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Vivienda Developments was founded in 2014 as a subsidiary of AM GROUP, a parent company with a diverse portfolio spanning development and construction, interior design, real estate consultancy and marketing, as well as exhibition organization.
The real estate market in Egypt—specifically in East Cairo—continues to undergo structural shifts in 2026. Perhaps the most attractive area for both investors and homebuyers looking for primary residences today is the North Rehab master plan 5th Settlement. This district stands at the forefront of real estate preferences thanks to its unique balance between a pivotal strategic location, modern urban planning designed to maintain low population density, and a flexible pricing entry point compared to neighboring developments.
Whether you are searching for apartments for sale in North Rehab installment plans for family living, or planning a short- to medium-term real estate investment that achieves high capital gains, understanding the precise geographical details and surrounding landmarks is the crucial first step toward making an informed decision.
The North Rehab master plan 5th Settlement occupies a strategic site serving as a geographic bridge connecting the heart of New Cairo with major surrounding highways. Spanning an estimated total area of approximately 240 feddans, the district is bordered by four vital axes that ensure seamless connectivity:
Eastern Border: Directly abuts the Suez Desert Road, the primary arterial route linking New Cairo to the New Administrative Capital, Madinaty, Al Shorouk, and Cairo International Airport.
Western Border: Adjacent to El Rehab City (specifically El Rehab 2) and the Eastern Axis parallel to El Rehab, providing an established commercial and service backdrop that has been fully operational for years.
Northern Border: Bound by rapid connection routes leading immediately onto the Suez Road and the Middle Ring Road.
Southern Border: Extends along Youssef El Sebai Axis, bordering the northern edge of the Beit Al Watan district and North 90th Street.
| Landmark / Destination | Approximate Distance (km) | Estimated Travel Time (min) | Primary Axis Used |
| Cairo International Airport | 10 – 12 km | 10 – 12 mins | Suez Desert Road |
| New Administrative Capital | 15 – 18 km | 15 – 20 mins | Suez Road / Middle Ring Road |
| North 90th Street | 3 – 5 km | 5 mins | Youssef El Sebai Axis |
| American University in Cairo (AUC) | 8 – 10 km | 10 – 12 mins | 90th Street / Mohamed Bin Zayed Axis |
| El Rehab City (Gates 12 – 24) | Directly Adjacent | 1 – 3 mins | Internal direct access roads |
| Middle Ring Road | 6 – 8 km | 7 – 10 mins | Suez Road / Youssef El Sebai Axis |
The North Rehab master plan 5th Settlement is defined by a structured grid layout that divides the land into 13 residential neighborhoods, designated by letters A through M. This division was planned according to modern architectural and urban guidelines set by the New Urban Communities Authority (NUCA), ensuring an even distribution of green parks and public services across all plots.
Built-up Area (BUA): Strictly capped between 50% and 55% of the total plot size, allocating the remaining area to green spaces, side setbacks, and community amenities.
Building Height: The urban typology across North Rehab consists exclusively of (Ground Floor + 3 Typical Floors), representing a low-density residential “mini-compound” design.
Units Per Floor: Generally ranges from two to three units per floor, preserving residential privacy and delivering spacious, functional layouts.
Advanced Infrastructure Neighborhoods (H, F, E): The southern and eastern sectors (such as Neighborhoods H and F) command the highest market demand and fastest construction delivery rates due to their direct proximity to primary axes and high completion stages.
Central and Northern Neighborhoods (D, I, L, M): Offer competitive initial price points, making them prime choices for medium-term investments as full utility connections near completion.
The infrastructure in North Rehab features a modern grid of potable water networks, sewage systems, high-voltage electrical cabling, and fiber-optic communication lines (FTTH).
However, the core advantage giving this district an investment edge over other expansions is its ready-to-use service hinterland.
Direct Reliance on El Rehab Amenities: Residents in North Rehab do not need to wait years for local commercial hubs to open. Traditional markets, commercial centers, hospitals, specialized clinics, and international schools (such as BSQ and Ahmed Zewail School) inside El Rehab are just minutes away.
Commercial and Administrative Strip: The outer perimeter facing Suez Road and Youssef El Sebai Axis is designated for commercial malls, administrative offices, and specialized medical centers, creating a vibrant business zone without disturbing the quiet residential inner pockets.
The price per meter in North Rehab 2026 reflects strong demand and rapid urbanization across the sector. Pricing varies based on specific variables: plot location, neighborhood grade, floor level (ground with private garden vs. typical floor), and payment terms.
| Neighborhood / Sector | Development Status & Demand | Average Price per Meter (EGP) | Average Total Unit Price (130m² – 180m²) |
| Neighborhood H | Prime location – High demand | EGP 24,000 – 30,000 | EGP 3,600,000 – 5,400,000 |
| Neighborhood F | Rapid execution – Excellent site | EGP 23,000 – 28,000 | EGP 3,200,000 – 5,000,000 |
| Neighborhoods I & D | Emerging – Entry-level pricing | EGP 16,900 – 25,000 | EGP 2,580,000 – 4,200,000 |
| Neighborhoods L & M | Ongoing development – Balanced | EGP 17,500 – 24,000 | EGP 2,800,000 – 4,300,000 |
| Ground Floor w/ Garden (70m²+) | Specialty units – Private green | EGP 22,000 – 31,000 | Varies by garden & unit size |
Financial Note: When evaluating apartments for sale in North Rehab installment plans, typical payment structures from developers include:
Down Payment: Typically ranges from 20% to 30%.
Annual/Delivery Installments: Periodic payments ranging between 5% and 10%.
Installment Tenure: Standard options span 4 to 6 years in equal quarterly or monthly payments.
Comparing North Rehab vs Beit Al Watan is one of the most frequent evaluations made by buyers in New Cairo. While both share identical building codes (Ground + 3 Floors), key differences set them apart:
Geographic and Service Hinterland:
North Rehab: Relies directly on the fully established, operational services of El Rehab City right across the street.
Beit Al Watan: Situated deeper in New Cairo between North 90th Street and Suez Road, relying on 5th Settlement centers and the Mohamed Bin Zayed Axis toward the New Capital.
Total Area and Homogeneity:
North Rehab: Compact and defined (~240 feddans), leading to faster, synchronized infrastructure completion and rapid neighborhood occupancy.
Beit Al Watan: Encompasses a massive footprint divided into 8 large districts plus the View Zone, resulting in varying development speeds across different zones.
Investment Profile:
North Rehab: Ideal for buyers seeking immediate or short-term residency, quick resale potential, and instant access to surrounding retail.
Beit Al Watan: Best suited for long-term investment strategies or higher budget allocations in fully developed sub-districts.
Q1: What makes the North Rehab New Cairo district location and prices an ideal choice for homebuyers in 2026?
A: It offers a rare blend of low population density (Ground + 3 floors) directly on the Suez Road and 90th Street, paired with immediate, walkable access to the mature lifestyle amenities of El Rehab City.
Q2: What is the average price per meter in North Rehab 2026 for cash and installment purchases?
A: The average price per meter in North Rehab 2026 for semi-finished units starts from EGP 16,900 in emerging sectors and reaches up to EGP 30,000 in prime, highly developed neighborhoods like H and F. Cash discounts generally range between 25% and 35% depending on the developer.
Q3: Are there apartments for sale in North Rehab installment plans without interest?
A: Yes, most developers offer direct interest-free installment schedules with down payments starting from 20% to 30% over flexible terms of 4 to 6 years.
Q4: How does North Rehab vs Beit Al Watan compare in terms of development speed?
A: North Rehab’s smaller footprint and direct proximity to El Rehab allow its neighborhoods to mature and achieve full occupancy faster as a unified wave compared to the vast multi-district layout of Beit Al Watan.
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Following our coverage of the strategic map, geographic location, and neighborhood layout in Part 1, this section shifts to the practical execution for investors and homebuyers: unit layouts, interior distributions, real estate investment models, and financial feasibility.
Units across the North Rehab master plan 5th Settlement feature high architectural flexibility due to the low-density “mini-compound” building code (Ground + 3 Typical Floors). Interior floor plans are meticulously engineered to minimize wasted corridor space while maximizing usable living areas.
Residential Area: Typically ranges between 120 m² and 165 m².
Private Garden Area: Ranges from 60 m² to 120 m².
Key Features: Private entrance options in select layouts, complete privacy, space for a plunge pool or children’s play area, and direct private parking access.
Target Audience: Families seeking a townhouse-like lifestyle and buyers preferring step-free ground-level access.
Built-up Area: Ranges from 130 m² to 195 m².
Standard Floor Plan Configurations:
Compact Layouts (130m² – 150m²): 3 Bedrooms + 2 Bathrooms + 2-to-3 Piece Reception + Kitchen + Terrace.
Spacious Layouts (160m² – 195m²): 3 Bedrooms (including Master En-suite with Dressing Room) + 3 Bathrooms + Living Room + 3-to-4 Piece Reception + Large Kitchen + 2 Terraces.
| Unit Type | Living Area | Garden / Terrace Area | Bedrooms | Investment Value & Resale Liquidity |
| Ground w/ Garden | 125m² – 160m² | 70m² – 110m² Garden | 2 – 3 Beds | High demand from families – High rental yields |
| Typical (Compact) | 130m² – 145m² | 8m² – 12m² Terrace | 3 Beds | Highest liquidity and fastest turnaround for resale |
| Typical (Medium) | 150m² – 170m² | 2 Balconies | 3 Beds + Living/Maid | Balanced combination of luxury living and entry price |
| Typical (Large) | 175m² – 195m² | Large Front Terrace | 3 Master Beds + Living | Premium family home with classic spacious proportions |
North Rehab stands as one of the highest Return on Investment (ROI) and capital appreciation hotspots in New Cairo for 2026. To maximize financial returns, investors generally adopt one of the following approaches:
Concept: Buying during early launch phases and leveraging the growth in price per meter as construction progresses toward delivery.
Expected Annual Growth: Capital value growth in North Rehab is estimated at 25% to 35% annually, driven by infrastructure completion and utility connections.
Concept: Holding the unit post-delivery, completing interior finishings, and placing it on the residential rental market.
Key Drivers: Proximity to El Rehab City attracts expatriate families, engineers, corporate executives, and professionals working along the Suez Road corridor and the New Capital.
Expected Rental Yield: Estimated between 8% and 12% annually of total property value, placing it among the top performative yields in East Cairo.
Developers across North Rehab offer flexible financing frameworks designed to accommodate varying investment budgets and cash flow requirements.
Extended Installment Plan (Long-Term):
Down Payment: 15% – 20%.
12-Month Payment: 5% – 10%.
Delivery Payment: 10%.
Installment Tenure: Up to 6 years in equal quarterly payments.
Balanced Delivery Plan:
Down Payment: 30%.
Installment Tenure: 3 to 4 years in equal monthly or quarterly installments.
Advantage: Additional discounts on the overall unit price (ranging between 8% and 12%).
Lump-Sum Cash Discount:
Buying upfront in cash yields discounts ranging between 30% and 40% off the total contract value, significantly reducing the effective price per meter in North Rehab 2026.
Assumed average installment price per meter: EGP 24,000
Total Property Price: EGP 3,600,000
| Payment Breakdown | Percentage (%) | Amount in EGP | Due Date |
| Down Payment | 20% | EGP 720,000 | At Contract Signing |
| Delivery Payment (Year 3) | 10% | EGP 360,000 | Upon Unit Handover |
| Remaining Balance | 70% | EGP 2,520,000 | Financed over 5 Years |
| Quarterly Installment (20 Payments) | — | EGP 126,000 | Every 3 Months |
Because the majority of projects in North Rehab are structured as independent residential buildings or “mini-compounds,” selecting a reliable real estate developer is essential to protecting your capital and avoiding project delays:
Track Record: Review previous projects delivered by the developer in neighboring districts such as the 5th Settlement, Beit Al Watan, or Nرجس New (Nargis Al Gadeeda).
Construction Velocity: Prioritize developers with active, on-ground construction progress rather than those relying purely on pre-construction off-plan sales.
Regulatory Compliance: Verify that architectural blueprints comply strictly with New Urban Communities Authority (NUCA) licenses (setbacks, floor height allowances, underground parking allocation, and storage rooms).
Q1: What is the most requested unit size when searching for apartments for sale in North Rehab installment plans?
A: Medium-sized layouts between 140 m² and 160 m² (3-bedroom configurations) are the most sought-after, offering the best ratio between total acquisition cost and resale liquidity.
Q2: Are garage and storage space fees included in the apartment price?
A: Basement parking space and storage unit allocations are typically billed as an additional mandatory item ranging between EGP 100,000 and EGP 180,000, payable at delivery or spread across the installment schedule.
Q3: Is purchasing cash or installment better in North Rehab for 2026?
A: If hedging against inflation while retaining liquidity is your main goal, a 4-to-6 year installment plan is optimal. If your goal is acquiring a property at the absolute lowest cost basis to maximize post-delivery rental yields, upfront cash discounts of up to 35% offer superior ROI.
As we reach the third and final part of this comprehensive guide, we cover the legal and procedural aspects that guarantee a 100% secure real estate transaction in the North Rehab master plan 5th Settlement. These steps protect your capital, verify license integrity, and allow you to invest or reside with complete confidence.
Original Building Permit: Verify that a construction license has been issued for the plot by the New Cairo Urban Development Authority, matching the permitted architectural typology (Ground Floor + 3 Typical Floors).
Handover and Land Allocation Record: Confirm that the land plot is officially allocated to the developer or seller and is completely free of any financial arrears due to the New Urban Communities Authority (NUCA).
Initial Sales Contract: Ensure the contract clearly outlines finishing specifications (semi-finished, plaster, door/window sub-frames, utilities connection) alongside a detailed timeline with explicit delay penalty clauses.
Official Power of Attorney (POA): When purchasing through an agent or intermediary on behalf of the original owner, review the power of attorney at the Real Estate Publicity Department ( الشهر العقاري) to confirm its validity and authorization for real estate transactions.
Purchasing property in a fast-growing district like North Rehab requires thorough legal vetting to ensure the unit is free from legal disputes or licensing delays. The primary documents to review include:
Step One: Field Inspection and On-Site Survey: Do not rely solely on digital maps and 3D renderings. Visit the target neighborhood in person to inspect construction status, highway proximity, road conditions, and surrounding utilities.
Step Two: Developer Evaluation: Review the developer’s market reputation and historical track record for meeting delivery deadlines.
Step Three: Legal Audit with a Specialist Attorney: Submit the draft contract to a real estate legal consultant to review maintenance deposits, management fees, and building-to-land ratio clauses.
Step Four: Contract Signing and Secure Bank Transfers: Execute all installment payments and down payments via secure banking channels (bank transfers or certified bank checks) to obtain official, legally binding financial receipts.
Q1: How can I ensure there are no construction violations on the apartment I intend to purchase?
A: This is verified by reviewing the original building permit and approved engineering blueprints (from the consultant or city authority) and cross-referencing them on-site with the assistance of a qualified civil engineer prior to signing the final contract.
Q2: When is full service activation and occupancy expected across North Rehab neighborhoods?
A: Due to the district’s direct reliance on the pre-established utilities of neighboring El Rehab City, residential occupancy and commercial activation are scaling up at a rapid pace, with full operational maturity expected over the coming few years.
The North Rehab master plan 5th Settlement stands as one of the most vital integrated residential and investment destinations in East Cairo for 2026. The core strengths of the district include:
Exceptional Location: Directly adjacent to El Rehab City with effortless access to the Suez Road and the New Administrative Capital.
Low-Density Urban Planning: Features low-rise buildings (Ground + 3 floors) surrounded by open green landscaping.
Financial Flexibility: Offers diverse choices for apartments for sale in North Rehab installment plans spanning up to 5 and 6 years.
Promising Capital Appreciation: The price per meter in North Rehab 2026 maintains a steady upward trajectory driven by accelerated infrastructure delivery and utility setups.