Al Ahly Sabbour villas for sale in New Cairo split into two very different markets: large, ready homes in the Fifth Settlement and newer, installment-friendly villas in Mostakbal City.
Katameya Hills, Fifth Settlement · Al Ahly Sabbour Developments
Fully finishedEGP 59,000,000 cash
Katameya Hills, Fifth Settlement · Al Ahly Sabbour Developments
Fully finishedEGP 57,200,000 in cash
Grand Residence, Fifth Settlement · Al Ahly Sabbour Developments
Fully finishedEGP 40,000,000 down with EGP 12,000,000 remaining
Grand Residence, Fifth Settlement · Al Ahly Sabbour Developments
Fully finishedEGP 61,500,000 cash
At East, Mostakbal City · Al Ahly Sabbour Developments
Core & shellEGP 12,000,001 down, then quarterly installments of about EGP 1,043,919 over 6 years
At East, Mostakbal City · Al Ahly Sabbour Developments
Fully finishedEGP 1,766,950 down, then quarterly installments of about EGP 993,909 over 8 years
At East, Mostakbal City · Al Ahly Sabbour Developments
Core & shellEGP 17,998,145 down, then quarterly installments of about EGP 1,013,266 over 5 years
At East, Mostakbal City · Al Ahly Sabbour Developments
Semi-finishedEGP 8,752,828 down, then quarterly installments of about EGP 711,291 over 5 years
At East, Mostakbal City · Al Ahly Sabbour Developments
Core & shellEGP 4,050,000 down with EGP 17,280,900 remaining
At East, Mostakbal City · Al Ahly Sabbour Developments
Core & shellEGP 1,209,000 down, then quarterly installments of about EGP 680,063 over 8 years
At East, Mostakbal City · Al Ahly Sabbour Developments
Core & shellEGP 9,428,543 down, then quarterly installments of about EGP 714,267 over 4 years
At East, Mostakbal City · Al Ahly Sabbour Developments
Semi-finishedEGP 7,446,715 down, then quarterly installments of about EGP 473,351 over 5 years
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We currently list 15 villas for sale in Al Ahly Sabbour, New Cairo, priced from EGP 18,176,000 to EGP 61,500,000 (5 ready to move, 10 under construction). Compare by price per m², not total price, and ask us about the payment plan, maintenance deposit and other fees before any viewing.
| Compound | Developer | Units | Size | From |
|---|---|---|---|---|
| At East | Al Ahly Sabbour Developments | 11 | 190 – 370 m² | EGP 18,176,000 |
| Grand Residence | Al Ahly Sabbour Developments | 2 | 450 – 1,050 m² | EGP 52,000,000 |
| Katameya Hills | Al Ahly Sabbour Developments | 2 | 570 – 620 m² | EGP 57,200,000 |
These prices update automatically as units are added or sold on the site.
In New Cairo, Al Ahly Sabbour's villa offer is really two markets that happen to share a developer. The first is the Fifth Settlement, where the company built two finished gated neighborhoods. Grand Residence covers 60 feddans in the heart of the district near the American University in Cairo, and Katameya Hills spreads over 156,000 m² in the Golden Square, directly on North 90th Street. Both are lived-in communities of standalone villas, twin houses and townhouses.
The second market is Mostakbal City, east of the Fifth Settlement, where At East occupies 181 feddans in the city's first phase, facing its main commercial spine and linked to the Middle Ring Road, the Regional Ring Road and the Amal Axis. A large share of October 2026 listings comes from here: three- to six-bedroom homes of 190–370 m², most still under construction. The Fifth Settlement homes start at 450 m² with six or seven bedrooms, so the two markets barely overlap in size.
October 2026 asking prices run from EGP 18.2 million to EGP 61.5 million, with a median of about EGP 35.3 million and a median near EGP 115,500 per square meter. That median sits awkwardly between two clusters:
Resale listings have a median around EGP 39 million, while developer sales sit near EGP 33 million. The developer route costs less up front, but you wait for handover, and many of these units are offered core-and-shell or semi-finished, so finishing is a real line item rather than a footnote.
At East sells on 5% down with the balance over 8 years. A few listings show shorter terms of 4 to 6 years, which can reflect resales where the buyer picks up the seller's remaining schedule. Grand Residence and Katameya Hills are long delivered, so deals there are typically struck with the owner at a final price and settled largely in cash. Practically, the first path needs steady income to cover installments; the second needs liquidity or a mortgage.
Our New Cairo area guide explains how the city's districts differ. To set Al Ahly Sabbour villas for sale in New Cairo against other developers, browse all villas for sale in New Cairo, and if a standalone villa stretches the budget, consider Al Ahly Sabbour townhouses in New Cairo.
As of October 2026, At East villas are listed between roughly EGP 18.2 and 42.75 million, while Grand Residence starts near EGP 52 million and Katameya Hills near EGP 57.2 million. Size explains most of the gap, since Fifth Settlement homes start at 450 m² against a 370 m² ceiling at At East, followed by readiness.
Yes. Grand Residence and Katameya Hills are delivered and occupied, and their homes are sold by owners. At East has a limited number of ready units, while handover for its other listed villas spans 2027 through 2030, and 2030 holds the biggest share according to October 2026 listings.
The developer asks for 5% down at At East and spreads the rest over 8 years. Some resale units carry shorter remaining terms of 4 to 6 years because the seller has already paid part of the schedule; you reimburse what they paid and continue the original plan with the developer.
Not always. Current listings include a sizable share of core-and-shell units, some semi-finished ones, and the rest fully finished. The unfinished formats are more common in the newer At East stock, so budget for finishing and ask for the handover specification in writing before signing.
