Palm Hills apartments for sale in Fifth Settlement, from lived-in phases to new launches: how price, handover and payment terms differ so you can pick the right address.
Village Gate, Fifth Settlement · Palm Hills Developments
Fully finishedEGP 1,530,000 down, then monthly installments of about EGP 195,377 over 5 years
Village Gate, Fifth Settlement · Palm Hills Developments
Fully finished1st floorEGP 8,300,000 down, with EGP 200,000 remaining
Village Gate, Fifth Settlement · Palm Hills Developments
Fully finished2nd floorEGP 7,650,000 cash
Palm Hills New Cairo, Fifth Settlement · Palm Hills Developments
Core & shellEGP 14,500,000 cash
Palm Hills New Cairo, Fifth Settlement · Palm Hills Developments
Core & shellEGP 11,584,613 down, EGP 1,415,387 in quarterly installments
Palm Hills New Cairo, Fifth Settlement · Palm Hills Developments
Fully finished2nd floorEGP 7,944,499 down, EGP 4,389,001 in quarterly installments over about 5 years
Palm Hills New Cairo, Fifth Settlement · Palm Hills Developments
Fully finished5th floorEGP 3,759,392 down, EGP 18,458,508 in quarterly installments over about 8 years
Palm Hills New Cairo, Fifth Settlement · Palm Hills Developments
Fully finishedEGP 4,481,660 down, EGP 8,196,240 in monthly installments over about 7 years
Palm Hills New Cairo, Fifth Settlement · Palm Hills Developments
Core & shell5th floorEGP 8,500,000 cash
Palm Hills New Cairo, Fifth Settlement · Palm Hills Developments
Fully finishedEGP 4,776,645 down, EGP 14,142,005 in semi-annual installments over about 7 years
Palm Hills New Cairo, Fifth Settlement · Palm Hills Developments
Fully finishedGround floorEGP 6,365,479 down, EGP 4,462,678 in quarterly installments over about 5 years
Palm Hills New Cairo, Fifth Settlement · Palm Hills Developments
Core & shell1st floorEGP 7,000,000 cash
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We currently list 33 apartments for sale in Palm Hills, Fifth Settlement, priced from EGP 4,900,000 to EGP 31,827,000 (12 ready to move, 21 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 |
|---|---|---|---|---|
| Palm Hills New Cairo | Palm Hills Developments | 15 | 70 – 251 m² | EGP 4,900,000 |
| Cleo Water Residences | Palm Hills Developments | 12 | 65 – 172 m² | EGP 6,933,284 |
| Village Gate | Palm Hills Developments | 5 | 88 – 150 m² | EGP 7,200,000 |
| 97 Hills | Palm Hills Developments | 1 | 183 m² | EGP 27,587,000 |
These prices update automatically as units are added or sold on the site.
Most people searching for Palm Hills in the Fifth Settlement have the flagship compound in mind, yet the choice is wider. Palm Hills New Cairo is a community of roughly 500 feddans with a sports club, a mall and a business district, and inside it sits Cleo Water Residences, a phase reserved for apartments and studios. Nearby you will find Village Gate, a completed mid-size development close to the American University in Cairo, and the new 97 Hills on about 97 feddans.
In practice you are choosing between timelines: homes that have been lived in for years, units delivering in 2027 and 2028, and a group due in 2030. Roughly a third of the listings are ready, and full finishing is clearly the standard. Two-bedroom units lead the mix, while one- and three-bedroom apartments appear in about equal numbers, a sign of strong demand from couples and small families.
As listed in October 2026, apartments start at EGP 4.9 million and reach EGP 31.8 million, with a median close to EGP 11.5 million and about EGP 96,045 per square meter. Each address has its own price profile:
Resales carry a median near EGP 10.55 million, while developer stock sits around EGP 17.58 million.
Buying from the developer in the flagship compound or Cleo starts at 3% down over ten years, and 97 Hills trims the deposit to 2.8% over the same term. Resale listings, on the other hand, mostly show five years of installments left, which often means a sizable cash payment to the owner. Village Gate is delivered, so terms are set with the seller.
Village Gate is the clear choice: units are ready, minutes from AUC and Village Gate Mall, with layouts of 88 to 150 m² that suit couples and people working around the universities.
A resale in a delivered phase of the flagship compound gives you the club and the mall without waiting.
Cleo Water Residences delivers in stages through 2030 and suits buyers who want the flagship address in a brand-new building.
97 Hills links to the Suez Road, the Ring Road plus the Middle Ring Road, with handover expected in 2030, and mixes apartments with penthouses, townhouses and standalone villas.
To benchmark against other developers in the district, see apartments for sale in the Fifth Settlement, or go back to all Palm Hills apartments across Egypt.
Prices start at EGP 4.9 million inside Palm Hills New Cairo as listed in October 2026, followed by Cleo Water Residences from about EGP 6.9 million and Village Gate from EGP 7.2 million. Entry prices usually refer to one-bedroom units or the smallest layouts.
Cleo is a phase within Palm Hills New Cairo built around a 5,000 m² lagoon, offering fully finished apartments and studios sold mostly by the developer with handovers from 2026 to 2030. The rest of the compound is dominated by delivered phases, usually bought from owners on the resale market.
Handover is expected during 2030. All listed units are under construction and mostly sold by the developer at 2.8% down over 10 years. The project lies near Palm Hills New Cairo and Cairo Airport, suiting families who plan to move later and prefer to spread payments over a long term.
Measured by total price, usually yes: October 2026 listings put resales at a median of EGP 10.55 million against EGP 17.58 million for developer units. Resales, however, tend to require more cash at signing, while the developer offers 2.8% to 3% down with ten years to pay.
