This page shows villas for sale in Fifth Settlement from Palm Hills, La Vista and Mountain View, mostly off-plan phases sold in installments, alongside lower-priced resale homes.
Palm Hills New Cairo, Fifth Settlement · Palm Hills Developments
Core & shellEGP 23,493,226 down, EGP 52,170,774 in quarterly installments over about 7 years
Palm Hills New Cairo, Fifth Settlement · Palm Hills Developments
Semi-finishedEGP 90,000,000 cash
Palm Hills New Cairo, Fifth Settlement · Palm Hills Developments
Core & shellEGP 49,000,000 cash
Palm Hills New Cairo, Fifth Settlement · Palm Hills Developments
Core & shellEGP 32,000,000 cash
Palm Hills New Cairo, Fifth Settlement · Palm Hills Developments
Fully finishedEGP 65,000,000 cash
Palm Hills New Cairo, Fifth Settlement · Palm Hills Developments
Semi-finishedEGP 43,000,000 down, EGP 10,000,000 in quarterly installments until July 2032
Palm Hills New Cairo, Fifth Settlement · Palm Hills Developments
Core & shellEGP 42,000,000 cash
Palm Hills New Cairo, Fifth Settlement · Palm Hills Developments
Core & shellEGP 33,000,000 cash
Palm Hills New Cairo, Fifth Settlement · Palm Hills Developments
Semi-finishedEGP 41,000,000 cash
Palm Hills New Cairo, Fifth Settlement · Palm Hills Developments
Fully finishedEGP 30,000,000 cash
Palm Hills New Cairo, Fifth Settlement · Palm Hills Developments
Core & shellEGP 5,580,000 down, EGP 56,477,039 in monthly installments over about 8 years
Palm Hills New Cairo, Fifth Settlement · Palm Hills Developments
Core & shellEGP 15,800,000 down, EGP 16,000,000 in semi-annual installments over about 6 years
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We currently list 39 villas for sale in Fifth Settlement, priced from EGP 13,500,000 to EGP 193,921,885 (25 ready to move, 14 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 |
|---|---|---|---|---|
| Mountain View iCity | Mountain View | 7 | 180 – 505 m² | EGP 13,500,000 |
| Palm Hills New Cairo | Palm Hills Developments | 19 | 205 – 848 m² | EGP 15,500,000 |
| El Patio Town Side | La Vista Developments | 3 | 225 – 411 m² | EGP 37,260,000 |
| 97 Hills | Palm Hills Developments | 3 | 247 – 467 m² | EGP 41,288,000 |
| Mountain View Hyde Park | Mountain View | 1 | 395 m² | EGP 45,000,000 |
| Mountain View 1.1 | Mountain View | 4 | 255 – 670 m² | EGP 55,414,848 |
| El Patio Town | La Vista Developments | 1 | 339 m² | EGP 77,800,000 |
| Mountain View 1 | Mountain View | 1 | 550 m² | EGP 100,000,000 |
These prices update automatically as units are added or sold on the site.
The Fifth Settlement is made up largely of gated compounds and remains a first stop for villa hunters in New Cairo. The defining feature of today's market is that developers are still releasing new phases here, so most of what you see is off-plan and sold first-hand.
Projects span several price tiers:
Four-bedroom homes lead, followed by three and five bedrooms, with a few six-bedroom villas. Ready homes are scarce, and the largest group of handovers is scheduled for 2030.
As listed in October 2026, prices start at EGP 16 million and reach EGP 100 million, with a median around EGP 50.5 million. The median price per square meter is about EGP 167,200, reflecting the district's standing and how new the releases are.
The seller makes a big difference. Resale villas have a median near EGP 39.5 million, while developer stock sits around EGP 55.4 million. A buyer with flexible payment can often find better value from owners, while developer buyers pay for long plans and newer phases.
Check the finishing level: more than half the homes are core-and-shell and about a third are fully finished.
Payment plans split fairly evenly between five, seven and eight years. Those are moderate terms against high prices, which means sizable annual installments. Advertised down payments start around EGP 1.2 million and rise to roughly EGP 12.4 million depending on the villa and phase.
If a 2030 handover does not work, look at resales or homes due in 2026, and accept a narrower choice.
Ask which phases of the same project have actually been delivered and how complete their services are. That is the best preview of what you will get.
If a detached home is beyond reach, see townhouses for sale in Fifth Settlement, or compare villas for sale in Fifth Settlement with neighboring districts on the New Cairo villas page.
The median is close to EGP 50.5 million as listed in October 2026, with prices from EGP 16 million to EGP 100 million. At a median of about EGP 167,200 per square meter, a 280 m² home priced at that median would be about EGP 46.8 million.
Usually, yes. The resale median is about EGP 39.5 million against roughly EGP 55.4 million for developer homes in October 2026. Resales normally need a bigger upfront payment to cover what the owner has paid, whereas developers ask less upfront and spread the rest.
The largest group is due in 2030, with fewer in 2026 and 2029, and ready homes are scarce as listed in October 2026. If you need to move soon, focus on resales and the earliest handover dates.
Plans split fairly evenly between five, seven and eight years as listed in October 2026, with down payments starting around EGP 1.2 million. With high prices and moderate terms, work out the annual installment before reserving to make sure it fits your income.
