Compound Sarai New Cairo 2026 Prices · Madinet Masr Development (MMHD)

Note: This article may feature real estate photography and/or virtual, conceptual, and lifestyle illustrations, used exclusively for illustrative purposes to convey the project's overall ambiance and lifestyle.

Introduction to Sarai Compound

Sarai New Cairo is an integrated residential project by Madinet Masr Development (MMHD) spanning 1,300 acres. Its location inside Mostakbal City in New Cairo makes it one of the largest east-Cairo masterplans on the market today.

Sarai dedicates 82% of its total area to landscaping, lakes, and natural greenery — buildings cover only 18%. This generous green ratio gives the project a distinctive character within Mostakbal City and east New Cairo as a whole.

Unit prices in Sarai start from 4,000,000 Egyptian pounds for studios, with a 1.5% down payment plan and installments up to 12 years interest-free. The project includes studios, apartments, townhouses, twin houses, and standalone villas reaching 237 square meters.

Sarai New Cairo is designed for families and investors seeking an integrated residential environment near the New Administrative Capital. The location sits 5 minutes from the New Capital and 10 minutes from the American University in Cairo (AUC).

Compound Sarai Mostakbal City is how international buyers commonly search for the project, alongside the shorter form Sarai New Cairo used by local shoppers.

Sarai Compound Location in New Cairo

Sarai sits in the heart of Mostakbal City in New Cairo, one of the most ambitious east-Cairo masterplans. The location places the project strategically between New Cairo proper and the New Administrative Capital corridor.

Coordinates 30.1048650, 31.6981330 fall inside the verified Mostakbal City zone. The location ties the compound into the regional road network and eases access to all parts of Greater Cairo.

Nearby Landmarks

• Mostakbal City: directly inside the city
• Ring Road: 15 minutes
• New Administrative Capital: 5 minutes
• American University in Cairo (AUC): 10 minutes
• Madinaty Compound: adjacent
• Mountain View iCity Compound: very close
• Suez Road: nearby

You can view the exact location on the interactive map below this page.

Design of Sarai Compound

Madinet Masr (MMHD) designed Sarai in partnership with Benoy, a globally recognised architectural firm with major masterplans worldwide. The partnership gives Sarai a distinctive identity that reflects modern urban-design philosophy.

The 1,300-acre footprint allocates 82% to landscaping, artificial lakes, and green corridors. This realises Sarai's smart-city vision built around sustainability and integration with the surrounding environment.

The architectural language is contemporary, blending smart-home systems with modern residential function. Façades use warm tones, internal streets are wide, and dedicated walking and cycling paths thread through the entire master plan.

Area & Spaces of Units in Sarai

Sarai offers an exceptional unit-mix range to match diverse buyer profiles. The line-up includes studios from 58 m², two-room apartments, three-room apartments, townhouses, twin houses, and standalone villas starting at 237 square meters.

The variety reflects Madinet Masr's strategy of serving multiple buyer segments under one master plan. Studios target young professionals and investors, while standalone villas address families seeking generous space inside Mostakbal City.

The full Sarai unit-size and starting-price table appears above this article on the show page. All units are delivered Semi-Finished (Core & Shell), giving owners full freedom to choose interior finishes themselves.

Active listings include apartments for sale in Sarai with multiple bedroom counts and townhouses for sale in Sarai as a mid-tier option between apartments and standalone villas.

Sarai Compound Prices 2026

Sarai Mostakbal City unit prices start from 4,000,000 Egyptian pounds in 2026 for studios. Pricing remains highly competitive against comparable New Cairo projects, especially given the prime location near the New Capital and the exceptional green-space ratio.

Sarai New Cairo prices vary by unit type, size, and phase. Two-room apartments at 105-131 m² and standalone villas from 237 m² start at around 12,000,000 Egyptian pounds depending on location within the master plan.

The full Sarai New Cairo price list is available through CompoundGate. Units fronting the artificial lakes or the equestrian field command a clear premium over interior plots. Contact us for the latest updated price list.

Sarai prices in 2026 reflect Madinet Masr's revised pricing tier across the new payment plans introduced this year.

Installment Plan for Sarai

Madinet Masr (MMHD) offers an exceptional payment plan in Sarai with a 1.5% down payment and installments up to 12 years interest-free. This long-term plan ranks among the most flexible in New Cairo today.

Down payment in Compound Sarai New Cairo can reach 10% depending on unit type, with cash discounts up to 50% for buyers paying outright. This plan range makes the project accessible to a wide spectrum of buyer profiles.

Delivery timing in Sarai ranges from 2.5 to 4 years from contract date on a Core & Shell basis. Contact CompoundGate for the latest payment plans available at Sarai Mostakbal City and seasonal promotional offers.

Investment in Sarai

Sarai stands out as one of the strongest investment plays in New Cairo. Madinet Masr Development (MMHD) was established in 1959 and has developed over 40 million square meters across Egypt, with a strong delivery record.

Mostakbal City prices have risen at an average annual rate of 15-25% over the past few years, and Sarai units retain value thanks to location and the partnership with global Benoy. Expected rental yield on apartments ranges between 7% and 9% per year.

Resale liquidity for Sarai New Cairo is strong, driven by proximity to the New Administrative Capital. Studios and small apartments attract investors seeking rental income, while villas and townhouses target families seeking integrated lifestyle within Mostakbal City.

Services & Facilities at Sarai

Sarai ships with a fully integrated international-grade service package, including:

• Multiple international schools
• Integrated hospital with specialty departments
• Shopping mall, restaurants, and cafés
• Main mosque and prayer spaces
• Artificial lakes and water features
• 2,600 m² equestrian field
• Multiple sports courts
• Gymnasiums and spa facilities
• Smart systems and CCTV monitoring
• Generous parking and garages

This service stack turns Sarai into a complete community where residents can cover daily needs without leaving the compound, thanks especially to the green corridors that link facilities across the master plan.

General Features of Sarai

Beyond the standard service stack, Madinet Masr layers in unique features at Sarai that set it apart from competing Mostakbal City projects:

Drawbacks of Sarai & The Solution

Every project carries trade-offs. We discuss two of the most-mentioned points about Sarai New Cairo openly.

1. Semi-Finished delivery only: Units are handed over Semi-Finished (Core & Shell), requiring an additional finishing budget. The solution: this mode gives full freedom to choose interior finishes by personal taste and lets buyers spread cost over a longer horizon, especially with up-to-15-year payment flexibility.

2. Mostakbal City still under broader development: Mostakbal City is in active masterplan-development mode. The solution: this creates a strong investment opportunity for early-phase buyers — projected price growth is substantial as surrounding infrastructure matures, especially given proximity to the New Administrative Capital.

About the Developer: Madinet Masr & Previous Projects

Madinet Masr Development (MMHD) was established in 1959 and is one of the longest-standing real estate developers in Egypt. The company has developed over 40 million square meters of residential and commercial projects across Cairo and its suburbs.

Notable Madinet Masr projects include Taj City Compound in New Cairo, Origami New Cairo, and Tag Sultan. Regional partnerships and a long heritage distinguish MMHD from younger competitors in the market.

The Madinet Masr delivery record in New Cairo is strong and disciplined, with clear commitment to finishing quality and announced timelines. The Benoy partnership for Sarai reflects the company's strategy of moving toward global-grade standards in mega-project development.

Explore all Madinet Masr Development projects on CompoundGate to see the rest of the portfolio across New Cairo, or browse compounds in New Cairo to compare opportunities side by side.

Edited and verified by the CompoundGate Editorial Team. Last updated: July 5, 2026.