Villas for Sale in Sarai Compound
More than 8 villa phases in Sarai — from EGP 13.6M to 33M+, on 82% greenery and crystal lagoons
Villas for Sale in Sarai Compound
Sarai by Madinet Masr is one of the few residential projects in Egypt that combines genuine scale with a variety that specifically serves villa buyers. Across almost 5.5 million m² (~1,300 feddans) in Mostakbal City, more than eight phases contain villa units — from Cavana Lakes (standalone villas 200–440 m²) and Rai, Rai Valleys and Rai Views (S-villas 212–239 m², standalone villas 175–235 m²), to Elm Tree Park (S-villas from 300 m², standalone villas from 250 m² and townhouses from 180 m²) and Club Views (S-villa A/B). This variety is not accidental: it is the product of a Benoy master plan that divides the project into "villages" of roughly 100 feddans each with its own architectural character, giving every phase its own identity and distinctive views. Only 18% is built up, against 82% greenery and lakes — which translates on the ground into a 50,000 m² central crystal lagoon, considered the largest of its kind in New Cairo, a 2,600-metre equestrian track, and a fishing lake.
Unit matrix & prices
| Type | Area | From (EGP) | Notes |
|---|---|---|---|
| S-Villa | 212–300 m² | 13,652,237 | Rai, Rai Valleys & Elm Tree Park — private entrance and garden |
| Standalone Villa | 175–288 m² | 17,135,420 | Rai Valleys, Rai Views & Elm Tree Park — independent four-sided plot |
| Townhouse | 180+ m² | — | Elm Tree Park & Club Views — ideal for families |
| Luxury Standalone Villa (Cavana Lakes — Resale) | 200–440 m² | 33,000,000 | Direct crystal lagoon frontage — resale market only |
Rai S-villa starts from EGP 13,652,237 (developer price — madinetmasr.com). Standalone villas from EGP 17.1M (Rai Valleys) and Elm Tree Park S-villas from EGP 18.1M. Cavana Lakes is secondary-market only, from EGP 33M+. Average price per sqm: EGP 58,350 (Aqarmap 2026).
Offers by phase
Villa phases & status
Location
Sarai is located in Mostakbal City at approximately km 45 on the Cairo-Suez Road, roughly 5 minutes from the New Administrative Capital, 10 minutes from AUC, and 15 minutes from the Ring Road. The Ternary Axis from the north, Al-Amal Axis, and the Regional Ring Road connect it to all key East Cairo destinations — making it one of the best-positioned compounds for daily commuters to both the New Administrative Capital and the 5th Settlement.
Location
- ~km 45 Cairo-Suez Road — Mostakbal City
- ~5 minutes to the New Administrative Capital
- ~10 minutes to AUC
- ~15 minutes to the Ring Road
- Adjacent to Madinaty; close to Rosail City and New Cairo
- ~15–30 minutes to Cairo International Airport
Master plan
Sarai's masterplan was conceived by Benoy International around a 'parallel village' concept — each village occupying approximately 100 feddans with its own architectural identity and integrated local services. The built-up ratio stands at just 18% against 82% greenery and waterways, with villa clusters positioned on the inner zones to face the lagoons and parks. A 50,000 sqm central crystal lagoon visually and environmentally anchors most villa phases together.
Amenities & services
- 50,000 sqm central crystal lagoon — the largest in New Cairo per multiple sources
- Sarai Sporting Club ~100,000 sqm with multi-sport courts, pools and modern equipment
- 2,600 m equestrian track and horse-riding centre
- Fishing lake, parks, walking, jogging and cycling tracks
- International schools, medical centre, pharmacy and mosque
- D2N Mall (Day to Night Mall) — commercial, medical and administrative hub
- Arena Strip Mall for retail, dining and services
- 5-star hotel and business centres within the compound
- Smart-home infrastructure, CCTV surveillance and electronic gates
- Facilities management, maintenance, housekeeping and landscaping services
Why a villa here?
A villa in Sarai Madinet Masr combines several strengths found nowhere else in a single Mostakbal City project: eight-plus villa phases spanning different budgets and timelines, a stock-exchange-listed developer (ticker: MASR) publishing audited financials (EGP 52.1 billion in FY2025 sales and 1,941 units delivered), a 50,000 sqm central crystal lagoon, and a location five minutes from the New Administrative Capital. With an active secondary market recording +176% average price appreciation per Aqarmap, entry through any phase — developer or resale — carries strong market support.
Latest updates
- 2026-04
Q1 2026: 831 units delivered (+256% YoY) and EGP 11.7 billion in new sales, reflecting Sarai's accelerating handover pace across multiple phases.
- 2026-01
FY2025: Record EGP 52.1 billion in sales (+10.7% YoY) as Madinet Masr posts its highest-ever net profit of EGP 3.6 billion.
- 2025-12
Elm Tree Park launches: 476,262 sqm, ~2,150 units, EGP 11 billion investment and EGP 20 billion sales target — Sarai's largest villa phase.
- 2025-06
Club Views begins active construction with a December 2028 delivery date — the phase closest to the 100,000 sqm sporting club.
Buying guide
Choosing your villa in Sarai starts with matching the phase to your budget and lifestyle. If you want an S-villa with the nearest handover, Rai and Rai Valleys are the most affordable, starting from EGP 13.65 million (developer price). If you want the largest possible standalone villa, Cavana Lakes offers 200 to 440 m² overlooking the crystal lagoon (secondary market from EGP 33 million). Elm Tree Park combines several sizes (townhouse 180 m², S-villas from 300 m², standalone villas from 250 m²) with developer prices starting from EGP 18.1 million for the S-villa and handover through 2029. Club Views is ideal for those who want to be next to the 100,000 m² sports club. The common thread across all these phases: 5% down payment with installments between 11 and 12 years — giving villa buyers comfortable financing headroom.
FAQ
How much does a villa for sale in Sarai Madinet Masr cost?
Rai S-villa starts from EGP 13.65 million (developer price), Rai Valleys standalone from EGP 17.1 million, Elm Tree Park S-villa from EGP 18.1 million, and Cavana Lakes (resale) from EGP 33 million and above.
What are the villa sizes in Sarai compound?
S-villas start from 212 sqm in Rai and scale up to 300 sqm in Elm Tree Park; standalone villas range from 175 sqm in Rai Valleys to 440 sqm in Cavana Lakes.
What is the payment plan for a Sarai villa?
5% down payment with quarterly or semi-annual installments over up to 11–12 years; some offers allow the first installment one year after contract signing.
Is there a crystal lagoon in Sarai?
Yes — Sarai's central crystal lagoon measures 50,000 sqm and is widely cited as the largest in New Cairo. Cavana Lakes villas overlook it directly.
What is the handover timeline for Sarai villas?
Rai and Rai Valleys phases have mixed delivered and under-construction inventory. Elm Tree Park targets ~2029, Club Views targets December 2028, and Cavana Lakes is fully delivered through the secondary market.
How many villa phases are there in Sarai?
More than eight phases include villa units: Cavana Lakes, Rai, Rai Valleys, Rai Views, Elm Tree Park, Club Views, Sheya Residence, and Esse Residence — each with its own architectural character.