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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.
VEA New Cairo is Il Cazar Developments' project in the Sixth Settlement, sitting directly on the Middle Ring Road across roughly 100 feddans. What separates it from most of what New Cairo is selling is simple: it is not a mixed-unit development. There are no apartments in it at all.
Prices at Compound VEA New Cairo start from 18,227,000 Egyptian pounds for the townhouse, the cheapest product in the project. The community holds 417 villas alongside the townhouse release, which means a buyer here enters a horizontal neighbourhood rather than a residential tower.
That design decision is the heart of the project rather than a detail. A villas-only community means lower population density across the same land, and none of the pressure on facilities that builds when hundreds of apartments sit beside a limited number of villas inside one set of gates.
The location of VEA Sixth Settlement places it at the junction between the Fifth Settlement and the New Administrative Capital, close to the Suez Road, the Ain Sokhna Road and the South 90th Street extension. Phase one of the project is fully complete, and overall construction stands at around 70%.
This file covers VEA New Cairo prices for every tier as the market publishes it, the payment plan and the contradiction between sources, a practical pre-signature checklist, and the true cost of ownership.
Where no figure has been published we say so outright, because a known gap serves a buyer at Compound VEA New Cairo better than an unsupported estimate does.
VEA Sixth Settlement sits directly on the Middle Ring Road, the artery linking eastern New Cairo to the New Capital. That is not a marketing line: frontage on a main axis means the time it takes to leave the compound does not depend on congested side streets.
Compound VEA New Cairo also sits near the Suez Road, the Ain Sokhna Road and the South 90th Street extension — three genuinely different destinations, serving the eastern coast, Sokhna, and the heart of the Fifth Settlement respectively.
New Cairo is a large city, and the difference between one settlement and another inside it is a real difference in travel time, not just an address.
The Sixth Settlement specifically is newer than the Fifth, and that cuts both ways. Land there costs less, which flows through to the unit price. But some of the surrounding services are still maturing compared with the fully built-out corridor around South 90th Street.
We have not adopted any granular drive-time figures in this file, because the available sources publish them with wide variance and the developer does not confirm them. Anyone genuinely assessing the location is better served measuring the trip from their own workplace at peak hour.
The design of VEA New Cairo rests on a single decision that governs everything after it: the project is villas and townhouses only, across roughly 100 feddans. The absence of residential towers means the built mass stays low throughout the masterplan, and views are not blocked by high-rise blocks.
VEA Sixth Settlement holds 417 villas alongside the townhouse release, five main gates, and a clubhouse built on five feddans.
Spreading five gates across 100 feddans eases the pressure on a single entrance at peak times — a practical problem familiar to anyone who has lived in a compound with one gate.
The five-feddan clubhouse is a figure worth pausing on: that is close to the footprint of a small standalone club, not an attached amenity block. In a community of 417 villas, the ratio of facility to household is comfortable by New Cairo standards.
The developer does not publish a built-up-to-land ratio for VEA New Cairo on its corporate site, nor a named finishing standard. What is actually published is construction progress — around 70% — and that phase one is fully complete, two figures more useful to a buyer than a footprint percentage.
Units at VEA Sixth Settlement divide into just two tracks, and that is itself the information: anyone looking for an apartment, a duplex or a penthouse in this project will not find one, because the masterplan contains none of them.
The first track is the townhouse, at between 180 and 190 square metres with three bedrooms, and it is the most in-demand release because it carries the lowest price. Anyone searching for a townhouse for sale in VEA New Cairo is looking at this tier.
The gap between the 180 and 190 layouts is only ten built metres, yet it moves the price by a margin worth comparing before choosing.
The second track at Compound VEA New Cairo is the standalone villa, starting at 220 square metres with four bedrooms.
The reference source states villa areas extend to 275 square metres, but publishes no price for the 275 tier — which is why that row shows "On request" in the price table instead of an invented figure.
Here is a practical point about VEA New Cairo that often gets missed. The difference between a 190 square metre townhouse and a 220 square metre standalone villa is only thirty built metres.
The real difference at Compound VEA New Cairo is the shared wall and the independent plot — and that, not the area, is what explains the price gap between the two tiers.
No source publishes a named finishing standard for VEA Sixth Settlement, nor the bathroom count per tier. Ask for the written specification booklet before contracting, and check the finishing clause specifically, because its cost differs fundamentally between a semi-finished unit and a fully finished one.
| Unit Type | Area | Starting Price |
|---|---|---|
| Townhouse | 180 – 190 m² | 18,227,000 – 21,118,000 |
| Standalone Villa | 220 m² | 24,941,000 |
| Large Standalone Villa | 275 m² | On request |
Prices at VEA New Cairo start from 18,227,000 Egyptian pounds for the 180 square metre townhouse, with the larger 190 square metre layout reaching 21,118,000 Egyptian pounds.
The 220 square metre standalone villa at Compound VEA New Cairo is offered from 24,941,000 Egyptian pounds.
The gap between it and the top townhouse release is close to four million pounds — the price of moving from a unit with a shared wall to a villa standing on its own land.
The average price per metre at VEA Sixth Settlement starts from 106,000 Egyptian pounds and rises in the villa tier. That figure is the sharpest tool for comparing VEA against Fifth Settlement projects, because it neutralises the area difference between releases.
Every figure published for this project is classified as an installment price, and no cash price appears in any source — not on the developer's corporate site and not elsewhere.
A buyer seeking an immediate-payment discount should raise it with sales directly; we do not quote a number that has not been published.
A second point about reading them: the project's opening figure is filed under a "villas" chip on some pages when it is in fact the townhouse price.
The table above is the reference, because it is per tier and pulled live from our database rather than typed into the text where it would freeze over time.
The published payment plan at VEA New Cairo rests on 5% down at contract with installments across 10 years. The reservation deposit is 200,000 Egyptian pounds and is refundable before final contracting.
But there is a contradiction a buyer should know before building a budget: the published sources for Compound VEA New Cairo state 5% in one place and a lower figure in another on the same page.
The likelier reading at VEA Sixth Settlement is that the lower figure is a limited-period promotional overlay sitting on top of the stated base rate.
The practical effect of that gap is large: the down-payment percentage on a unit in this price band means a difference of hundreds of thousands of pounds at contract.
Ask for the plan applying to your specific unit in writing, and do not build a decision on a percentage read in an advertisement.
Delivery at VEA Sixth Settlement is announced as "within two years of the contract date" rather than as a calendar year.
That phrasing serves the developer, because it moves with your signing date — so make sure the handover date is written into the contract as an explicit date, not as a duration.
The strongest investment argument at VEA Sixth Settlement is not the price but the construction stage. Phase one is fully complete and overall construction stands near 70%, which shrinks the largest risk an off-plan buyer carries: paying for years and then watching handover slip.
A buyer who can inspect genuinely executed units at Compound VEA New Cairo negotiates from an entirely different position than one looking at drawings. Use that advantage: ask to visit the completed phase and judge build quality with your own eyes before signing for a unit in a later stage.
The second factor at VEA Sixth Settlement is the nature of the product. A villas-only community addresses a narrower pool of buyers than apartments, but it is less exposed to supply swings: developers release apartments far more abundantly than villas, so supply in the villa tier grows more slowly.
Nobody publishes a yield percentage for VEA New Cairo, and we are not going to invent one. What can be said is that rental demand in the Sixth Settlement tracks the New Capital and the Fifth Settlement corridor, so ask about rents on comparable units inside the project itself.
The published facilities at VEA Sixth Settlement are specific, and we will stick to them rather than pad the list with the generic inventories that repeat across brokerage pages. At the head of it sits the clubhouse built on five feddans, the largest element in the services package.
Compound VEA New Cairo also includes five main gates serving the masterplan, plus green areas and water features that account for most of the land, by virtue of the low built mass in a villas community.
Commercial and service facilities at VEA Sixth Settlement are distributed across the plan rather than concentrated at one edge, which keeps the daily errand close to every cluster.
We would also draw the buyer's attention to what is not published: the available sources carry no stated detail on schools, a medical unit or a mosque inside VEA New Cairo.
Their presence is plausible in a project this size, but we will not present them as confirmed from the source.
In a community of 417 villas, the ratio of facilities to households is automatically better than in a project packing thousands of apartments onto the same land.
That is a structural advantage at VEA Sixth Settlement rather than a marketing line, and it follows directly from the decision to exclude towers.
The first advantage at VEA Sixth Settlement is frontage directly on the Middle Ring Road. Access from a main axis without threading through a network of side streets saves real time every day, and it is a difference the resident feels but the brochure does not show.
The second is that Compound VEA New Cairo exists rather than being promised. A completed phase one and construction at around 70% mean the buyer sees the finished product before contracting — something no new on-paper release can offer.
The third advantage is the villas-only community itself. The absence of apartments at VEA New Cairo means lower density, higher privacy and lighter pressure on facilities, which is precisely what a buyer who prefers horizontal living is looking for.
The fourth is the gate distribution. Five gates across roughly 100 feddans solves a chronic practical problem in gated compounds, spreading the morning exit across multiple points instead of one entrance where cars stack up.
Drawback one — the entry price is high because the product is villas. The cheapest unit at VEA New Cairo starts from 18,227,000 Egyptian pounds, a floor that excludes a wide segment of New Cairo buyers looking for an apartment on a smaller budget.
Mitigation: this is not a flaw to be fixed but a positioning to be understood. A buyer under that ceiling should logically look at Fifth and Sixth Settlement projects that release apartments.
A buyer who specifically wants horizontal living will find that villa prices across the whole area sit in this band and above, so VEA New Cairo is not an outlier on price.
Drawback two — no delivery date as a specific year. The phrase "within two years of the contract date" moves with your signature and gives no fixed reference, and the finishing standard is unnamed in the published sources for Compound VEA New Cairo.
Mitigation: both items at VEA Sixth Settlement are controllable in the contract rather than the advertisement. Ask for an explicit written handover date for your unit and its phase.
Request a detailed finishing specification and a penalty clause for delay as well, and have a specialist lawyer review the contract before any payment changes hands.
1. Request the maintenance-fee statement in writing. No maintenance figure is published for VEA Sixth Settlement in any available source. Ask for the amount, its calculation basis and its annual escalation in writing, because it recurs every year and never appears in the advertised unit price.
2. Inspect the completed phase before signing. The advantage of a fully executed phase one at Compound VEA New Cairo is that you can see actual build quality rather than a rendering — so use it.
Check exterior finishes, plumbing, electrics and roof waterproofing in a standing unit; what you see there is what you will receive.
3. Confirm the project name and phase in the contract. The Arabic name is short and resembles other projects in New Cairo and beyond by different developers.
Make sure the contract explicitly states VEA in the Sixth Settlement along with its developer, the unit number and the phase — not the brand name alone.
4. Ask for the applicable payment plan in writing. The published down payment at VEA New Cairo contradicts itself between the stated base and a lower promotional figure depending on the source and its date.
Do not build on a percentage read in an advertisement; request the plan approved for your unit with its date, and confirm the instalment amount and frequency.
The structural reason VEA Sixth Settlement suits a particular buyer is that it sells one product only, and does not try to satisfy every buyer.
Someone who wants horizontal living finds a masterplan at Compound VEA New Cairo designed entirely for that, while someone who wants an apartment has no place in it at all.
That focus changes the buyer's negotiating position. In a mixed development the townhouse is the lowest-priced release and gets the least attention from sales; here it is a core product marketed seriously — which creates better negotiating room on the larger releases.
On timing, the key is construction stage. A buyer purchasing today in a project that has reached around 70% completion pays more than the launch price but carries far less delivery risk. The reverse is equally true: anyone chasing the lowest possible price needed to enter at phase one.
Strategically, units in completed or near-complete phases hold the strongest negotiating position because they can be inspected, and immediate payment typically opens a margin that a long installment plan does not. Ask about the price difference between a short plan and an extended one before choosing.
What you have read is the CompoundGate team's reading of the publicly available data on VEA New Cairo — not a recommendation to buy, and no substitute for advice that accounts for your own circumstances.
The next step is yours: visit the site and read the contract clause by clause with a lawyer before committing. For any question about a specific tier at VEA New Cairo, our team will answer directly.
1. The unit price itself. At VEA New Cairo this starts from 18,227,000 Egyptian pounds for the townhouse and reaches 24,941,000 Egyptian pounds for the 220 square metre standalone villa. The 275 square metre tier has no published price, so ask sales about it.
2. Finishing and fit-out. No named finishing standard is published for Compound VEA New Cairo, which leaves this line unknown in value until you read the specification booklet.
The difference between a semi-finished and a fully finished unit runs to substantial sums across 180 square metres and more — do not estimate it by guesswork.
3. Annual maintenance charges. No maintenance figure is published for VEA Sixth Settlement. In a villas community with a five-feddan clubhouse this line is serious by its nature, so request it in writing before signing and ask specifically about the calculation basis and the annual increase.
4. Registration and title transfer. Expect a further 3% to 4% of the unit price in registration and title-transfer fees under current Egyptian practice. On a unit in VEA New Cairo's price band that becomes a large figure in absolute terms, and it belongs in the budget from the start.
Add those four together and you have the real cost of owning at Compound VEA New Cairo, which always exceeds the advertised figure. Pin down the finishing and the maintenance figures before you sign, and the budget you set is the budget you actually spend.
The developer behind VEA New Cairo is Il Cazar Developments, and its portfolio explains the logic of this project. Its other New Cairo schemes — Creek Town, Creek District, Glen and The Crest — lean on apartments.
So VEA Il Cazar Developments covers the opposite end of the market with a villas-only product, which is why the masterplan excludes apartment blocks entirely rather than mixing them in.
The rest of the portfolio spreads geographically: Westdays in October, Park Sight in the New Capital, Safia and The C on the North Coast, Stoda, plus Go Heliopolis in Heliopolis, which was the company's first release.
The corporate history is comparatively short. Trading began in 2019 under the name Go Khozam, and the Il Cazar name dates from April 2022 — its chairman explained at the time that only the commercial name changed, with no shift in the shareholder structure.
That short history carries a practical implication for a VEA Sixth Settlement buyer: the company's announced delivery record extends only to Go Heliopolis, which was declared fully sold and handed over.
The project itself may be strong, but the strength of the delay clause in your VEA New Cairo contract matters more here than it would with a developer holding decades of completions.
One last caution before you research further: a similarly named web domain belongs to an unrelated company, and some pages credit Il Cazar with a 1960s founding — that date belongs to the predecessor Khozam Group, not to this developer.
Edited and verified by the CompoundGate Editorial Team. Last updated: November 12, 2026.
VEA sits in the Sixth Settlement of New Cairo directly on the Middle Ring Road, between the Fifth Settlement and the New Administrative Capital, close to the Suez Road, the Ain Sokhna Road and the South 90th Street extension.
Location is approximate — confirm with the developer before buying. Details →
| If your priority is… | Consider | Why |
|---|---|---|
| Lower budget | W Residences | From 18,220,400 EGP · same area |
| Same tier, different area | Mountain View October Park | October |
| Same developer, different project | Nord New Alamein | New Alamein |
Il Cazar Developments
IL Cazar Developments is an Egyptian developer founded in 2019 (formerly Go Khozam), chaired by Eng. Nader Khozam as Chairman and CEO, drawing on the legacy of the Khuzam Group with more than 55 years in the sector. IL Cazar focuses on distinctive projects in New Cairo and the No...
All Il Cazar Developments projects →Other projects by same developer
VEA New Cairo prices start from 18,227,000 Egyptian pounds for the 180-square-metre townhouse, with the larger 190-metre layout reaching 21,118,000 Egyptian pounds. The 220-square-metre standalone villa is offered from 24,941,000 Egyptian pounds. The average price per metre starts from 106,000 Egyptian pounds. These are installment prices; no cash price is published.
VEA sits in the Sixth Settlement of New Cairo directly on the Middle Ring Road, at the junction between the Fifth Settlement and the New Administrative Capital. The Suez Road, the Ain Sokhna Road and the South 90th Street extension are all nearby, and the project spans roughly 100 feddans.
VEA is a villas-only community: it contains no apartments at all. There are just two unit types — townhouses at 180 to 190 square metres with three bedrooms, and standalone villas starting at 220 square metres with four bedrooms and extending to 275 square metres. The project holds 417 villas.
The VEA payment plan opens with 5% down at contract and installments across 10 years, with a refundable 200,000 Egyptian pound reservation. One caution: the published sources also quote a lower down payment as a promotional offer, so request the plan applying to your unit in writing.
Delivery at VEA is announced as "within two years of the contract date" rather than as a calendar year, which means it moves with your signing date. Phase one of the project is fully complete and overall construction stands at around 70%. Ask for the handover date written into the contract as an explicit date, not a duration.
The developer of VEA is Il Cazar Developments, founded in 2019 as Go Khozam and rebranded in April 2022 with no change of ownership. Its portfolio includes Creek Town, Creek District, Glen and The Crest in New Cairo, Westdays in October, and Park Sight in the New Capital.
VEA is worth considering for three reasons: frontage directly on the Middle Ring Road, a completed phase one with construction at around 70% which shrinks delay risk, and a villas-only community with lower density. The main consideration: the entry price is high because the product is villas rather than apartments. No rental-yield figure is published for the project.
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