A 159 m² three-bedroom apartment costs EGP 5.8 million in Obour and EGP 10.4 million in New Cairo. This guide explains the gap, what it costs you, and who Obour actually suits.
This guide starts from one number:
A 159 m² apartment with three bedrooms and three bathrooms costs EGP 5.8 million in Obour City. Roughly the same area in the Fifth Settlement exceeds EGP 10.4 million.
The gap is EGP 4.6 million on a single unit. And the question worth answering is not "why is Obour cheaper?" but "what am I actually paying for in New Cairo, and do I need it?"
This guide is built on units currently listed with Home Locator in Obour and New Cairo, at their real prices.
| Area | Bedrooms | Price | Price per m² |
|---|---|---|---|
| 70 m² | 1 | 1,855,000 | 26,500 |
| 120 m² | 2 | 3,934,500 | 32,788 |
| 125 m² | 2 | 3,312,500 | 26,500 |
| 159 m² | 3 | 5,819,400 | 36,600 |
| 178 m² | 3 | 5,863,500 | 32,941 |
| 180 m² | 3 | 6,110,246 | 33,946 |
| 207 m² | 3 | 8,049,713 | 38,888 |
| Villa 237 m² | 3 | 8,338,949 | 35,185 |
Residential price per square metre in Obour runs between EGP 26,500 and 51,500, with most units sitting between 33,000 and 39,000.
The last row matters most: a 237 m² villa at EGP 8.3 million. Roughly the same money in the Fifth Settlement buys a 152 m² apartment on the fourth floor.
| Item | Obour | Fifth Settlement |
|---|---|---|
| 3-bed apartment, around 155 m² | 5.8 million | 10.4 million |
| Residential price per m² | 26,500 – 51,500 | 67,200 – 86,800 |
| What EGP 8.3 million buys | 237 m² villa | 152 m² apartment |
| Distance to central Cairo | 35 min via Ismailia Road | 30 – 45 min depending on route |
The gap is not in build quality. Recent Obour projects deliver at the same finishing level, security standards and internal services. The gap is in where the city itself sits on the demand map.
Four things, all real and all valuable, but not all necessary for every buyer:
1. Proximity to work. If your office is in New Cairo, the New Capital or Maadi, the time you save daily has a price. If your work is in Shoubra, Nasr City or downtown, Obour is genuinely closer.
2. International schools. Their density in New Cairo is far higher. This settles the decision for a family with children at a certain stage, and means nothing to anyone else.
3. Resale liquidity. A New Cairo unit sells faster, because demand is deeper. But a gap of EGP 4.6 million buys a great deal of waiting time.
4. The social value of the address. This is a real factor in the Egyptian market and there is no use denying it, but you should know you are paying for it, rather than believing you are paying for a better square metre.
✅ Anyone working in north or east Cairo (Shoubra, Nasr City, Obour Industrial, Ismailia Road).
✅ Anyone who wants more space on the same budget. The step from 120 m² to 180 m² in Obour costs around EGP 2 million; in New Cairo it exceeds 4 million.
✅ Anyone looking for a villa at apartment money. This is the clearest advantage Obour holds today.
✅ The commercial investor. Obour's commercial market is active, with the metre running from EGP 32,000 to 187,000 depending on floor and frontage. Full detail sits in our separate guide to commercial property in Obour.
⛔ It does not suit anyone working in south or west Cairo, because what you save on price you will pay back in daily commuting.
1. The district matters. Old Obour and New Obour are two different markets in price and service level. Ask which one specifically.
2. Read the developer's record. Obour has projects from developers who delivered on time, and others that slipped. You learn this by asking, not from the advert.
3. Verify the project's own facilities. The city provides the infrastructure, but internal services (security, parking, landscaping, lifts) are the developer's responsibility and make a large difference day to day.
4. Ask for the full payment plan. Current plans reach 8 years, and hidden quarterly payments change the real cost.
Obour is not the lesser option. It is a different equation.
Buying there today gets you more space or a better unit type on the same budget, and you pay for it in distance to south Cairo and in resale speed.
The right decision is not made on price comparison alone, but on one question: where do you actually spend your days?
To see apartments and villas currently available in Obour City with their prices and areas, or for a written comparison between an Obour unit and a New Cairo one, contact us on 01007200567.
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للاستفسار أو حجز معاينة: 01007200567 · واتساب 01100094355