Sarai villas in New Cairo
Compare Sarai villas across Cavana Lakes, Club Views and the other neighbourhoods. Review plot and building areas, outlook, price, payment terms and handover status.
Sarai Villas and Available Unit Types
Sarai is a 5.5 million sqm Madinet Masr development on Cairo–Suez Road. It includes completed and developing neighbourhoods, with service availability varying by phase. Visit the area around the villa and check which schools, sports and retail facilities are operating.
The second element is water. The swimmable lagoon covers 10,000 square metres at 1.4 metres deep and is the largest of its kind in Cairo, with that shallow depth chosen so families can genuinely use it. Villas nearest to it carry a different value, because waterfront frontage inside a gated community in east Cairo is inherently limited.
The villa itself comes in three forms. The S-Villa is the patented Madinet Masr design: two separate villas stacked, each with its own entrance and garden. The standalone takes a plot of its own, opens on four sides, and reaches 440 square metres of land. The townhouse provides a garden and private entrance on the lightest of the three budgets.
Sarai Villa Location and Nearby Roads
Sarai is on the Suez Road in New Cairo, an address that answers the question every villa buyer eventually asks: how far is this from my office and from my children at school. From the gate the New Administrative Capital is around five minutes away and the Ring Road around fifteen, and from there the rest of Cairo.
That position explains who the villa here actually suits. If you work in the New Capital or east Cairo, you are close without living inside the congestion. If you work in older Cairo, you are accepting a longer run in exchange for space and greenery you will not find further in. Treat the timings as normal traffic conditions, and drive the route yourself at rush hour before deciding.
Project location
Villas for Sale in Sarai Compound
The map shows the parent project location: Sarai.
Sarai Master Plan and Villa Areas
The Sarai master plan gives its villa phases distinct settings, with available choices concentrated in RAI, Club Views and Elm Tree Park. Grouping the villas this way keeps their residential areas quiet and low in density, away from the movement of the apartment blocks.
Sarai Villa Areas and Prices
| Type | Size | From (EGP) | Where to find it |
|---|---|---|---|
| S-Villa | 212–239 m² | 13,650,000 | RAI and its neighbours — separate entrance and garden |
| Townhouse | 160–206 m² | 14,200,000 | RAI, Club Views and Elm Tree Park |
| Standalone villa | 175–440 m² | 17,060,000 | Its own plot, four facades and a maid room |
Prices in Sarai move with plot area, position within the phase and proximity to the lagoon or the club. When a villa type has no fixed figure, the page states price on request instead of an estimate that could mislead at contracting.
Payment Terms on Sarai Villas
The villa neighbourhoods open today work on 5% down across eight years, with handover four years after contracting. Alongside them runs the general project plan extending to twelve years with no down payment, available on Club Views.
The difference between the two is not only arithmetic. The eight-year schedule carries a heavier instalment against a lower total; the twelve-year schedule lightens the instalment and lengthens the commitment. Choose on the stability of your annual income rather than on whichever instalment looks smallest, then ask for the schedule in writing against the unit before paying anything.
Available Sarai Villa Phases
Sarai Villa Amenities and Services
Sarai includes a sporting club, with Club Views located nearby. Confirm access, membership charges and the facilities available to residents of the selected phase.
Education. International schools operate inside the project through education partnerships, which turns the school run from half an hour on the road into a few minutes inside the gate. For a great many families that single fact is enough to settle the choice of address.
Everyday life and retail. Tajed Community Mall inside Sarai covers shopping and dining, and D2N adds the company first fully integrated commercial destination, bringing medical, administrative and retail space together in one location. A mosque and social clubhouses are distributed across the residential areas alongside them.
Comparison of Sarai Villas with Taj City and Talala
| Project | What its villas offer | Handover | Practical detail |
|---|---|---|---|
| Sarai | An occupied city, a swimmable lagoon, three open villa phases | 4 years | A lived-in villa community with operating services |
| Taj City | The closest address to central Cairo with direct Ring Road access | Subject to availability | Commuters into Cairo and Heliopolis |
| Talala | A fully finished handover and the longest payment schedule | Around 2030 | Finished villas with a low down payment |
Current Villa Availability in RAI, Club Views and Elm Tree Park
Position within the phase is what separates two villas carrying the same price: distance to the lagoon, which way the garden faces, and how many facades are open. Tell us what matters to you and we will send what is genuinely available, with each unit marked on the master plan.
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Sarai Villas: Frequently Asked Questions
What do Sarai villas cost?
An S-Villa opens at EGP 13,650,000, a standalone at EGP 17,060,000 and a townhouse at EGP 14,200,000. The spread inside the project is wide, because Sarai covers 5.5 million square metres and a unit differs from its neighbour by how close it sits to the lagoon or the club, how much land it holds and how many facades are open. Ask for the quotation naming the neighbourhood and the unit number so the comparison is a fair one.
Which Sarai villa neighbourhoods are available?
Villas are available across three phases. RAI carries villas and townhouses. Club Views combines apartments, villas and townhouses with an outlook over the Sarai sporting club. Elm Tree Park is the newest phase and includes studios, townhouses and standalone villas.
What are Sarai villa areas?
A standalone villa in Sarai runs between 175 and 440 square metres with four bedrooms plus a maid room. The S-Villa sits between 212 and 239 square metres with three to four bedrooms, and the townhouse between 160 and 206. Across the project as a whole residential units span 55 to 343 square metres, which means a household can move up within Sarai itself as it grows.
What is the size of the Sarai lagoon?
The swimmable lagoon in Sarai covers 10,000 square metres at a depth of 1.4 metres, and it is the largest swimmable lagoon in Cairo. The shallow depth is deliberate: it makes the water usable by families day to day rather than a decorative feature. Villas closest to it carry a different value, since waterfront frontage inside a gated community in east Cairo is limited by design.
What payment plans apply to Sarai villas?
The open villa neighbourhoods work on 5% down over eight years with handover four years from contracting. Alongside them the general project plan extends to twelve years with no down payment, available on Club Views. Terms vary between neighbourhoods and between offers, so ask for the schedule attached to your unit before paying a reservation fee.
What amenities are available for Sarai villas?
Inside the project there is the Sarai sporting club, international schools delivered through education partnerships, social clubhouses spread across the residential areas, a mosque, and gyms placed within walking distance of the homes. On the retail side, Tajed Community Mall sits within Sarai, alongside D2N, the first fully integrated commercial destination the company has built, combining medical, administrative and retail space.
Are Sarai villas suitable for investment?
Villas here are limited in number by the master plan itself, which gives most of its land to landscaping, water and amenities. Add a position five minutes out from the New Administrative Capital and a quarter of an hour from the Ring Road, and a company trading on the Egyptian Exchange and in business since 1959. Capital remains committed over a long horizon in a villa purchase; completed, occupied phases add residential value and an investment case tied to actual occupancy.
Sarai villas: Cavana Lakes, Club Views and S-Villa plans
The Club Views Sarai location is near the sporting club within Madinet Masr’s Sarai development. The S-Villa Madinet Masr offers comes in two models, S-Villa A and S-Villa B, each with a different floor plan. Compare the layout and outdoor space of the exact S-Villa model before deciding whether it suits your household.
Cavana Lakes Sarai is another option to review alongside the other villa phases. Compare the building area, plot, outdoor space and position on the Sarai master plan before comparing the price.
For a Sarai resale villa, request the seller’s asking price, remaining developer instalments, transfer charges and handover status. A master plan PDF or floor plan should match the current phase and the specific unit offered.