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| Project Name | Etoile De Ville |
| Location | New Cairo |
| Developer | Al Ahly Sabbour Developments |
| Project Area | 99 Feddan (~416,000 m²) |
| Unit Types | Apartments، Townhouses، Twin Houses، Standalone Villas |
| Starting Price | 17,750,000 EGP |
| Down Payment | 10% |
| Installments up to | 8 years |
| Finishing | Fully Finished – Super Lux |
| Delivery Year | 2025 |
Etoile de Ville is a luxury residential compound by Al Ahly Sabbour in the Northern Investors district of Fifth Settlement, New Cairo.
The project sits directly behind Waterway Mall, overlooking South 90 Street, with 80% of the master plan dedicated to greenery and water features and only 20% built-up.
Etoile de Ville prices in 2026 on the resale market start from 17,750,000 Egyptian pounds for a 320-square-metre twin house, reaching 24,500,000 Egyptian pounds for fully-finished delivered villas.
Current sales status: Etoile de Ville was fully handed over by December 2025 and is no longer in the developer's active sales portfolio.
Inventory is exclusively on the resale market (Ready to Move / RTM-Resale) through aggregators such as Property Finder, Nawy and Bayut, with an active pool of twin houses and townhouses around 320 square metres.
This guide covers location, master plan, unit types, 2026 prices, payment plans, services, and the project's strengths and trade-offs for prospective buyers.
Etoile de Ville sits in the Northern Investors district of Fifth Settlement, New Cairo, directly behind Waterway Mall, with frontage onto South 90 Street.
The location balances upscale residential privacy with quick access to New Cairo's main roads, schools and malls — keeping daily commutes efficient.
From Etoile de Ville, the South 90 Street corridor, Middle Ring Road and Gamal Abdel Nasser Axis are all within minutes, opening connectivity to every part of New Cairo.
Coordinates: 30.0364 N, 31.4878 E. You can view the exact location on the interactive map below this page.
Proximity to Cairo Festival City and the major international schools makes Etoile de Ville practical for families with school-age children in Fifth Settlement.
Etoile de Ville's master plan follows a "European elegance with modern urban planning" philosophy — the name "Étoile" is French for star, referencing the project's spatial layout.
The plan dedicates 80% of total land to greenery, artificial lakes and water channels, with only 20% built-up — competitive with the most prestigious compounds in Fifth Settlement.
Five residential typologies are spread across the site: apartments, townhouses, twin houses, standalone villas and grand villas — each tier carefully zoned for privacy.
The architecture references modern classical European elements, with light tones, natural stone, and large glazing framing views over green spaces and lakes.
A central wooden boardwalk links the clubhouse to the retail strip, threading between the lakes — the project's signature pedestrian feature.
Etoile de Ville offers a wide unit mix that addresses households across many sizes and budgets.
Apartments range from 100 to 185 square metres in 2- and 3-bedroom layouts — best for small families and investors looking for a rental unit.
Townhouses start from 230 square metres with private gardens — well suited to medium-sized families wanting more space without committing to a full villa budget.
Twin houses span 250 to 320 square metres in 4-bedroom configurations, sharing only one wall with a neighbour — a cost advantage over standalone villas.
Standalone villas start from 321 square metres and reach 650 square metres in the resale market, with 5 to 6 bedrooms and gardens on every side.
Every Etoile de Ville unit delivers Fully Finished – Super Lux, with kitchens, bathrooms and air conditioning installed and ready to occupy or rent immediately.
| Unit Type | Area | Starting Price |
|---|---|---|
| Apartments | 100–185 m² | 7,500,000 EGP |
| Townhouses | 230–280 m² | 14,000,000 EGP |
| Twin Houses | 250–320 m² | 17,250,000 EGP |
| Standalone Villas | 321–650 m² | 18,720,000 EGP |
Etoile de Ville prices in 2026 are entirely resale-market prices — the compound is fully delivered and developer inventory is closed.
The verified floor for a 320-square-metre twin house is 17,750,000 Egyptian pounds, per live Property Finder listings inside Etoile de Ville Fifth Settlement.
The ceiling for a fully-finished standalone villa reaches 24,500,000 Egyptian pounds — the upper bound for ready-to-move units inside the compound today.
Average price per square metre runs between 55,000 and 77,000 Egyptian pounds depending on unit location, finishing quality, and proximity to the lakes and clubhouse.
Townhouses are scarcer than twin houses on the resale market, typically transacting at a slight per-sqm premium due to limited supply inside the project.
Etoile de Ville no longer offers a direct developer installment plan — the project handed over fully in December 2025 and has moved to the resale market.
A buyer today has three main payment pathways: full cash directly to the seller (the most common route on large tickets), or bank-mortgage financing through National Bank of Egypt or Banque Misr with up to 20-year terms.
A third option is partial seller-deferred payment over 12 to 24 months, with a 50 to 70 percent down payment — more flexible but less common, and entirely seller-dependent.
The upside of buying on the resale market inside Etoile de Ville is the ability to inspect the actual unit before purchase — verifying finishing quality, view, and exact location inside the compound without delivery risk.
Investing in Etoile de Ville combines resale-margin opportunities with rental yield from buyers seeking upscale residences.
Average gross annual rental yield on a 150-square-metre apartment runs between 6 and 8% — solid for a Fifth Settlement apartment.
The Northern Investors district commands the highest real-estate prices in New Cairo, sustaining demand for both rental and ownership.
Villas and twin houses inside Etoile de Ville have shown 8 to 12% annual price appreciation since launch, per data from major Egyptian real-estate platforms.
Buying into Etoile de Ville is buying into an established Sabbour project in a tight, premium-demand sub-market — a structurally low-risk thesis.
The compound has a central clubhouse with restaurants, cafés, indoor gyms, and a wellness centre with spa, sauna and jacuzzi — the project's social hub.
Sports facilities are extensive: football, basketball, tennis and handball courts, plus multiple swimming pools (adult, kids, and indoor heated).
Security covers electronic gates with 24-hour CCTV, regular patrols, and equipped underground parking for every unit to keep internal streets uncongested.
International schools and nurseries operate inside the gates, alongside 24-hour medical clinics and pharmacies — supporting full-time family residence.
The retail strip includes a hypermarket, a curated mix of shops, and dining outlets, covering daily essentials without leaving the compound.
The headline feature is the very high green/water ratio (80%), with artificial lakes and water channels weaving between phases — a strong visual identity.
Low population density, thanks to the 20% built-up cap, creates a private, uncrowded feel that's rare in newer Fifth Settlement compounds.
The unit-type variety (apartments through grand villas) lets a buyer pick the right ticket without compromising on amenities — every tier accesses the same services.
European-classical architecture combined with modern infrastructure (central A/C, backup generators, underground parking) holds value over the long run.
Direct adjacency to Waterway Mall gives residents a luxury shopping and dining anchor on foot — without driving for groceries or restaurants.
The headline drawback today is thin resale supply — the compound is relatively small and owners typically hold for family use, so active listings rarely exceed 6 to 9 units at any given moment across the major aggregators.
Mitigation: register early with brokers specialising in Fifth Settlement and set up alert notifications for new listings, with financing and paperwork pre-arranged so an offer can close quickly before competing buyers.
A second concern is the premium per-square-metre on top-tier units (reaching 77,000 Egyptian pounds per square metre), which sits above newer Al Ahly Sabbour projects in the same district despite Etoile de Ville being smaller and older in operating age.
Mitigation: focus on twin houses rather than standalone villas to lower the total ticket, or compare Etoile de Ville against the developer's newer At East compound for comparable per-sqm pricing in a more recently-launched project.
Etoile de Ville is built by Al Ahly Sabbour Developments, founded in 1994 as a joint venture between the National Bank of Egypt and the Sabbour Consulting engineering group.
Sabbour Consulting itself dates to 1957, giving the group more than 65 years of cumulative experience in Egyptian real estate and engineering consultancy.
Their portfolio spans Katameya Hills, The Square, The Ridge, At East, Layan, Odyssia, Keeva 6 October, Summer on the North Coast, and Grand Residence in the same Fifth Settlement neighbourhood.
In the first half of 2024, Al Ahly Sabbour reported sales of 25.5 billion Egyptian pounds — a 400% year-over-year increase signalling strong market confidence.
Choosing a unit inside Etoile de Ville means joining a community built by one of Egypt's most established developers — a tangible and reputational advantage in equal measure.
For all the developer's projects: All Al Ahly Sabbour projects on CompoundGate.
Edited and verified by the CompoundGate Editorial Team. Last updated: April 21, 2026.
Etoile de Ville sits in the Northern Investors district of Fifth Settlement, New Cairo, directly behind Waterway Mall with frontage onto South 90 Street. The location is 7 minutes from the American University in Cairo, 5 minutes from Mostakbal City, and 30 minutes from Cairo International Airport. Coordinates: 30.0364 N, 31.4878 E.
Al Ahly Sabbour Developments
About Al Ahly Sabbour Developments Al Ahly Sabbour Developments is one of Egypt's most established real estate developers, distinguished by a rare ownership structure: a joint venture between the National Bank of Egypt (the country's largest bank, founded in 1898) and the Sabbour...
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