Madinaty is Egypt's largest single private city: about 8,000 feddans — roughly 33 square kilometres — built by Talaat Moustafa Group on the Cairo–Suez side of New Cairo. It runs like a machine, and its market has its own language: the B-numbered apartment groups, the villa zones, Privado, the TMG resale office. On live 3altool data, Madinaty carries 744 listings at a median cash price of EGP 8.30M and EGP 70,291 per square metre — this guide decodes the numbering and shows where the live supply actually sits, block by block.
What Madinaty is (and how big)
مدينتي is a complete, centrally managed city — homes, schools, malls, clinics, clubs — owned end-to-end by one developer, TMG. The scale question people literally search (مساحة مدينتي): about 8,000 feddans, roughly 33 km², which makes it bigger than many entire districts of Cairo. Its older sibling El Rehab, by the same developer, is the proof of concept a generation earlier — same philosophy, smaller footprint, and a preview of how Madinaty ages.
Decoding the B-numbers
Madinaty's apartments live in numbered groups — B1, B2, B3 … through B15 on today's index — and residents buy, sell and rent by that code. Searchers literally type madinaty b3. Each B-group is a cluster of buildings around shared gardens, with its own character, finishing era and price level, so a quote only means something with the group attached. Here is where the live supply sits today:
| Group | Live listings | Notes |
|---|---|---|
| All Madinaty | 744 | median cash ≈ EGP 8.30M, entry from ≈ EGP 1.84M, ≈ EGP 70,291/m² |
| Privado | 336 | 45% of all live supply — where exits are happening |
| B12 | 94 | busiest classic B-group |
| B8 | 73 | deep, liquid resale |
| B15 | 43 | newer numbering, active |
| B2 | 26 | early-generation group |
| B10 / B1 | 15 / 10 | thin but present |
| B3 / B6 | 6 / 3 | tight supply — owners hold |
Read the skew: Privado alone carries 336 of 744 live listings — nearly half of Madinaty's open market. New handovers concentrate sellers; tight old groups like B3 and B6 mean holders, not exits. If you want choice and negotiating room, shop the deep groups. If you want a specific old group, expect to wait and pay for scarcity.
Apartments, villas, and the zones between
The B-groups are the apartment city; villas and townhouses sit in their own lower-density zones, and newer phases like Privado add their own product mix. On the portal, apartment groups dominate supply — apartments in Madinaty are the liquid market, while villa listings are scarcer and trade more slowly. Prices vary meaningfully by group, floor, and garden or wide-avenue view — which is why comparing per-meter within the same group beats any citywide average, including ours.
The services machine — and its fee
The reason Madinaty commands EGP 70K per metre while its neighbours sit far lower: the services actually run. Open Air Mall, the craft zone, schools across curricula, clinics, buses, security — one operator, one standard. The other side of that coin is the service-fee culture: annual fees are real money and fund the machine. Before buying, ask for the current fee for that specific unit type, what it covers, and how it has moved over the years — then put it in your running-cost math next to any mortgage or instalment.
Resale in Madinaty: two doors
Madinaty resale moves through two channels. The TMG resale office route keeps the transfer inside the developer's system; the open market route runs through brokers and portals. For units not yet registered, transfers work by assignment — tanazol — with the developer's stamp and fees; our resale and tanazol guide walks the steps. Two 3altool habits pay off here: every listing shows the real cash price (down payment plus remaining instalments computed), so instalment-loaded asks and cash asks compare honestly — and price-cut tracking shows which of those 744 sellers are actually moving toward the market.
Madinaty vs New Cairo
Zoom out: New Cairo overall lists 5,378 homes at a EGP 10.7M median — higher than Madinaty's 8.30M, on a completely different model: many developers, many compounds, the 5th Settlement sprawl. Madinaty is the single-operator alternative: less choice of style, more consistency of upkeep. Around it, Mostakbal City is the next belt rising to its east and El Shorouk is the quiet older neighbour across the road. The full eastern picture is in our New Cairo guide.
Buying in Madinaty: the short checklist
- Buy a group, not a city. Fix the B-group (or Privado phase) first, then compare per-meter inside it — floor, view, finishing era. A citywide median is context, not a price.
- Choose your resale door. TMG office or open market — confirm registration status, and if it is a tanazol, budget the developer fees and steps from the tanazol guide.
- Price the fees into the deal. Service fees are the machine's fuel. Get the current numbers in writing and compare total cost of ownership, not just the ticket price — the real cash figure on each 3altool listing is the honest starting line.
See every home for sale in Madinaty →
Counts and medians are live 3altool data as of 15 August 2026 and refresh daily on the linked pages. Market information, not investment advice.
Frequently asked questions
What is the area of Madinaty (مساحة مدينتي)?
About 8,000 feddans — roughly 33 square kilometres — making Madinaty Egypt's largest single private city, built and run end-to-end by Talaat Moustafa Group.
How much do apartments in Madinaty cost in 2026?
The live median cash price is EGP 8.30M across 744 listings — about EGP 70,291 per square metre — with entry from roughly EGP 1.84M. Prices vary meaningfully by B-group, floor and view, so compare within the group.
What do B1, B3, B12 mean in Madinaty?
They are Madinaty's numbered apartment groups — clusters of buildings around shared gardens, each with its own era and price level. On live data B12 (94 listings) and B8 (73) are the busiest classic groups, while Privado carries 336 — nearly half of all supply.
Should I resell through TMG's office or the open market?
Both work: the TMG resale office keeps the transfer inside the developer's system, while the open market gives wider reach. For unregistered units either way runs on tanazol (assignment) with developer fees — read our tanazol guide, and always compare offers on the real cash price.