Browse villas for sale in 6th Settlement, New Cairo: three- and four-bedroom homes of 218 to 310 m² sold directly by developers on long payment plans, with prices and handover details.
El Patio Hills, 6th Settlement · La Vista Developments
Core & shellEGP 1,890,000 down, then quarterly installments of EGP 1,063,125 over 8 years
El Patio Hills, 6th Settlement · La Vista Developments
Core & shellEGP 1,540,000 down, then quarterly installments of EGP 866,250 over 8 years
El Patio Jade, 6th Settlement · La Vista Developments
Core & shellEGP 2,040,000 down, EGP 38,760,000 in quarterly installments over 8 years
El Patio Jade, 6th Settlement · La Vista Developments
Core & shellEGP 1,525,000 down, EGP 28,975,000 in quarterly installments over 8 years
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We currently list 4 villas for sale in 6th Settlement, priced from EGP 30,500,000 to EGP 40,800,000. 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 |
|---|---|---|---|---|
| El Patio Jade | La Vista Developments | 2 | 225 – 310 m² | EGP 30,500,000 |
| El Patio Hills | La Vista Developments | 2 | 218 – 255 m² | EGP 30,800,000 |
These prices update automatically as units are added or sold on the site.
East of central Cairo, New Cairo's 6th Settlement is a place where many projects are still under construction, and that reality defines the villa offer. Anyone looking at villas for sale in 6th Settlement right now is mostly signing directly with a developer for a home that has not been built yet, chiefly in La Vista Developments' El Patio Jade and El Patio Hills.
Built-up areas run from 218 to 310 m², and the listings split roughly evenly between three-bedroom and four-bedroom layouts. That is a comfortable family size without the upkeep of a sprawling mansion. El Patio Jade covers the larger end, 225 to 310 m², while El Patio Hills is tighter at 218 to 255 m².
The defining feature of the October 2026 supply is that every unit is off-plan, due for handover in 2030, and delivered core-and-shell. In practice you receive the structure without interior finishes and choose the flooring, bathrooms, kitchen and fittings yourself.
As listed in October 2026, villas here start at EGP 30.5 million and top out at EGP 40.8 million, with a median of EGP 34.3 million. Because the homes sit close together and share a similar spec, the spread mostly reflects size and bedroom count rather than location. Entry prices are EGP 30.5 million at El Patio Jade and EGP 30.8 million at El Patio Hills.
Per meter, the median lands near EGP 138,420. Keep in mind that this buys an unfinished interior. Fit-out costs come on top and vary widely with the materials you pick, so when you compare a villa here with a fully finished home elsewhere, compare the total cost after finishing, not the sticker price.
Listed down payments range from EGP 1.525 million to EGP 2.04 million, which works out to about 5% of each unit's price. Every current plan spreads the balance over eight years. On a EGP 30.5 million villa, that leaves around EGP 29 million, or a little over EGP 3.6 million a year if paid in equal installments; the developer's actual schedule may be weighted differently.
With handover in 2030 and installments running past that date, your first years as an owner will combine annual payments with the cost of finishing. Plan for that overlap early so the house does not sit empty while you wait for cash.
If your budget sits below the villa range, townhouses in 6th Settlement offer a middle ground. You can also benchmark against villas elsewhere in New Cairo or follow new launches in 6th Settlement. Our team can help you compare the villas for sale in 6th Settlement side by side.
As listed in October 2026, villas range from EGP 30.5 million to EGP 40.8 million, with a median of EGP 34.3 million. At the median of roughly EGP 138,420 per square meter, a 250 m² villa would come to about EGP 34.6 million, before interior finishing costs.
Down payments listed in October 2026 fall between EGP 1.525 million and EGP 2.04 million, close to 5% of the price, and current plans run eight years. Entry is easy, but the yearly installments remain substantial, so test them against your income before signing.
In the October 2026 listings, every villa was off-plan, sold by the developer and due in 2030. If you need to move sooner, watch the 6th Settlement property listings for resale units that may appear, or look at other New Cairo districts with completed stock.
No. Villas listed in October 2026 are delivered core-and-shell, so the owner handles all interior finishing. The upside is full control over materials and layout; the downside is extra cost and several months of work after handover, which belongs in both your budget and your timeline.
Both come from La Vista Developments and open at nearly the same level, EGP 30.5 million for Jade versus EGP 30.8 million for Hills. The clearer difference is size, since El Patio Jade reaches 310 m² while El Patio Hills stops at 255 m², making Jade the pick for families needing more room.
