Madinet Masr Villas: Project Comparison, Prices, Payment Plans and Areas
From a gated villa community on the Assiut plateau to a stacked S-Villa with its own garden and entrance in New Cairo and Mostakbal City. Plot sizes, starting prices, payment schedules and the practical differences between one project and the next.
Madinet Masr Projects Offering Villas
The villa is the scarcest product inside any integrated scheme. Build ratios stay low and landscaping takes most of the land, so the number of villas is capped however large the master plan grows. That is why this category is measured by what is open inside each project, not by how many projects exist.
Madinet Masr offers villas across six projects: Zahw in West Assiut is a pure villa community across 437,549 square metres on the Assiut plateau. Sarai places the villa inside a mature city of 5.5 million square metres, through RAI, Club Views and Elm Tree Park. The Butterfly offers it across 192 feddans with low-density planning in Mostakbal City. Talala hands it over fully finished. Kinda delivers finished villas and twin houses inside Taj City. Inside Taj City, the available finished villa and twin-house choices are concentrated in Kinda.
Between the standalone and the townhouse sits the company's signature: the S-Villa, two separate villas stacked one above the other, each with its own entrance and garden, on a patented design. It is what buyers choose when they want villa privacy without a full standalone budget.
Villa Areas by Project
Read size together with bedroom count. A 212 sqm villa with four bedrooms lives quite differently from a 239 sqm villa with five, even though the two numbers sit close together on the page.
| Project | Villa type | Size | Bedrooms |
|---|---|---|---|
| Zahw | Standalone villa | 277 m² | 3 + guest |
| Zahw | Twin house | 223 m² | 3 |
| The Butterfly | Standalone villa | 175 m² | 3 |
| The Butterfly | S-Villa A and B | 212 and 239 m² | 4 – 5 |
| Talala | S-Villa | 216–240 m² | 3 – 4 |
| Talala | Standalone villa | 179–247 m² | 4 – 5 |
| Sarai | S-Villa | 212–239 m² | 3 – 4 |
| Sarai | Standalone villa | 175–440 m² | 4 + maid |
| Kinda | Twin house | From 392 m² | 4 |
The widest standalone reaches 440 sqm in Sarai; the smallest opens at 175 sqm in The Butterfly. The S-Villa moves between 212 and 240 sqm across the three projects that carry it.
Madinet Masr Villa Prices
| Villa type | Project | From (EGP) | Behind the number |
|---|---|---|---|
| Villa project entry | Zahw | 4,700,000 | Lowest way in; per-type prices are quoted on request |
| S-Villa | Sarai | 13,650,000 | Villa privacy below standalone money |
| S-Villa | The Butterfly | 17,000,000 | Types A and B at two different sizes |
| Standalone villa | Sarai | 17,060,000 | Plots commonly between 175 and 440 sqm |
| Twin house | Kinda | 17,500,000 | Finished handover inside Taj City |
| Standalone villa | Talala | 19,100,000 | Handed over fully finished |
| Standalone villa | The Butterfly | 24,266,075 | The highest standalone tier on offer |
| Taj City villas | Taj City | Price on request | What remains inside the project runs through Kinda |
| S-Villa | Talala | Price on request | Priced within the phase villa tiers |
Four things set a villa's price before anything else: plot area, how many facades are open, where the unit falls inside the master plan, and the handover standard. Two villas of near-identical size can carry a wide gap simply because one faces landscape and the other faces an internal street.
Where the developer publishes no figure for a type, this page says price on request rather than printing an estimate. That applies to the Zahw types, the Talala S-Villa and Kinda villas in Taj City. Ask for a written quotation naming the phase and unit so you are comparing like with like.
Payment Plans for Madinet Masr Villas
| Project | Down payment | Term | Buyer note |
|---|---|---|---|
| Zahw | From 5% | 7 years | The payment plan for the Assiut villas |
| Sarai | From 5% | 8 years | Runs on RAI, Club Views and Elm Tree Park |
| The Butterfly | Zero | Up to 12 years | Applies equally to the standalone and the S-Villa |
| Taj City | Zero | Up to 12 years | Villa availability inside the project now runs through Kinda |
| Talala | From 4% | Up to 15 years | Lightest entry in the category, longest wait |
| Kinda | 15% | 7 years | More up front because the villa arrives finished |
At this level buyers weigh two things at once: an instalment their income carries comfortably, and a total that does not inflate as the term stretches. Zero down over twelve years makes contracting easy and costs more across the run; 15% down over seven does the reverse and puts a finished villa in your hands sooner. Because offers change with each release, ask for the schedule of the unit you have chosen in writing before paying anything.
Comparison of Madinet Masr Villa Projects
| Project | Scale and position | Character of life there | Handover | Practical detail |
|---|---|---|---|---|
| Zahw | 437,549 m² on the Assiut plateau | A pure villa community with club and retail | Per contract | Villa living in Upper Egypt on a smaller budget |
| Sarai | 5.5 million m² on the Suez Road | An occupied city around a 10,000 m² lagoon | 4 years | Operating services and an occupied community |
| The Butterfly | 192 feddans in Mostakbal City | Low density and wide landscaping | By phase | Low density and wide landscaping |
| Talala | 491.41 feddans between two highways | A new project handed over fully finished | Around 2030 | Finished villas on a fifteen-year schedule |
| Kinda | Inside Taj City, Fifth Settlement | Finished villas and twin houses | Ongoing | Full finishing with handovers under way |
| Taj City | 3.7 million m² opposite the JW Marriott | A complete residential area with Ring Road access | Subject to availability | Direct access towards central Cairo |
Dedicated pages for villas in the largest projects
Choosing a Madinet Masr Villa Project
Start with the budget, because it splits the field immediately. Below ten million there is only Zahw — and Zahw is also the project that hands you a 277 sqm standalone with its own pool inside a gated community, which no Cairo address matches at that figure, provided living in Assiut suits you.
Between thirteen and eighteen million, Sarai offers the S-Villa inside an established city with schools, a sporting club and a lagoon. The Butterfly provides lower-density surroundings and more landscaping, while Kinda adds a finished twin house with handovers under way.
Above nineteen million the question becomes the handover standard. Talala provides a fully finished villa, removing the cost and time of finishing after handover. The Butterfly gives you a larger standalone to specify yourself. And if being close to central Cairo is the binding constraint, Taj City is the address — compare the finished villa and twin-house choices available in Kinda.
Villas for sale across Madinet Masr projects
Zahw
Standalone 277 m² · twin house 223 m² A pure villa community · 5% down · 7 years
Taj City
Villas and twin houses through Kinda Available villa choices are concentrated in Kinda
Sarai
S-Villa and standalone 175–440 m² RAI and the neighbouring phases
The Butterfly
S-Villa A 212 m² and B 239 m² · standalone 175 m² Low density across 192 feddans · zero down
Kinda
Finished villas and twin houses Finished handover · 15% down · 7 years
Talala
S-Villa 216–240 m² · standalone 179–247 m² Fully finished · 4% down · 15 yearsVilla Availability by Project
Tell us the plot size you want and the handover standard that suits you, and we will reply with the units genuinely released across the six projects, showing where each unit sits inside the master plan and the terms attached to it.
Call the Sales hotline on +20 101 833 6004 to arrange a viewing or request a written quotation.
Madinet Masr Villas: Frequently Asked Questions
What are Madinet Masr villa prices?
Zahw in West Assiut is the lowest way into the category, with the project opening at EGP 4,700,000. Around Cairo the ladder starts higher: an S-Villa in Sarai from EGP 13,650,000, a twin house in Kinda from EGP 17,500,000, an S-Villa in The Butterfly from EGP 17,000,000, a standalone villa in Sarai from EGP 17,060,000, in Talala from EGP 19,100,000 and in The Butterfly from EGP 24,266,075. The spread reflects the city, the plot and the handover standard before anything else.
What is an S-Villa?
It is Madinet Masr's own patented design: two separate villas stacked one above the other, each with its own entrance and its own garden. You get villa-grade privacy without paying for a full standalone plot. It appears in Sarai, in The Butterfly at 212 and 239 sqm, and in Talala between 216 and 240 sqm. The company keeps repeating it across launches because it solves the privacy-versus-budget problem better than a townhouse does.
What is the difference between Sarai and The Butterfly villas?
Sarai is a working city of 5.5 million square metres with families already in residence, built around a swimmable lagoon of 10,000 sqm at 1.4 metres deep, five minutes from the New Administrative Capital and fifteen from the Ring Road. The Butterfly is smaller and quieter: 192 feddans in Mostakbal City with units between 175 and 248 sqm and three to five bedrooms. Choose Sarai for a mature address with services running, The Butterfly for lower density.
Are villas handed over finished?
Talala is the project where Madinet Masr hands over fully finished, villas included. In Sarai, Taj City, The Butterfly and Zahw the norm is core and shell, so the owner designs the finish — which is standard in the villa market, because buyers at this level usually want their own specification. Build the finishing cost and the time it takes into the budget before you compare two headline prices.
Are villas sold on instalments?
Every villa project runs a payment plan. Taj City and Sarai advertise a twelve-year schedule with no down payment, and Sarai open neighbourhoods work at 5% down over eight years. The Butterfly is zero down over up to twelve years. Talala runs 4% down across fifteen years, which is as long as these schedules go. Zahw is 5% down over seven years. Terms differ by phase and by offer, so confirm the schedule attached to your specific unit.
Are Madinet Masr villas suitable for investment?
Villas are the scarcest category inside any integrated master plan, because low build ratios and generous landscaping cap how many can exist however large the project grows. Add a company in business since 1959 and traded on the Egyptian Exchange, and large schemes released in stages so amenities arrive before the plan is finished. A villa ties up capital over a long horizon. Delivered and occupied phases already have live services and residents, so any investment comparison should use actual occupancy and contracted costs.
How does Zahw differ from the Cairo villas?
Zahw is the company's first project in Assiut, spanning 437,549 square metres on the Assiut plateau, and it is a pure villa community: a 277 sqm standalone with its own pool, a 223 sqm twin house and a 185 sqm townhouse. It sits five minutes from Badr University, five from Assiut Airport and fifteen from the centre of the city. The real difference is that it delivers villa living inside a gated community in Upper Egypt at a fraction of the New Cairo equivalent.