Madinet Masr Egypt: All 6 Compounds, Prices and Payment Plans (2026)
Description
Madinet Masr Housing and Development (MMHD) is one of Egypt’s oldest developers — founded in 1959, now chaired by Mohamed Hazem Barakat — with a portfolio that looks different from the newer volume developers R1 has profiled so far. Instead of a dozen-plus compounds concentrated in one or two corridors, Madinet Masr runs 6 active compounds spread across six different areas, from New Cairo and East Cairo to Upper Egypt. Below is every Madinet Masr project R1 tracks with live pricing, pulled directly from R1’s market database — no rounded marketing “starting from” figures, no estimates.
New Cairo — Taj City
Taj City is Madinet Masr’s established New Cairo community: 900 acres, apartments from EGP 7.38M, offices from EGP 12.42M, and standalone villas (426 sqm) from EGP 53.03M. Payment terms are unusually accessible for the area — 0% down payment over a 12-year plan. No fixed delivery date is on file for the current release.
East Cairo / Amal Axis — Sarai
Sarai is Madinet Masr’s largest footprint by land (1,300 acres) and its widest price range: from EGP 3.8M for a 38 sqm studio apartment up to EGP 117.65M for a 488 sqm commercial unit. The mix spans apartments, villas, townhouses, offices, clinics and retail. Terms: 10% down payment, 15-year plan, with delivery dated 2026 — already at or near handover.
Mostakbal City — The Butterfly
The Butterfly is Madinet Masr’s entry into R1’s highest-volume area for compound searches. 238 acres, studios from EGP 3M (R1’s lowest Madinet Masr entry price), running up through apartments, duplexes, townhouses and villas to EGP 37.04M. Terms: a notably low 1.5% down payment over 12 years, delivery 2028–2029. See R1’s Mostakbal City compounds page for how it stacks up against the area’s other tracked projects.
New Heliopolis — TALALA
TALALA sits on 491 acres in New Heliopolis, Madinet Masr’s newest launch on file: apartments from EGP 4.38M, villas from EGP 17.77M, up to EGP 46.45M. Terms: 4% down payment, a long 15-year plan, delivery 2029.
6th of October — Victoria Mall
Victoria Mall is Madinet Masr’s only commercial-only project R1 tracks — retail units of roughly 101 sqm, all currently priced at EGP 3.07M. No down-payment or term structure is on file for this project (commercial sales here are typically negotiated unit by unit rather than on a published plan).
Upper Egypt — Zahw (Asyut)
Zahw is Madinet Masr’s only project outside Greater Cairo and the coast — 104 acres in Asyut. Apartments from EGP 4.67M, villas from EGP 6.16M, up to EGP 11.26M. Delivery is dated 2026; no down-payment or term structure is on file.
Resale: an active secondary market on two projects
Unlike several of the newer-launch developers R1 has profiled, Madinet Masr already has a meaningful resale market on its two most established communities. R1’s resale listings currently carry 104 available Sarai units (93 with a listed asking price, ranging EGP 1M–19.4M) and 110 available Taj City units (103 priced, ranging EGP 1.1M–50M). That combined 214-unit resale pool is a signal of how much delivered, lived-in inventory already exists at both projects — useful for buyers weighing a resale unit against Madinet Masr’s current off-plan releases at The Butterfly or TALALA.
How Madinet Masr compares
At 6 active compounds, Madinet Masr’s current lineup is the smallest footprint R1 has profiled in this series — well behind La Vista’s 24 compounds, Palm Hills’ 21, Mountain View’s 17 and SODIC’s 12. What it offers instead is geographic reach most peers don’t attempt — Upper Egypt (Zahw) and a dedicated commercial project (Victoria Mall) alongside the usual New Cairo/East Cairo/Mostakbal City cluster — plus the lowest entry-level down payment of any developer R1 has covered so far: 1.5% at The Butterfly, undercutting even SODIC’s 5% minimum. For buyers comparing price per metre, down payment and delivery across Madinet Masr and its peers, use R1’s compound comparison tool, or browse the full priced inventory on the all-compounds index (172+ compounds across 20 areas).
Data as of 2–10 July 2026 (per the database’s own update timestamps), pulled from R1’s live market database on 2 November 2026. Prices, payment terms and delivery dates change as developers release new phases — confirm current availability and pricing with R1 before making an offer.
Madinet Masr Housing and Development (MMHD) is one of Egypt’s oldest developers — founded in 1959, now chaired by Mohamed Hazem Barakat — with a portfolio that looks different from the newer volume developers R1 has profiled so far. Instead of a dozen-plus compounds concentrated in one or two corridors, Madinet Masr runs 6 active compounds spread across six different areas, from New Cairo and East Cairo to Upper Egypt. Below is every Madinet Masr project R1 tracks with live pricing, pulled directly from R1’s market database — no rounded marketing “starting from” figures, no estimates.
New Cairo — Taj City
Taj City is Madinet Masr’s established New Cairo community: 900 acres, apartments from EGP 7.38M, offices from EGP 12.42M, and standalone villas (426 sqm) from EGP 53.03M. Payment terms are unusually accessible for the area — 0% down payment over a 12-year plan. No fixed delivery date is on file for the current release.
East Cairo / Amal Axis — Sarai
Sarai is Madinet Masr’s largest footprint by land (1,300 acres) and its widest price range: from EGP 3.8M for a 38 sqm studio apartment up to EGP 117.65M for a 488 sqm commercial unit. The mix spans apartments, villas, townhouses, offices, clinics and retail. Terms: 10% down payment, 15-year plan, with delivery dated 2026 — already at or near handover.
Mostakbal City — The Butterfly
The Butterfly is Madinet Masr’s entry into R1’s highest-volume area for compound searches. 238 acres, studios from EGP 3M (R1’s lowest Madinet Masr entry price), running up through apartments, duplexes, townhouses and villas to EGP 37.04M. Terms: a notably low 1.5% down payment over 12 years, delivery 2028–2029. See R1’s Mostakbal City compounds page for how it stacks up against the area’s other tracked projects.
New Heliopolis — TALALA
TALALA sits on 491 acres in New Heliopolis, Madinet Masr’s newest launch on file: apartments from EGP 4.38M, villas from EGP 17.77M, up to EGP 46.45M. Terms: 4% down payment, a long 15-year plan, delivery 2029.
6th of October — Victoria Mall
Victoria Mall is Madinet Masr’s only commercial-only project R1 tracks — retail units of roughly 101 sqm, all currently priced at EGP 3.07M. No down-payment or term structure is on file for this project (commercial sales here are typically negotiated unit by unit rather than on a published plan).
Upper Egypt — Zahw (Asyut)
Zahw is Madinet Masr’s only project outside Greater Cairo and the coast — 104 acres in Asyut. Apartments from EGP 4.67M, villas from EGP 6.16M, up to EGP 11.26M. Delivery is dated 2026; no down-payment or term structure is on file.
Resale: an active secondary market on two projects
Unlike several of the newer-launch developers R1 has profiled, Madinet Masr already has a meaningful resale market on its two most established communities. R1’s resale listings currently carry 104 available Sarai units (93 with a listed asking price, ranging EGP 1M–19.4M) and 110 available Taj City units (103 priced, ranging EGP 1.1M–50M). That combined 214-unit resale pool is a signal of how much delivered, lived-in inventory already exists at both projects — useful for buyers weighing a resale unit against Madinet Masr’s current off-plan releases at The Butterfly or TALALA.
How Madinet Masr compares
At 6 active compounds, Madinet Masr’s current lineup is the smallest footprint R1 has profiled in this series — well behind La Vista’s 24 compounds, Palm Hills’ 21, Mountain View’s 17 and SODIC’s 12. What it offers instead is geographic reach most peers don’t attempt — Upper Egypt (Zahw) and a dedicated commercial project (Victoria Mall) alongside the usual New Cairo/East Cairo/Mostakbal City cluster — plus the lowest entry-level down payment of any developer R1 has covered so far: 1.5% at The Butterfly, undercutting even SODIC’s 5% minimum. For buyers comparing price per metre, down payment and delivery across Madinet Masr and its peers, use R1’s compound comparison tool, or browse the full priced inventory on the all-compounds index (172+ compounds across 20 areas).
Data as of 2–10 July 2026 (per the database’s own update timestamps), pulled from R1’s live market database on 2 November 2026. Prices, payment terms and delivery dates change as developers release new phases — confirm current availability and pricing with R1 before making an offer.