This is the table Egyptian property portals don't publish: the live median cash price and median EGP per m² for 63 named compounds, computed from more than 20,000 live listings on 3altool. No brochure prices, no 'starting from' — the median of what sellers are actually asking today, with every row linked to its live page so the numbers keep moving after this page is published.
How to read this index
- Median cash is the middle listing's full cash price — the down payment plus every installment still to run, added up. It is directly comparable across cash resales and payment-plan ads, which 'asking price' alone is not.
- Median EGP/m² is the honest cross-compound comparison: it strips unit size out of the ticket. A compound can carry a huge median ticket simply because it sells villas.
- Medians are asks, not closings. Egypt has no public sold-price registry, so the live ask — tracked daily with its price cuts — is the best signal that exists. Haggling room sits on top of these numbers.
- Small pools swing. Under ~30 listings, one odd villa can move the median. The Eastown row (14 listings) is the textbook case — meter first, ticket second.
- † means the zone label comes from source listings; verify the exact project with the seller before you rely on it.
New Cairo and East Cairo
| Compound | Live listings | Median cash | Median EGP/m² |
|---|---|---|---|
| Sarai | 998 | EGP 7.81M | 50,900 |
| Madinaty | 768 | EGP 8.27M | 71,849 |
| Palm Hills New Cairo | 712 | EGP 13.6M | 87,857 |
| Taj City | 643 | EGP 8.56M | 56,239 |
| Hyde Park | 610 | EGP 12.5M | 83,583 |
| Mountain View iCity | 545 | EGP 9.68M | 50,111 |
| City Gate | 493 | EGP 24.5M | 91,004 |
| Saada | 439 | EGP 29M | 87,324 |
| SODIC East | 358 | EGP 14.6M | 84,018 |
| Privado (Madinaty) | 348 | EGP 10.3M | 82,991 |
| Zed East | 278 | EGP 15.9M | 91,452 |
| Bloomfields (Mostakbal) | 247 | EGP 6.55M | 40,821 |
| Mountain View 1.1 | 220 | EGP 13.5M | 65,469 |
| Lake View Residence 2 | 205 | EGP 13M | 82,727 |
| Hyde Park Central | 154 | EGP 10.9M | 88,195 |
| Swan Lake Residence | 141 | EGP 15M | 84,127 |
| Mivida | 127 | EGP 18.3M | 111,818 |
| District 5 | 126 | EGP 14.7M | 88,473 |
| Stone Residence | 85 | EGP 10.6M | 60,227 |
| Uptown Cairo (Mokattam) | 85 | EGP 47.4M | 153,382 |
| Regent's Square | 74 | EGP 14.4M | 96,774 |
| Lake View Residence | 62 | EGP 12.3M | 80,517 |
| Fifth Square (Al Marasem) | 54 | EGP 13.1M | 82,580 |
| Stone Park | 51 | EGP 11.7M | 68,544 |
| The Address East | 41 | EGP 9.18M | 57,500 |
| Eastown (SODIC) | 14 | EGP 35.9M | 138,897 |
The spread is the story: on the same side of town, a meter runs from about EGP 41K in Bloomfields and 50–51K in Sarai and Mountain View iCity to 112K in Mivida and 153K in Uptown Cairo — a 3.7× gap inside commuting distance. The premium band (Mivida, Eastown, Uptown Cairo) is documented in the developer ranking; the value band is where Mostakbal City (1,570 live listings, median EGP 8M at ~50.9K/m²) keeps absorbing demand. Deeper dives: Mostakbal City, Hyde Park, Eastown, Mivida and the New Cairo map.
West Cairo: 6th of October and Sheikh Zayed
| Compound | Live listings | Median cash | Median EGP/m² |
|---|---|---|---|
| O West | 626 | EGP 12M | 79,143 |
| Badya Palm Hills | 552 | EGP 9M | 51,716 |
| Vye SODIC | 415 | EGP 10.9M | 80,916 |
| Mountain View iCity October | 329 | EGP 7.84M | 50,571 |
| Zed Towers (Sheikh Zayed) | 316 | EGP 8M | 74,922 |
| Palm Hills October | 277 | EGP 15.9M | 85,665 |
| Palm Parks | 131 | EGP 8.36M | 70,000 |
| Garden Lakes | 100 | EGP 11.6M | 87,887 |
| MV Chill Out Park | 94 | EGP 11M | 53,636 |
| PX Palm Hills | 83 | EGP 14.4M | 103,282 |
| Zed West | 67 | EGP 11.6M | 95,509 |
| Tawny by Hyde Park | 50 | EGP 13.8M | 71,597 |
| PH Golf Extension | 41 | EGP 17M | 57,875 |
| The Address (Sheikh Zayed) | 32 | EGP 5M | 30,866 |
West Cairo prices about 20% under the east on the benchmark: Sheikh Zayed City runs a 56.3K median meter and 6th of October 55.7K, against New Cairo's 70.3K. Inside that, the same three tiers repeat: value volume in Badya and iCity October (~51K), an upper-mid band at O West and Vye (79–81K), and a premium shelf at PX and Zed West (95–103K). Full brand breakdowns: Palm Hills and Mountain View.
New Capital and Mostakbal City
| Compound | Live listings | Median cash | Median EGP/m² |
|---|---|---|---|
| Noor City | 336 | EGP 9M | 57,353 |
| Mountain View (New Capital)† | 321 | EGP 9M | 84,442 |
| La Vista City | 255 | EGP 31M | 125,439 |
| Celia | 64 | EGP 8M | 71,767 |
| Capital Gardens (Palm Hills) | 43 | EGP 8.11M | 45,941 |
| Il Bosco | 33 | EGP 8.26M | 59,722 |
The New Capital overall runs a 48.3K median meter — the cheapest of the four big new-city markets — but the table shows how wide 'the Capital' is: La Vista City asks a 125K meter while Capital Gardens sits at 46K.
North Coast and Red Sea (seasonal money)
| Compound | Live listings | Median cash | Median EGP/m² |
|---|---|---|---|
| Soma Bay (Red Sea) | 1935 | EGP 15.6M | 109,091 |
| Silver Sands | 1757 | EGP 17M | 134,328 |
| The Med | 808 | EGP 18.9M | 111,215 |
| Azha North | 772 | EGP 17M | 132,308 |
| June (SODIC) | 765 | EGP 18M | 125,000 |
| Makadi Heights (Red Sea) | 729 | EGP 16M | 106,667 |
| Mangroovy (El Gouna) | 671 | EGP 16M | 103,077 |
| Seashore | 640 | EGP 12M | 113,550 |
| Salt | 569 | EGP 10.5M | 102,240 |
| Ogami (SODIC) | 567 | EGP 28.4M | 143,646 |
| Cali Coast | 547 | EGP 8.82M | 87,081 |
| Almaza Bay | 474 | EGP 21M | 131,339 |
| Mazarine (New Alamein) | 424 | EGP 9.9M | 63,596 |
| Direction White | 421 | EGP 15M | 125,000 |
| Fouka Bay | 345 | EGP 12.8M | 105,221 |
| Caesar (SODIC) | 333 | EGP 37.1M | 145,357 |
| Hacienda West (Palm Hills) | 309 | EGP 13.6M | 113,130 |
Coastal meters are their own economy — the North Coast median meter is 115.8K, higher than almost everything in Cairo, for homes used ten weeks a year. The premium cluster (Caesar, Ogami, Silver Sands, Azha North — 132–145K) prices double the entry cluster (Cali Coast 87K, Mazarine 64K). The kilometer-by-kilometer North Coast guide maps who sits where, and the Matrouh and Dabaa guide covers the far west.
What the whole market says
Put the regional medians side by side and the 2026 pecking order is: North Coast 115.8K > New Cairo 70.3K > Sheikh Zayed 56.3K ≈ 6th of October 55.7K > Alexandria 57.2K > Mostakbal 50.9K > New Capital 48.3K (median EGP/m², live listings). Cross-compound, the cheapest family meters in this index are Bloomfields (41K), Capital Gardens (46K), Sarai and iCity (50–51K); the most expensive are Uptown Cairo (153K), Caesar (145K), Ogami (144K) and Eastown (139K). Every figure above refreshes daily on the linked pages — bookmark the compound you're tracking, and watch its price-cut history before believing any single ask.
Browse every tracked area and compound, with live counts and medians →
Medians and counts are live 3altool data as of 18 August 2026 across 20,000+ active listings; each linked page recomputes daily. Compounds under ~30 listings carry noisier medians. Not investment advice.
Frequently asked questions
What is the most expensive compound in Egypt in 2026?
By median asking meter on live listings: Uptown Cairo (EGP 153K/m²), then SODIC's coastal Caesar (145K) and Ogami (144K), with Eastown (139K) the priciest pool in New Cairo. By median ticket, Uptown Cairo's EGP 47.4M leads the index.
Which compounds have the cheapest meter for families?
In this index: Bloomfields in Mostakbal City (~EGP 41K/m²), Capital Gardens (46K), then the volume trio of Sarai, Mountain View iCity and Badya (50–52K). All hold hundreds of live listings, so the medians are solid.
Are these prices asking prices or actual sale prices?
Asking medians of live listings. Egypt has no public sold-price registry, so the live ask — with its tracked price cuts — is the best market signal available. Expect negotiation room below these numbers, and use each listing's price-cut history to gauge it.
How are these medians computed and how often do they update?
Each figure is the median across that compound's live listings on 3altool, where every listing's cash price is the down payment plus all remaining installments. Stale ads are retired automatically, duplicates are collapsed, and the linked pages recompute daily.