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| Project Name | The Mornings |
| Location | New Cairo |
| Developer | Al Ahly Sabbour Developments |
| Project Area | 15 Feddan (~63,000 m²) |
| Unit Types | Apartments، Suites، Offices، Clinics |
| Starting Price | 4,652,000 EGP |
| Down Payment | 5% |
| Installments up to | 8 years |
| Delivery Year | 2029 |
The Mornings is a mixed-use development by Al Ahly Sabbour in Al Yasmeen district, Fifth Settlement, New Cairo.
The project sits on North 90 Street near the Sadat Axis, mixing residential apartments, suites, offices, medical clinics and an F&B retail strip across roughly 15 feddan.
The Mornings prices in 2026 start from 4,950,000 Egyptian pounds for a 1-bedroom 57-square-metre apartment, scaling up to 11,400,000 Egyptian pounds for 3-bedroom units of up to 157 square metres, and continuing for larger unit sizes.
Al Ahly Sabbour offers a flexible payment plan: 5% down payment, 8-year installments interest-free, plus an optional Own-to-Rent rental management programme.
This guide covers location, master plan, unit types, 2026 prices, payment plans, services, and the project's strengths and trade-offs.
The Mornings sits in Al Yasmeen district of Fifth Settlement, New Cairo, on the North 90 Street corridor adjacent to the Sadat Axis — one of the area's busiest spines.
The location works well for investors and end-users seeking a mixed-use property where residential and office tenants drive complementary rental demand.
Connectivity from The Mornings is strong, with direct access to South 90 Street, the Middle Ring Road, and the Mohamed Naguib Axis linking New Cairo to the New Administrative Capital.
Coordinates: 30.0473 N, 31.4400 E (approximate). You can view the exact location on the interactive map below this page.
Proximity to New Cairo's main corridors makes The Mornings ideal for buyers seeking a residence near work without long internal drives.
The Mornings is designed as a mixed-use project, combining apartments, suites, administrative offices, medical clinics, and an F&B retail strip in a single master plan.
The plan separates traffic flows: a resident-only path versus a separate commercial/medical-visitor path — protecting residential privacy.
The site includes walking and jogging tracks around landscaped areas, small water features, and a secure children's play zone within the residential core.
Architecture combines modern design with natural materials (stone, wood) and abundant natural light, suitable for both residential and office use.
The Mornings offers a unit mix targeting both rental investors and end-users seeking a mixed-use environment.
Apartments start from 57 square metres for 1-bedroom and reach 157 square metres for 3-bedroom layouts, with size variants across each phase.
Suites and small hotel-style units target investors who prefer short-term rental via Airbnb and Booking — a fast-growing segment of the Egyptian market.
Administrative offices and medical clinics occupy a portion of the project, with bespoke designs for doctors, lawyers and consultants serving New Cairo.
Every The Mornings unit is delivered with finishing matched to its use case (residential or office), with customisation options depending on the unit type.
| Unit Type | Area | Starting Price |
|---|---|---|
| Apartments | 57–157 m² | 4,950,000 EGP |
| Suites | 60–90 m² | 5,500,000 EGP |
| Offices | 50–200 m² | 5,000,000 EGP |
| Clinics | 40–120 m² | 4,500,000 EGP |
The Mornings prices in 2026 start from 4,950,000 Egyptian pounds for a 1-bedroom 57-square-metre apartment — roughly 87,000 Egyptian pounds per square metre.
Two-bedroom apartments at 110 square metres range between 8,000,000 and 10,500,000 Egyptian pounds, depending on phase and unit position.
Three-bedroom apartments at 126 to 157 square metres range between 11,500,000 and 14,500,000 Egyptian pounds, depending on size and phase.
Suites, offices and medical clinics carry separate price brackets based on use and location, quoted on a per-unit basis.
Average price per square metre runs between 80,000 and 95,000 Egyptian pounds — reasonable for a mixed-use project in Fifth Settlement.
Al Ahly Sabbour offers a flexible payment plan for The Mornings: 5% down payment, with the balance over 7 years interest-free.
On an 8,000,000 Egyptian pound unit, that is a 400,000 Egyptian pound down payment and roughly 90,500 Egyptian pounds per month over 84 months.
An alternative plan with 5% down and 8 years of installments is available for buyers seeking a lower monthly payment, depending on phase and unit.
The Mornings includes an optional Own-to-Rent programme — Sabbour manages tenant placement and rental operations on the owner's behalf — a rare offering in Egypt.
Investing in The Mornings combines short-term rentals on suites with long-term rentals on residential apartments — a flexible income profile.
Average annual rental yield on a 2-bedroom apartment runs between 7 and 9% — solid for a Fifth Settlement project.
The on-site offices and clinics generate steady residential demand from doctors, lawyers and consultants who prefer working and living in the same complex.
Al Ahly Sabbour's Own-to-Rent programme makes investment turn-key for foreign buyers or non-Cairo residents — Sabbour handles tenant placement and maintenance.
The Mornings includes an F&B commercial strip with restaurants, cafés and varied retail — convenient for residents who prefer dining without leaving the gates.
Sports facilities include indoor gyms, jogging and walking tracks around landscaped areas, plus a secure children's play zone within the residential core.
Security uses electronic gates with 24-hour CCTV, regular patrols, and a separate visitor checkpoint for commercial and medical guests.
Proximity to Al Yasmeen district means international schools, specialised clinics, and major malls (Cairo Festival City) are 15 minutes away.
The headline feature is the mixed-use nature combining residential, work and leisure in one location — saving residents time and commute.
The Own-to-Rent rental management programme offered by Al Ahly Sabbour is a rare Egyptian-market feature that makes rental investment nearly automatic for owners.
The Al Yasmeen / North 90 location places The Mornings in one of New Cairo's most active commercial-residential zones.
Lower density of administrative and medical units relative to residential reduces internal traffic during peak work hours, maintaining evening privacy.
A competitive square-metre price compared with pure-residential compounds in the same area makes The Mornings an economic choice for location-conscious buyers.
The biggest drawback is the mixed-use nature, which can reduce privacy compared with pure-residential compounds, particularly during morning office hours.
Mitigation: choose a unit in the residential-only phase, away from the office and medical zones, leveraging the project's separated-flow design.
A second concern is limited public information on final delivery dates. The indicative window is roughly 3.5 years from booking (an estimated 2029 handover), yet Al Ahly Sabbour has not officially published a complete phase-by-phase handover schedule for all phases.
Mitigation: contact Al Ahly Sabbour's sales office directly for the latest updates, with the reassurance that Sabbour's overall delivery track record is disciplined.
The Mornings 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, Grand Residence and Etoile de Ville.
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.
Buying in The Mornings means investing in a project from one of Egypt's most established developers — a tangible safety advantage in an unpredictable market.
For all the developer's projects: All Al Ahly Sabbour projects on CompoundGate.
The third concern is the project's newness — the resident community is not yet established, with a wait period for phases to deliver and tenant footfall to settle.
Edited and verified by the CompoundGate Editorial Team. Last updated: June 19, 2026.
The Mornings sits in Al Yasmeen district of Fifth Settlement, New Cairo, on North 90 Street near the Sadat Axis. It's 7 minutes from Dusit Thani Hotel, 15 minutes from Cairo Festival City and AUC, and 20 minutes from Cairo International Airport. Coordinates: 30.0473 N, 31.4400 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...
All Al Ahly Sabbour Developments projects →Other projects by same developer
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