Madinet Masr villas: from Z-Villa in Assiut to S-Villa in Sarai — prices from EGP 4.7 million
Five projects selling villas today under one brand listed on the stock exchange since 1996: choose your location, finishing system and payment plan — all numbers taken from the project pages themselves.
Who searches for a Madinet Masr villa — and why do they find it here?
The buyer searching for Madinet Masr villas is not one client but three: a family wanting complete independence with a garden and gate, an S-Villa buyer wanting villa privacy at a lower budget, and an investor who knows that villas inside integrated master plans are the scarcest and best-preserved assets. The company\'s portfolio answers all three: standalone, twin, townhouse and S-Villa — the product that has become its architectural signature in Sarai, The Butterfly and Talala — plus Z-Villa, the innovation exclusive to Zahw Assiut.
The real difference between the five offers is not just price but the triangle of "location × finishing × handover": Zahw offers the cheapest entry (EGP 4.7 million) in a pure villa community in Upper Egypt, Taj City offers the villa closest to central Cairo, Sarai offers resort living around the lagoon, Talala offers a finished villa ready to move in, and The Butterfly offers the lowest density and widest greenery. Start from your daily life — your children\'s schools, your commute, your move-in date — then compare prices in the table below.
Madinet Masr villas for sale — 5 offers with prices and areas
Starting from the lowest entry ticket upwards — every figure is indicative as of July 2026, since villa lists move with each release.
Zahw
Villas only: standalone, twin, townhouse, family, Z-Villa Full villa community on 104 feddans · 5–10% down · 7 years
Taj City
Twin house & villas 160–550 m² + Taj Vill high-ceiling Elect 9m ceiling · down payment from 1.5% · up to 12 years
Sarai
S-Villa 212–239 m² + standalone 175–440 m² Rai, Rai Valley & Rai Views · Cavana Lakes resale from 33M
The Butterfly
S-Villa 212–239 m² + standalone 175–248 m² Low density · 14,000 m² lagoons · 5% down
Talala
S-Villa 215–245 m² + standalone 178–288 m² Fully finished · 4–5% down · up to 15 yearsVillas in the big projects (250+ feddans) — dedicated pages
How to choose your villa like an expert
Compare price per sqm, not total price. An EGP 24 million villa in The Butterfly (248 m²) may be cheaper per sqm than an EGP 17 million villa on a smaller area in another project. Calculate the price after cash discount if you are paying cash — the gap can exceed 30%.
Distinguish three purchase timings: new launch (lowest price, longest wait, highest expected upside), under-construction phase (mid price, clearer schedule), and resale in a delivered phase (real market price, immediate handover, rental income from day one). Delivered Cavana Lakes villas, for example, trade from EGP 33 million — a price that tells you the fate of similar new villas once completed.
Ask about the forgotten item: annual club and maintenance fees and the community management system (CHUM in the company\'s projects) change the true cost of living more than a small difference in price per sqm — request them in writing within the quote.
What buyers ask about Madinet Masr villas
How much do Madinet Masr villas start from in 2026?
The lowest entry point into Madinet Masr villas is currently Zahw West Assiut: villas start from about EGP 4.7 million (indicative price from portals). In New Cairo, Taj City villas start from about EGP 11.3 million (Elect, Origami and Taj Sultan), Sarai standalone villas from about EGP 17 million, Talala finished villas from EGP 19.1 million, and The Butterfly standalone villas from EGP 24.2 million — the gap reflects location, finishing and construction stage.
What does S-Villa mean in Madinet Masr projects?
S-Villa is Madinet Masr's signature product between a standalone villa and a townhouse: a semi-detached villa with a private garden, private entrance and high privacy, but at a lower budget than a standalone villa. You find it in Sarai (212–239 m² from EGP 13.65 million in Rai), The Butterfly (212–239 m² from about EGP 17 million) and Talala (215–245 m² fully finished) — one of the most in-demand types in the company's recent launches.
What does Z-Villa mean in Zahw Assiut?
Z-Villa is the signature unit type exclusive to Zahw compound — a design that symbolises the letter Z from the project's name, combining a compact area with full villa privacy and a facade that does not repeat in other Madinet Masr products. The entire project is villas only (standalone, twin, townhouse, family and Z-Villa) on 104 feddans on the western plateau of West Assiut — the company's first villa community in Upper Egypt.
Sarai villas vs Taj City villas — what is the difference?
Sarai villas are for resort lovers: water-front facades around a 50,000 m² lagoon, prices from EGP 17 million for standalone and EGP 13.65 million for S-Villa, while Cavana Lakes resale exceeds EGP 33 million. Taj City villas are relatively more affordable (from EGP 11.3 million) and closer to central Cairo — by the airport and 5 minutes from the Ninetieth Street — with the option of 9-metre-high Elect villas and open views. The choice between them is a question of priority: open air and lagoon, or proximity to the heart of Cairo.
Is there installment payment for Madinet Masr villas?
Yes, all the company's villas are available with long payment plans: from 5% down payment in Sarai, Taj City and Talala (with installments up to 12–15 years), from 5–10% in Zahw over 7 years, and from 5% in The Butterfly up to 12 years. The Origami Golf phase in Taj City offers down payment from just 1.5%. Plans vary by phase and current offer, so confirm the specific unit's plan before booking.
Are Madinet Masr villas a good investment?
Villas in Madinet Masr projects hold their value strongly thanks to their scarcity inside fully-serviced master plans: Sarai's average price per sqm nearly doubled within four years, and the Cavana Lakes resale market starts from EGP 33 million — a phase sold mostly years ago. The developer is listed on the stock exchange and owns its land freehold, reducing execution risk. The rule remains: a villa is a long-term capital investment, and the highest rental yield today is in delivered and inhabited phases.
Are Madinet Masr villas finished or core & shell?
Most are core & shell: Sarai, Taj City, The Butterfly and Zahw villas are delivered as brick & plaster so the owner can design the finish to taste — standard in the villa market. The clear exception is Talala: all its units including villas are delivered fully finished — the company's first project with this system.