Madinet Masr apartments: 6 projects selling the right unit — prices from EGP 2.5 million
From a 38 m² starter studio to 300 m² fully-finished apartments — compare locations, prices and payment plans from one source, using today’s numbers, not yesterday’s promises.
Why do Madinet Masr apartments top search results in 2026?
The apartment is the heart of the Egyptian property market, and Madinet Masr\'s portfolio covers it completely: Madinet Masr apartments start from youth studios in Vienta and Croons (from EGP 3.8 million with 1.5% down), through family apartments in Taj City, Talala and Sarai, to luxury finished apartments in Kinda. The advantage few competitors have: the company sells delivered and inhabited phases, under-construction phases and new launches at the same time — so you always find an entry point that fits your budget and timeline.
The golden rule when comparing the six: first decide whether you want a full finish (Talala or Kinda — saves effort and a year of finishing but costs more per sqm) or core & shell (Sarai, Taj City and The Butterfly — lower price and design freedom). Then compare the "total cost": unit price + club and maintenance fees + value of waiting until handover. The table below ranks the six offers from lowest price, and each card leads to the full project page.
Madinet Masr apartments for sale — 6 offers with prices and areas
Start at the smallest down payment and compare — July 2026 figures are launch indicators refreshed with every official list.
Taj City
Studio & apartments 58–187 m² Lake Park, Taj Gardens & Shalia · down payment from 1.5%
Talala
Apartments 35–215 m² — fully finished 4,174 units first phase · 15-year installments
Sarai
Studio & apartments 38–165 m² Vienta from 1.5% · Elm Tree Park · Croons
The Butterfly
Apartments 59–164 m² — Benoy Home G+3 5% down · 12-year installments · delivery 2029
Kinda
Apartments 60–298 m² — fully finished 15% down · 7 years · ongoing deliveryNasr Gardens
Apartments 63 m² — subsidised housing Ongoing delivery · active resale market3 calculations a smart buyer runs before choosing an apartment
First, the finishing cost: a core & shell apartment in Sarai may end up costing the same as a finished Talala unit after finishing — estimate current finishing cost (it varies by area and level) and compare the final numbers, not the listed prices.
Second, the time cost: an apartment with 5% down and handover in 4 years ties up part of your capital; ask yourself: do I need to move now (go for delivered or resale) or am I building equity through comfortable installments (go for a new launch)?
Third, liquidity: smaller apartments in Madinet Masr projects are the easiest to resell and rent — Vienta, Croons and Lake Park studios move faster in the resale market than larger units, an important factor if you are buying as an investment.
What buyers ask about Madinet Masr apartments
How much are Madinet Masr apartments in July 2026?
Madinet Masr apartments start from about EGP 2.5 million in Taj City (Lake Park, Taj Gardens and Shalia), from EGP 3 million in fully-finished Talala New Heliopolis, from EGP 3.8 million in Sarai (Vienta studios and Croons), from EGP 3.86 million in Benoy Home at The Butterfly, and from about EGP 4.2 million in fully-finished Kinda. Two-bedroom apartments generally range between EGP 5.8 and 8.8 million, and three-bedroom units between EGP 9 and 11 million depending on project and phase.
Where is the cheapest Madinet Masr apartment?
The lowest officially advertised entry price is currently in Taj City: apartments from about EGP 2.5 million in Lake Park, Taj Gardens and Shalia, with 5% down payment, 8-year installments and large cash discounts. Talala follows from EGP 3 million (fully finished), then Sarai from EGP 3.8 million (Vienta studio 38 m² with only 1.5% down). For the lowest overall price, the resale market in Taj City and Sarai starts from EGP 2.3–2.9 million for older units.
Do Madinet Masr apartments offer installments?
Current plans start from 1.5% down payment (Vienta in Sarai and Origami Golf in Taj City) and 5% in most projects, with quarterly installments extending from 7 years (Kinda) to 15 years (Talala and D2N commercial mall). Selected offers defer the first installment until one year after contracting, and cash discounts exceed 30%, reaching 54% at Esse Residence in Sarai. Booking deposits start from EGP 20,000–50,000 depending on phase.
Are there ready-to-move-in apartments in Madinet Masr?
Yes — in delivered and inhabited phases: Taj Sultan, Park Residence, Shalia and Lake Park in Taj City (resale from owner or remaining ready units), and Taval, Eastwave and Cavana Lakes in Sarai (resale). Kinda has been handing over units gradually since 2024–2025, fully finished. New launches are scheduled for handover: Croons December 2026, Club Views December 2028, and Talala and The Butterfly between 2029 and 2030.
Are Madinet Masr apartments finished or core & shell?
Both systems exist: Talala is fully finished (the company's first project with this system — floors, kitchens and air conditioning), and Kinda is delivered Ultra Super Lux fully finished with kitchens, appliances, air conditioners and 3.25-metre ceilings. Sarai, Taj City and The Butterfly are mostly core & shell so you can finish to your taste — an option many prefer for budget and design control.
Should I buy from the developer or resale from an owner?
Buying from the developer gives you the longest payment plans (up to 15 years), the lowest down payment and schedule guarantees, but you wait years for handover. Resale gives you a unit you can see and move into immediately at the real market price — Sarai resale starts from EGP 2.3 million and Taj City from EGP 2.94 million — but usually with shorter payment terms. Our advice: compare the "total cost" (price + opportunity cost of waiting or interest) before deciding.
What is the difference between apartments in Sarai and Taj City?
Taj City apartments are closer to central Cairo (5 minutes to the Ninetieth Street, 10–15 minutes to Nasr City) with lower entry prices (from EGP 2.5 million) and complete services from Carrefour to schools. Sarai apartments are newer and closer to the New Administrative Capital (5 minutes) around a 50,000 m² lagoon, and its average price per sqm has grown more than 176% — a choice for those betting on east Cairo and Mostakbal City. Both have an 18% built-up ratio and a Benoy master plan.