cairo.
The payment plan opens with just 5% down and stretches across 8 years. Delivery is scheduled through 2026, putting the buyer about a year from physical handover.
The core advantage of 97 Hills Compound is its middle positioning: inside Fifth Settlement (no need to relocate to a new area), but in the less-congested southern half at lower prices than the northern part. This balance serves young families seeking their first villa in New Cairo.
The typical 97 Hills buyer is a young couple with kids, one of whom works at AUC or in multinationals inside Fifth Settlement, targeting a villa or townhouse rather than an apartment, and unable to stretch to Katameya or SODIC East prices.
97 Hills sits in the southern half of Fifth Settlement, specifically near South 90th Street where it meets the corridors leading to the New Administrative Capital. Coordinates: 30.0464°N, 31.6037°E.
Southern Fifth Settlement carries a distinct edge: less congested than the northern half (around 90th Square), and quieter for residents seeking a family lifestyle. This positioning makes 97 Hills attractive to families with young children.
For comparison between 97 Hills and other Fifth Settlement projects, Palm Hills New Cairo (a cheaper sister project) and SODIC East (a competitor from a different developer at the same price range) offer the clearest reference points.
97 Hills's architectural design adopts a modern Mediterranean style: light sandy façades, sloped roofs, front and back gardens for every unit. This style is Palm Hills's signature across all its New Cairo residential projects.
The project is built on a "villas and townhouses only" concept — no apartment towers. This choice preserves a low-density project identity and distinguishes 97 Hills from dense central Fifth Settlement projects.
The internal layout uses curved streets with multiple central green spaces. Finishing comes at Semi-Finished standard for most units, Fully Finished for some select villas.
The 97 Hills marketing brochure highlights several elements: the clubhouse overlooking green areas, the internal lagoon, and running and cycling paths distributed across the project.
97 Hills offers a unit mix leaning heavily toward villas and townhouses, targeting families seeking ground-floor units with private gardens:
The 97 Hills distribution is 100% villas and variants (no apartments). This distinguishes the project from central Fifth Settlement competitors that mix villas with apartments, and targets a specific buyer segment.
| Unit Type | Area | Starting Price |
|---|---|---|
| Family House | 195–240 m² | 23,400,000 EGP |
| Townhouse | 220–280 m² | 28,900,000 EGP |
| Twin House | 250–330 m² | 33,500,000 EGP |
| Independent Villa | 320–452 m² | 34,300,000 EGP |
97 Hills unit prices in 2026 start from 23,400,000 Egyptian pounds for the Family House category, per the May 2026 confirmed price list. This is a moderate entry point for the villa-and-townhouse class in New Cairo.
Townhouses (Middle and Corner) start from 28,900,000 Egyptian pounds and reach 31,900,000 Egyptian pounds. Twin houses begin at 33,500,000 Egyptian pounds, and independent villas span from 34,300,000 Egyptian pounds up to 54,600,000 Egyptian pounds for the larger configurations.
For market comparison inside Palm Hills's Fifth Settlement portfolio: Palm Hills Katameya PK1 in the luxury Katameya zone starts at a substantially higher tier. Palm Hills New Cairo (mixed apartments and villas) starts at a lower entry. 97 Hills sits in the middle as a villa-and-townhouse-only project.
These figures apply to the currently-launched phase. Palm Hills releases phases progressively. For the latest price list, contact the CompoundGate team.
The 97 Hills Palm Hills payment plan opens with just 5% down and stretches across 8 years. This is the standard format for most newer Palm Hills projects.
On a 23,400,000 Egyptian pounds Family House unit, the 5%/8 plan needs 1,170,000 Egyptian pounds at signing. The remaining 22,230,000 Egyptian pounds spread across 8 years in semi-annual instalments. This opens the project to young families seeking a first villa in Fifth Settlement.
Payments after the down payment split across semi-annual schedules. Guarantee cheques sit with Palm Hills until 2026 handover, with Palm Hills's usual financial transparency as a publicly-listed company.
Palm Hills occasionally launches seasonal promotions: limited-window down-payment reductions, or cash-purchase discounts. These offers require fast action.
Investing in 97 Hills is driven by three engines. The first: the Palm Hills brand as Egypt's largest publicly-listed property developer, reducing delivery-delay risk.
The second engine: the focus on villas and townhouses in an area starting to see growing demand. Young families who bought apartments in 2018-2020 are now looking to upgrade to a villa, and 97 Hills serves this demand.
The third engine: the southern half of Fifth Settlement has higher price-growth headroom than the mature northern half. As the New Administrative Capital approaches maturity, southern demand rises.
Rental yield at 97 Hills is estimated at 4-5% per year for villas (villas have a narrower tenant base than apartments), higher for townhouses (5-6%). Short-term furnished villa rentals can reach 7-8%.
Key risks: villa-market sensitivity to macro-economic swings. 25-50M villas are the least resilient tier in recessions versus lower-tier (small apartments) or higher-tier (luxury 100M+ villas). Solution: 97 Hills suits long-term personal residence more than short-term investment flips.
The project is built to Palm Hills's mid-sized project standards: essential amenities for daily resident life, without the mega-amenity scale of major projects.
Villa-only entry pricing: 23,400,000 Egyptian pounds is a starting point that targets high-income families, excluding buyers seeking lower entry points. Solution: the sister Palm Hills New Cairo project offers apartments and smaller villas at a lower entry point in the same district.
No apartments limits flexibility: 97 Hills offers only villas and townhouses, narrowing options for buyers preferring smaller-footprint apartments. Solution: neighbouring Fifth Settlement projects offer apartment options for those who want them.
Palm Hills Developments is one of Egypt's largest property developers, and one of the few publicly listed on the Egyptian Stock Exchange. Founded in 2005, over 20 years it built one of Egypt's largest property portfolios.
The Palm Hills New Cairo portfolio includes Palm Hills Katameya PK1 at the luxury tier in the Katameya zone, Village Garden Katameya, The Village, The Village Gate, Palm Hills New Cairo, and other delivered or under-development projects.
On the North Coast, Palm Hills develops the famous Hacienda series (Bay, White, West, Heneish, Red, Waters, Blue). In 6 October, Palm Hills October, Palm Valley, The Crown, Palm Central, Palm Parks.
Palm Hills's institutional advantage as a listed company is financial transparency. Quarterly reports give investors confidence in the company's ability to deliver projects.
For investors evaluating 97 Hills, Palm Hills's long record (20 years, dozens of delivered projects) reduces delivery-delay risk.
For a custom quote on current 97 Hills prices, the inquiry form on this page connects directly with the CompoundGate team. To browse more New Cairo compounds, follow the internal links across CompoundGate.
Edited and verified by the CompoundGate Editorial Team. Last updated: June 21, 2026.
97 Hills sits in the southern half of New Cairo, at the junction of South 90th Street with the corridors leading to the New Administrative Capital. Coordinates: 30.0464°N and 31.6037°E. The location places the project minutes from the American University in Cairo (AUC) and the Regional Ring Road entries.
Palm Hills Developments
About Palm Hills Developments Palm Hills Developments is one of Egypt's largest real estate developers and trades on the Egyptian Exchange (EGX) under the ticker PHDC. Founded in 1997 and headquartered in Cairo, the company has spent nearly three decades shaping Egypt's residenti...
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