Property for sale in New Cairo
New Cairo and the Fifth Settlement form prime East Cairo: a mature cluster of gated compounds with schools, retail, and the city's strongest end-user demand. It is where many first-time and trade-up buyers in Cairo concentrate, and where the resale market is most liquid. KÂMO Property Group represents buyers and sellers across the area's leading communities.
Stock ranges from ready apartments and townhouses to off-plan releases. We compare specific units - by compound, finish, and payment terms - against the wider New Cairo market so you are comparing like with like.
New Cairo the city, Fifth Settlement the core
New Cairo is technically a city in its own right, administratively made up of several numbered settlements. In practice, almost everything buyers mean by "New Cairo" - the established compounds, the international schools, the retail along 90th Street - sits within the Fifth Settlement, the most built-out of those districts and the one this guide and our listings refer to. Newer settlements further out exist but carry far less resale history.
Communities in New Cairo
Established compounds here include Villette, Mivida, Eastown, ZED East, and Mountain View iCity, built by developers including SODIC, Emaar Misr, Ora Developers, and Mountain View. New Cairo also holds several of Egypt's largest master-planned communities from other major developers, which we can source and compare on request even where we do not yet carry a dedicated guide. See live New Cairo listings on the map.
Property stock and who buys
Stock runs from compact and family-sized apartments through townhouses and twin houses to standalone villas, generally getting larger and lower-density the further a compound sits from the 90th Street commercial spine. The area carries one of Cairo's densest concentrations of international schools, and some buyers are drawn partly by proximity to the American University in Cairo's New Cairo campus - part of why families anchor here even at a premium to the west of the city. If you are moving from abroad, see our relocating guide for how to sequence a school search against a property search.
Access and commute reality
New Cairo's scale is easy to underestimate from outside: the area stretches across a large footprint, and its main commercial spine along 90th Street and the Ring Road carries heavy peak-hour traffic. A compound's actual distance from a Ring Road access point matters more for daily life than its "New Cairo" address alone - two compounds marketed under the same district name can sit a genuinely different commute apart. We weigh this specifically for clients relocating for work or school, not just the district label.
Prime New Cairo
The top of the New Cairo market is standalone villas on generous plots inside the established compounds, where land is the dominant component of value and new supply of comparable plots is effectively finished. Below that sits a deep and liquid market of townhouses and apartments.
For prime buyers the practical questions are plot size and orientation, the compound's management quality, and school access — those three explain most of the price spread between otherwise similar houses.
What to check before buying in New Cairo
Beyond the unit itself, confirm how established the specific phase is versus still under construction - New Cairo's newer, outer extensions carry more delivery-stage risk and thinner resale comparables than its older inner compounds. Ask about the compound's own management and maintenance track record, which drives day-to-day quality more than the developer's brand name alone, and, for a villa, check plot orientation and size, which matter more to resale than square footage on its own.
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Common questions
Is New Cairo a good area to buy property?
New Cairo combines mature infrastructure, strong schools and retail, and the most liquid resale market in Cairo, which suits both end-users and rental investors. The trade-off is that prime compounds command a premium over newer East Cairo areas.
What does property cost in New Cairo?
Pricing varies considerably by compound, unit type, finish, and whether a property is ready or off-plan. Rather than quote a single figure, we benchmark the specific units you are considering against current comparable stock.
Which compounds are considered prime in New Cairo?
The established, fully delivered compounds with mature landscaping and strong management command the premium, particularly for standalone villas on larger plots. Newer launches can offer better specification for the money but carry delivery risk and an unbuilt community. We compare specific compounds against a buyer's brief rather than ranking them generically.
Is New Cairo better than Sheikh Zayed for a family home?
Both are prime family markets on opposite sides of the city, and the honest deciding factors are commute and schools rather than product quality. New Cairo suits families oriented east and toward the New Administrative Capital corridor; Sheikh Zayed suits west-side commutes and has a longer-established compound stock. See our dedicated comparison for the detail.
Is "New Cairo" the same as the Fifth Settlement?
Not quite. New Cairo is a city in its own right, made up of several numbered settlements, but almost all of the established compounds, schools, and retail that buyers mean by "New Cairo" sit within the Fifth Settlement specifically. Newer settlements further out exist but are far less built-out and carry less resale history.
What kind of property is available in New Cairo?
Everything from compact and family-sized apartments through townhouses and twin houses to standalone villas, generally larger and lower-density the further a compound sits from the 90th Street commercial spine. The mix and the price both vary sharply by compound and phase, which is why we benchmark specific units rather than quote an area-wide range.
How bad is the commute in New Cairo?
It depends heavily on which compound and how far it sits from a Ring Road access point - New Cairo covers a large area, and 90th Street carries heavy peak-hour traffic along its length. A compound's marketed "New Cairo" address tells you less about daily commute than its actual position relative to the main arteries, which is something we check rather than assume.
Are schools a real factor in choosing a New Cairo compound?
Yes, often the deciding one for families. New Cairo carries one of Cairo's densest concentrations of international schools, and which schools are realistically reachable from a specific compound - not the district as a whole - is usually what settles the choice. See our relocating guide for how we sequence the school search against the property search.