Sarai apartment prices in 2026
The most affordable entry point is Elm Tree Park, starting at EGP 3,600,000 for a one-bedroom apartment of 38 sqm. The phase runs up to 125 sqm and covers one- to three-bedroom layouts.
Esse & Sheya Residence follows, starting at EGP 5,000,000, with sizes from 50 to 205 sqm across one- to four-bedroom units, including a 205 sqm four-bedroom duplex.
Elan is a very limited release — a single 79 sqm one-bedroom layout at EGP 7,000,000.
At the top of the apartment range sits Club Views, starting at EGP 10,500,000 with sizes from 137 to 167 sqm. Every unit here is a two- or three-bedroom with oversized terraces overlooking the clubhouse. Interestingly, the price per square metre in this phase is the lowest in Sarai, even though the ticket price is the highest.
So the lowest price in Sarai today is EGP 3,600,000 — and that is not only the lowest in Sarai, but the lowest entry point across every Madinet Masr project.
Sarai villa and townhouse prices in 2026
Villas begin at EGP 17,200,000 for a 206 sqm townhouse in the Rai Valleys phase, followed by a 150 sqm townhouse in Club Views at EGP 17,500,000.
In the S-Villa category, prices start at EGP 18,100,000 for 212 sqm and reach EGP 21,300,000 for 239 sqm, both in Elm Tree Park.
Standalone villas start at EGP 23,300,000 for 175 sqm, with the largest available unit at 198 sqm priced at EGP 27,800,000.
The phases differ by more than price
Most buyers compare the headline price and stop there. The real difference between Sarai's phases shows up in the down payment and the delivery date — and those are what actually determine whether a unit fits your situation.
Rai Valleys is the fastest to hand over, at one to one and a half years, but asks for 5% plus 5% down over an eight-year plan, with a 50% cash discount.
Elan delivers in eighteen months on a 5% down payment over twelve years, also with a 50% cash discount.
Esse & Sheya asks for just 1.5% down over twelve years, delivering in two to two and a half years, with a cash discount of up to 54%.
Club Views matches that 1.5% down and twelve-year term, delivering in three years, again with up to 54% off for cash.
Elm Tree Park — the most affordable phase — requires 5% down over twelve years, delivers in four years, and carries the same 54% cash discount.
Notice the inverse relationship: the faster the handover, the higher the down payment. Buyers who need to move in soon pay more upfront; buyers who can wait pay less.
How the payment plans work
Most Sarai phases run on a back-loaded structure, meaning instalments start small and grow over time. The logic is that your income rises over the years, so the instalment moves with you rather than against you.
Real figures from Elm Tree Park make this concrete. A one-bedroom requires EGP 200,000 down with a monthly instalment of EGP 7,500. A two-bedroom is EGP 375,000 down at EGP 13,500 a month. A three-bedroom is EGP 450,000 down at EGP 16,500 a month.
Put differently: a unit priced at EGP 3.6 million can be entered with EGP 200,000 and EGP 7,500 a month. That is the number that decides a purchase — not the headline total.
Cash discounts at Sarai
If you are paying cash, Sarai offers up to 54% off when settling within six months in the Elm Tree Park, Esse & Sheya and Club Views phases, and up to 50% in Elan and Rai Valleys.
This is not a token gesture. The discount represents the gap between a unit's twelve-year instalment price and its cash price. The longer the term, the higher the total; the shorter the term, the lower it goes. Cash buyers capture that difference, instalment buyers buy flexibility instead. Neither is right or wrong — one of them simply fits your position better.
Where Sarai is located
Sarai sits in New Cairo on the Cairo–Suez Road, close to the American University in Cairo, the New Administrative Capital and Cairo International Airport. That location is the main reason Sarai's prices have held up better than projects further out: proximity to major road corridors and universities keeps both rental and resale demand steady rather than seasonal.
Sarai compared to the other Madinet Masr projects
Sarai starts at EGP 3,600,000 with 1.5% down and delivery between one and four years. Butterfly in Mostakbal City starts at EGP 4,000,000 on the same 1.5% down, but delivers in four to four and a half years. Talala in New Heliopolis starts at EGP 4,600,000 with 4% down and a five-year handover — though it is the only project delivered fully finished. Taj City starts at EGP 7,700,000 with 1.5% down and the fastest delivery of all, from one to two and a half years.
Sarai is therefore both the most affordable and the widest choice: six phases and a delivery range spanning one to four years means there is a strong chance one of them matches your budget and your timing.
Frequently asked questions
How much does Sarai Compound cost?
Prices start at EGP 3,600,000 for a 38 sqm apartment in Elm Tree Park and reach EGP 27,800,000 for a 198 sqm standalone villa.
What is the lowest down payment at Sarai?
1.5%, available in the Esse & Sheya and Club Views phases.
Which phase delivers fastest?
Rai Valleys, at one to one and a half years.
When were these prices last updated?
August 2026, taken directly from the developer's price list.
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