Villas and Townhouses for Sale in Mostakbal City 2026: Prices per m²
Homelocator
Published on October 4th, 2026
Mostakbal City has become the place many buyers look for a villa or townhouse close to New Cairo for less money. The first surprise when you start comparing: the price per square metre of a villa in the same city runs from about EGP 35,000 to about EGP 195,000. That is not a 10 or 20% gap; it is more than five times.
This guide covers the 28 villas and townhouses we list right now in 11 Mostakbal City projects, at the developers' published prices, with the average price per square metre for each project, why the gap exists, and how to choose.
The short answer: the cheapest townhouse we list starts at about EGP 7.2 million (141 m² at Nyoum), and the cheapest villa at about EGP 8.5 million (215 m² at Monark Residence). Average prices per metre range from about EGP 35,000 in budget projects to about EGP 195,000 with the big-name developers.
Where is Mostakbal City?
Mostakbal City lies east of Cairo, between the Fifth Settlement and the New Administrative Capital, right next to Madinaty. It is reached from the Cairo–Suez Road and the Cairo–Ismailia Desert Road, with the Middle Ring Road nearby, which suits people who work in New Cairo or the Capital and want more space for the same budget. Inside the city, location still matters: a compound facing Madinaty's gates or the Suez Road is not the same as one deep in districts where services are still being built. If you are new to the area, start with our guide to living in Mostakbal City.
Prices by project, cheapest per metre first
| Project | Developer | On offer | From | Avg. per m² | Plan & handover |
|---|---|---|---|---|---|
| The Butterfly | Madinet Masr | Townhouse 248 m² | EGP 8.78M | ~EGP 35,400 | Up to 12 years, 2029 |
| Monark Residence | Royal Developments | Villas 215–325 m² | EGP 8.5M | ~EGP 39,500 | 0–20% down, up to 10 years |
| Nyoum | Arab Developers Holding | Townhouse 141 m², villas 295–413 m² | EGP 7.19M | ~EGP 52,000 | Handover 2028 |
| Ray Valleys (Sarai) | Madinet Masr | Townhouses and villas 175–212 m² | EGP 10.17M | ~EGP 62,100 | 5% down, up to 8 years, 2028 |
| Fields Park (Aliva) | Mountain View | 205–210 m² | EGP 17.79M | ~EGP 89,000 | Late 2029 |
| Cocoon | The Land Developers | Townhouses 185–266 m² | EGP 17.46M | ~EGP 92,600 | 10% down, 9 years interest-free |
| Club Park (Aliva) | Mountain View | Villas 190–255 m² | EGP 20.17M | ~EGP 97,500 | Late 2028 |
| The Valleys (Hap Town) | Hassan Allam | Villa 240 m² | EGP 28.41M | ~EGP 118,400 | Late 2029 |
| Central Park (Aliva) | Mountain View | 210–525 m² | EGP 22.12M | ~EGP 133,200 | Late 2029 |
| Rivers Park (Aliva) | Mountain View | 210–350 m² | EGP 22.81M | ~EGP 152,500 | 2029 |
| EastVille | SODIC | Villas 217–220 m² | EGP 34.5M | ~EGP 195,000 | Late 2029 |
These are developers' published starting prices per unit type, not offers on a specific unit, and they change with each phase.
Why the price per metre varies five-fold
- The developer's delivery record. Buyers pay part of the price for confidence that the home will be handed over on time.
- Size and amenities of the master plan. Aliva covers about 638 feddans, split into districts with their own clubs and green space.
- Density. Cocoon has just 154 villas on about 20 feddans opposite Madinaty's Gate 5.
- Handover date. 2028 carries less risk than late 2029.
- Finishing. Most villas in new cities are delivered semi-finished or core and shell, so add finishing costs before comparing.
A villa at EGP 40,000 per metre is not automatically a bargain, and one at EGP 150,000 is not automatically expensive. Compare projects with the same developer tier, handover date and finishing.
Townhouse or villa?
Inside Aliva's Fields Park, a 210 m² townhouse costs EGP 17.79M and a 205 m² villa EGP 19.12M: about EGP 1.3 million more for a villa of almost the same size. A townhouse gives you land, a garden and a roof for less; a villa gives privacy on every side and room for a larger family. At the lower end, a 265 m² Monark villa at EGP 10.48M and a 212 m² Ray Valleys villa at EGP 12.47M are among the lowest prices we list.
Choose by budget
- Under EGP 15M: Nyoum townhouse 141 m², EGP 7.19M, Monark villa 215 m², EGP 8.5M, The Butterfly townhouse 248 m², EGP 8.78M, Ray Valleys townhouse 206 m², EGP 10.17M. Check the handover date and finishing carefully.
- EGP 15–30M: Nyoum villa 295 m², EGP 15.04M, Club Park villa 190 m², EGP 20.17M, Central Park villa 250 m², EGP 22.12M, The Valleys villa 240 m², EGP 28.41M.
- Above EGP 30M: EastVille 217 m², EGP 34.5M, Rivers Park villa 350 m², EGP 45.19M.
Mostakbal City or the Fifth Settlement?
New Cairo is a finished city with schools, hospitals, 90th Street and malls; Mostakbal City is still filling in. In exchange, a villa in Mostakbal gives you more space for the money, a short drive from New Cairo and Madinaty. Compare district prices in our New Cairo and Fifth Settlement guide.
Frequently asked questions
What is the cheapest villa for sale in Mostakbal City? Among our current listings, a 215 m² villa at Monark Residence from about EGP 8.5M, and a 141 m² townhouse at Nyoum from about EGP 7.2M.
What does a villa cost per square metre in Mostakbal City in 2026? From about EGP 35,000 in budget projects to about EGP 195,000 at SODIC; most of Mountain View's Aliva districts sit between EGP 89,000 and 153,000.
Are Mostakbal City villas delivered finished? It depends on the project; most are semi-finished. Ask before comparing prices.
Are these prices final? No. They are developers' published starting prices at the time of writing.
Read next
- Mostakbal City or New Cairo? Apartment and townhouse prices compared
- Living in Mostakbal City
- Villas and townhouses in Sheikh Zayed and 6th of October
- Every listing in Mostakbal City
Want a shortlist?
Send us your budget and the number of bedrooms you need, and we will send three options across different developer tiers, with handover, finishing and the current payment plan.
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