Compound 31 West October 2026 Prices · M Squared Developments

Introduction to 31 West Compound

31 West Compound is one of the standout projects by M Squared Developments in 6th of October City, located in the eastern expansion of the city off the 26th of July Corridor near the Palm Hills Bamboo extension.

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The project spans 31 feddans (132,000 square meters) with a build-up ratio of just 19%, meaning 81% of the total area is dedicated to green spaces, artificial lakes, and pedestrian paths.

31 West unit prices start from 7,585,200 Egyptian pounds for Core & Shell apartments, and from 9,391,200 Egyptian pounds for fully finished apartments, with installment plans up to 10 years and just 5% down.

The ideal positioning for Compound 31 West 6 October targets the family seeking modern living near Sheikh Zayed and the 26th of July Corridor, the investor targeting rental yield in West Cairo, or the young professional valuing strategic location and proximity to Gezira Club and Mall of Egypt.

The unique advantage of 31 West in 6 October: a central artificial lake spanning 7,000 square meters, 558 diverse residential units, and a substantial 10,000 square meter commercial zone inside the compound itself.

31 West Compound Location in 6th of October

31 West sits in the eastern expansion of 6th of October City directly on the 26th of July Corridor, specifically near the Palm Hills Bamboo extension. This positioning places the project minutes from Sheikh Zayed and the newer West Cairo districts.

Approximate coordinates: 30.0038 degrees North, 31.0218 degrees East. Access to greater Cairo arteries runs via the 26th of July Corridor, Kerdasa Axis, the Regional Ring Road, and the Central Axis.

Nearby Landmarks to 31 West

• 5 minutes from Gezira Club 6 October branch.
• 10 minutes from Mall of Egypt.
• 15 minutes from Mall of Arabia.
• 30 minutes from Sphinx International Airport.
• Near Palm Hills Bamboo extension.
• Near the British University BUE and the Canadian International College CIC.
• Direct access to the Regional Ring Road and Kerdasa Axis.

For comparison between 31 West and competing 6 October projects, see O West by Orascom or West Clay in the same district.

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

31 West Compound Design

The architectural design at 31 West is inspired by a contemporary sustainable-living philosophy, where green and water features dominate 81% of the project and buildings occupy just 19%.

The central design element at 31 West is the 7,000 square meter central artificial lake that anchors the compound, surrounded by residential buildings and lake-facing restaurants.

70% of residential units are optimised for natural light and ventilation, with contemporary facades blending glass, natural stone, and clean lines.

Finishing comes in two options: Core & Shell (semi-finished, giving owners customisation freedom) or Fully Finished (move-in ready). The price difference between the two options is roughly 24%.

31 West Unit Sizes & Types

31 West offers a complete residential mix with apartment focus, totalling 558 residential units:

• Apartments: 70 to 175 square meters with 1 to 3 bedrooms.
• Townhouses: Starting from 225 square meters.
• Twin Houses: 260 to 275 square meters.
• Villas: Up to 330 square meters standalone.

The distribution serves a wide buyer pool, from young professionals seeking a 70 m² studio to large families wanting a 330 m² standalone villa. The full diversity defines the 31 West 6 October project.

For buyers seeking specific units, villa-for-sale searches in 31 West 6 October point to standalone villas and townhouses, while apartment searches in 31 West Compound surface the 70 to 175 m² range.

31 West Compound Prices 2026

Apartment prices at 31 West Compound start from 7,585,200 Egyptian pounds for Core & Shell, and from 9,391,200 Egyptian pounds for fully finished.

Townhouse prices start from 23,685,480 Egyptian pounds for the 225 m² unit. Twin House prices start from 31,364,970 Egyptian pounds for units from 260 square meters.

Standalone Villa prices start from 54,928,848 Egyptian pounds for the 330 m² villa. 31 West Compound 6th of October pricing is shaped by three factors: unit type and size, finishing option (Core & Shell or Fully Finished), and view onto the lake or green spaces.

For comparison: average 6 October apartment prices for premium compounds range from 6,000,000 to 12,000,000 Egyptian pounds. 31 West Compound 2026 sits in the medium-to-premium tier, slightly above average but justified by location and developer brand.

For the latest list of 31 West Compound prices, contact the CompoundGate team. M Squared adjusts price lists with each new release batch.

31 West Installment Plan

The 31 West payment plan is flexible and accommodates a wide buyer pool. The standard plan: 5% down with up to 10 years zero-interest installments.

There is also a current offer at 6% down with up to 10 years installments. Plus additional discounts up to 35% for full cash payment.

The practical advantage on a 7,585,200 Egyptian pound apartment at 5% down: the buyer needs 379,260 Egyptian pounds at contract, then installments on the remaining 7,205,940 Egyptian pounds across up to 20 semi-annual payments over 10 years.

The plan benefit: the very low down payment (5-6%) opens the door to wider buyer segments. The long installment (10 years) makes the monthly burden reasonable. Payments are semi-annual or quarterly per buyer agreement with M Squared.

Guarantee cheques sit with M Squared until handover. Contracts are signed through M Squared official offices in 6 October or New Cairo.

Investment in 31 West 2026

Investing in 31 West Compound is driven by three main engines. The first: the strategic location on the 26th of July Corridor serves Sheikh Zayed and 6 October residents, ensuring strong continuous rental demand.

The second engine: the M Squared brand led by internationally recognised leadership (Eng. Karim Malash on the Forbes Middle East Most Impactful Real Estate Leaders 2026 list).

The third engine: the moderate 31-feddan footprint with just 558 residential units maintains privacy and low density, making the compound attractive for premium rental.

Expected 31 West rental yield is estimated at 6-9% annually for apartments, 7-10% for premium furnished units. The Q4 2028 delivery means expected 30-50% price appreciation between contract and handover depending on market pace.

The additional investment benefit: the internal 10,000 square meter commercial zone serves compound residents directly, reducing owners need to leave the gates and lifting rental attractiveness.

31 West Services & Amenities

Compound 31 West M Squared Developments offers a complete package of recreational and service amenities:

• Central artificial lake spanning 7,000 square meters.
• Internal commercial zone spanning 10,000 square meters.
• Lake-facing restaurants and cafes (Lake Cafe).
• Central clubhouse with swimming pools.
• Wellness and fitness hub.
• Fully equipped gyms and spa.
• Running, walking, and bicycle paths.
• Advanced Kids Play Zone.
• Dedicated Pets Zone.
• Multipurpose areas for community events.
• Wide green spaces forming most of the compound.
• Malls and retail shops inside the commercial zone.
• Electronic gates and CCTV surveillance.
• 24/7 security and backup power generators.

General Features of 31 West Compound

• Premium location on the 26th of July Corridor in the eastern 6 October expansion.
• 31 feddans (132,000 m²) footprint with just 19% build-up.
• Developed by M Squared, with internationally recognised leadership (Forbes ME 2026).
• Central 7,000 m² artificial lake as the focal point.
• Internal 10,000 m² commercial zone.
• Only 558 residential units total — low density.
• Full mix: apartments, townhouses, twin houses, standalone villas.
• Apartments from 70 to 175 square meters.
• 70% of units optimised for natural light and ventilation.
• Two finishing options: Core & Shell or Fully Finished.
• Delivery expected in Q4 2028.
• Expected 6-10% annual rental yield.
• Payment plan: 5% + up to 10 years zero-interest installments.
• Discounts up to 35% for full cash payment.
• Prices from 7,585,200 Egyptian pounds — competitive for the 26th of July Corridor.

31 West Drawbacks & The Solution

Relatively distant delivery (Q4 2028): The buyer must wait 3 years to receive the unit, which may reduce the project appeal for those seeking immediate housing.

Mitigation: the distant delivery means expected 30-50% price appreciation between contract and handover, turning the wait into a clear investment advantage. The long 10-year installment plan also eases the financial burden.

Core & Shell option needs finishing completion: Buyers choosing the semi-finished option need an additional 1,000,000 to 3,000,000 Egyptian pounds to complete finishing.

Mitigation: the buyer controls finishing quality and personal budget, and resale value is higher with premium custom finishing. For those preferring to avoid this cost, the Fully Finished option is available at roughly 24% premium.

About the Developer: M Squared & Previous Projects

M Squared Developments is an Egyptian property firm founded in 2012, led by Eng. Karim Malash as Chairperson and CEO since 2021 with over 30 years of global operations management experience.

The M Squared portfolio includes three flagship projects: El Masyaf in Ras El Hekma on the North Coast, MIST in New Cairo as a mixed-use urban community, plus 31 West in 6 October.

This geographic diversity gives the firm a wide track record that reduces concentration risk on a single area. Choosing 6 October for 31 West reflects M Squared strategy of covering the main greater Cairo markets.

The institutional advantage of M Squared 31 West is internationally recognised leadership. Eng. Karim Malash placement on the Forbes Middle East 2026 Most Impactful Real Estate Leaders list provides objective recognition of management execution capability.

For buyers seeking 31 West Compound 6 October, the strategic location on the 26th of July Corridor, the M Squared brand, and the moderate 31-feddan footprint are the three core long-term value drivers.

For a tailored quote on current 31 West Compound prices, the inquiry form connects directly with the CompoundGate team. Browse more 6th of October compounds.

Compound 31 West M Squared Developments is the full phrase form. Project 31 West 6 October is a common alternative. 31 West 6th of October is a common bilingual search combination among buyers.