Sarai New Cairo compound: a self-contained city on the Suez Road around Cairo's largest lagoon
5.5 million sqm drawn by Benoy as integrated villages around a 50,000 sqm crystal lagoon — Sarai is not a compound in the usual sense, but a complete city five minutes from the New Administrative Capital.
A city of "villages" — how Benoy read the land before drawing it
When Madinet Masr commissioned global design studio Benoy to create Sarai's master plan, the brief was different from any conventional compound: turn 5.5 million sqm on the Suez Road into a real city that works on foot. The answer came as integrated villages — each residential pocket spanning about 100 feddans with its own architectural character, from the Tuscan-inspired Sheya Residence to the modern lines of Esse — so every neighbourhood lives with an identity that does not repeat.
The numbers tell the same philosophy: only 18% is built-up, while the remaining 82% is open space shared by gardens totaling around 300 feddans, and a Crystal Lagoons lake of 50,000 sqm suitable for swimming — the largest of its kind in Cairo — surrounded by restaurants, cafés and water activities. On 100,000 sqm stands the Sarai Sports Club with its courts and halls, while a 2,600-metre equestrian track cuts through the project along with walking and cycling paths.
Sarai is also a project that completes slowly and deliberately: the early phases — Taval, Eastwave and Cavana Lakes — are inhabited today, while the newer launches (Elan, Sheya, Esse, Club Views, Elm Tree Park, Vienta) continue to draw the remaining neighbourhoods, with construction contracts exceeding EGP 4.8 billion for a single phase. Core & shell delivery gives the owner freedom to finish to taste — a deliberate choice by a developer that knows its residents are building homes for decades, not units for a season.
Sarai location: Kilometre 45 on the Suez Road — the closest point to the New Administrative Capital
Sarai sits at Kilometre 45 directly on the Cairo–Suez Road, in the golden triangle between the Fifth Settlement, Madinaty and the New Administrative Capital. Its main entrance is at the intersection of the Suez Road with Al-Amal Axis, and the Regional and Middle Ring Roads link it to the rest of Greater Cairo — making it practically the "middle address" for those who work in the New Capital but want to live in east Cairo.
The surrounding real-estate market is heavy-weight: Madinaty to the west, New Capital Gardens by Palm Hills, and Mountain View, Mountain View iCity, and Alsha in the Mostakbal City orbit — an area on track to become one of east Cairo's most complete density clusters over the next five years.
| Destination | Approx. time |
|---|---|
| New Administrative Capital | ~5 minutes |
| American University in New Cairo | ~10 minutes |
| Ring Road | ~15 minutes |
| Madinaty | directly adjacent |
| Cairo International Airport | 15–30 minutes |
| Heliopolis / Nasr City | ~30 minutes |
Sarai master plan: a map of 14 villages around one lake
The original drawing by Benoy: notice how the crystal lagoon (top left) embraces the first villages, while newer neighbourhoods extend east toward Al-Amal Axis.
Reading the plan: the Suez Road borders the plan to the north; the western villages (Taval, Eastwave) are the oldest and inhabited, while the eastern ones include the newest launches such as Elm Tree Park and Vienta.
Sarai's fourteen phases — from Taval to Vienta
Editorial note: the older phases (Taval, Eastwave, Varana, Cavana Lakes) are almost fully sold and their units trade in the resale market; the table below shows prices for current launches.
Sarai prices July 2026 — by area and unit type
| Unit type | Typical area | Price starts from (EGP) | Notes |
|---|---|---|---|
| Studio / 1 bedroom | 38–72 m² | 3,800,000 | Vienta, Croons and Elm Tree Park |
| 2-bedroom apartment | 100–115 m² | 5,800,000 | Sheya, Vienta and Esse |
| 3-bedroom apartment | 124–165 m² | 9,000,000 | Elm Tree Park and Esse |
| Duplex | 137–220 m² | 13,070,000 | Nawy indicator for whole project |
| Townhouse | 160–206 m² | 14,200,000 | Rai and Rai Valley |
| S-Villa | 212–239 m² | 13,700,000 | Rai 13.65M — Rai Views 22.5M |
| Standalone villa | 175–440 m² | 17,060,000 | Cavana Lakes resale from ~33M |
| Resale units (all types) | various | 2,300,000 | Active market in delivered phases |
The average listed price per sqm in the project is EGP 58,350 according to the Aqarmap indicator (644 listings), up +176% on previous years — the highest growth rate among Greater Cairo east compounds. Professional note: "starting prices" differ between portals because some show launch price, others post-cash-discount price, and others resale prices; the table above separates them clearly.
Latest Sarai updates — through July 2026
- 2026-Q1
Contracting alliances to accelerate Elan and Rai
Contracts with El-Sewedy Electric (infrastructure worth EGP 400 million) and El-Shorouk Construction (81 buildings worth EGP 4.8 billion) to speed up delivery of current phases.
- 2025-10
Elm Tree Park launch
Sarai's largest new phase: 476,262 sqm with around 2,150 units, EGP 11 billion investment and targeted sales of EGP 20 billion — studio instalments start from EGP 5,094 per month.
- 2025-06
Club Views construction begins
Actual execution started for the Club Views phase adjacent to the sports club, with delivery targeted in December 2028.
- 2025-01
Esse Residence launch
The eco-community phase on 400,000 sqm with expected sales of EGP 18.2 billion, cash discount plans up to 54% and delivery within 4 years.
- 2024-08
SCAD MoU for Croons worth EGP 650 million
Signing of a memorandum of understanding for construction works in the Croons phase (26,000 sqm) — the project's smallest studios, delivery December 2026.
- 2024-04
Sheya Residence achieves EGP 5.3 billion in sales
The Tuscan-inspired phase launched in April 2024 recorded total sales of EGP 5.3 billion within months of its release.
Sarai in pictures — from the lagoon to the facades
Questions buyers ask about Sarai — with sourced answers
Where exactly is Sarai compound located?
Sarai New Cairo compound is located at Kilometre 45 on the Cairo–Suez Road directly, at its intersection with Al-Amal Axis, within Future City (Mostakbal City) and next to Madinaty. The location is about 5 minutes from the New Administrative Capital, 10 minutes from the American University in New Cairo, and 15 minutes from the Ring Road — making it a strategic bridge between east Cairo and the New Capital.
What are Sarai compound prices in July 2026?
Developer unit prices start from about EGP 4,073,758 according to Nawy indicators, while the Vienta phase offers studios from EGP 3.8 million as the lowest current entry point. Two-bedroom apartments range between EGP 5.8 and 8.8 million, standalone villas start from about EGP 17 million, while the resale market starts from EGP 2.3 million for older units. Prices move monthly, so we recommend confirming the current price with the sales team.
How much is the price per sqm in Sarai in 2026?
According to Aqarmap indicators for July 2026, the average listed price per sqm in Sarai is about EGP 58,350, an increase of more than 176% over previous years — one of the highest growth rates in east Cairo. The average naturally varies by phase: apartments in Vienta and Elm Tree Park start from about EGP 70–80 thousand per sqm, while waterfront villas in Cavana Lakes exceed these averages by a wide margin.
What are the payment and installment plans in Sarai?
Plans vary by phase and offer: the most common in 2026 is a 5% down payment with installments up to 10–12 years and the first installment after one year from contracting, with 0% down payment offers available in selected phases, and 10% down over 8 years. The Vienta phase offers a down payment starting from 1.5% over 12 years. For cash payments, discounts reach 50–54% of the total value — among the largest discounts currently on the market.
What are the phases of Sarai compound?
The master plan includes more than 14 phases: Taval and Eastwave (the first two, delivered), Cavana Lakes on the lagoon, Rai, Rai Valley and Rai Views for villas, Croons for studios, then the newer launches: Elan, Sheya Residence, Esse Residence, Club Views, Elm Tree Park and Vienta. Commercially, the project includes The Arena Strip Mall and D2N Mall. Each phase has its own architectural character, payment plan and delivery date.
Is there ready-to-move-in property in Sarai compound?
The early phases — Taval, Eastwave and Cavana Lakes — are delivered and already inhabited, with resale units available for immediate occupancy direct from owners. As for new developer launches, delivery dates are scheduled: Croons in December 2026, Elan during 2028, Club Views in December 2028, and Sheya, Esse, Elm Tree Park and Vienta between 2029 and 2030, all delivered as core & shell.
What is the difference between Cavana Lakes, Elan and Esse Residence?
Cavana Lakes is the phase of villas overlooking the crystal lagoon — a luxury delivered phase where resale prices start from about EGP 33 million. Elan is a modern apartments and duplex phase (80–130 m²) starting from EGP 4.6 million with 5% down up to 12 years, currently being executed by major contracting alliances. Esse Residence is a January 2025 launch on 400,000 m² with an eco-community concept, apartments from EGP 6 million with cash discounts up to 54%.
Is Sarai a good investment?
Indicators say yes, with measured caution: the average price per sqm in the project has grown more than 176% according to Aqarmap, and the developer is listed on the stock exchange and delivered 1,941 units in 2025 — reducing execution risk. The location between the New Administrative Capital and New Cairo ensures continuous demand for sale and rent. But like any real estate investment, return depends on the phase, unit type and purchase timing; delivered units generate immediate rental income while new ones bet on capital growth.
Who is the real estate developer of Sarai compound?
Sarai's developer is Madinet Masr for Housing & Development (MNHD) — formerly known as Nasr City for Housing & Development — founded in 1959 by presidential decree and listed on the Egyptian Exchange since 1996 under ticker MASR.CA. The company is the historic developer of Nasr City, owns a freehold land bank exceeding 12.8 million sqm, and achieved its highest-ever sales in 2025: EGP 52.1 billion.
What is the area of Sarai compound and what are the most prominent master plan features?
Sarai extends over about 5.5 million sqm (around 1,300 feddans) with a built-up ratio of only 18% and the rest green and water spaces. The master plan is designed by the global Benoy studio, dividing the project into integrated "villages" each of about 100 feddans with independent architectural character. The beating heart is the Crystal Lagoons lagoon of 50,000 m² — the largest of its kind in Cairo — alongside a 100,000 m² sports club and a 2,600-metre equestrian track.