| Type | Price range | Down | Installments |
|---|---|---|---|
| Apartments | EGP 6M – 16.7M | 5% | Up to 12 years |
| S Villa | EGP 17.1M – 25.6M | 5% | Up to 12 years |
| Townhouse | EGP 15.6M – 23.1M | 5% | Up to 12 years |
| Standalone | EGP 23.3M – 30.2M | 5% | Up to 12 years |
| Rai / Rai Views | up to EGP 28.13M | 10% | 8 years |
Thousands of buyers search for Sarai villas daily before choosing a home or investment in Fifth Settlement, New Cairo. This guide combines official Madinet Masr (MNHD) data with practical market analysis — not a short ad.
Whether this is your first look at Sarai villas or you are comparing Sarai phases, you will find updated prices, payment plans, geography, and direct project links. Goal: understand Sarai villas before booking a free viewing.
The 2026 market faces higher financing costs — choosing an EGX-listed developer with a confirmed land bank like MNHD adds safety. Sarai is known for 5% down and up to 12-year installments.
The sections below cover everything about Sarai Villas: from Elm Tree and Club Views to Rai Valleys, with comparison tables and a buyer checklist.
Villa types
Sarai villas include S Villa, townhouse, twin house, and standalone — Rai Valleys is a flagship villa phase. S Villa: EGP 17.1M – 25.6M | Townhouse: EGP 15.6M – 23.1M | Standalone: EGP 23.3M – 30.2M. This section on "Villa types" connects Sarai villas to a practical buying decision at Sarai.
Villas suit buyers who want outdoor space and privacy — but running costs are higher: maintenance, garden, insurance. Rai and Rai Views: 10% down, 8-year plan — unlike other phases. This section on "Villa types" connects Sarai villas to a practical buying decision at Sarai.
Before buying a villa, calculate total cost: unit price + extra finishing + furnishing + annual maintenance. Off-plan villas may offer capital gain at delivery — but need 3–4 years patience. This section on "Villa types" connects Sarai villas to a practical buying decision at Sarai.
Sarai villas include S Villa, townhouse, twin house, and standalone — Rai Valleys is a flagship villa phase. S Villa: EGP 17.1M – 25.6M | Townhouse: EGP 15.6M – 23.1M | Standalone: EGP 23.3M – 30.2M. This section on "Villa types" connects Sarai villas to a practical buying decision at Sarai.
Villas suit buyers who want outdoor space and privacy — but running costs are higher: maintenance, garden, insurance. Rai and Rai Views: 10% down, 8-year plan — unlike other phases. This section on "Villa types" connects Sarai villas to a practical buying decision at Sarai.
S Villa detail
Villas suit buyers who want outdoor space and privacy — but running costs are higher: maintenance, garden, insurance. Rai and Rai Views: 10% down, 8-year plan — unlike other phases. This section on "S Villa detail" connects Sarai villas to a practical buying decision at Sarai.
Before buying a villa, calculate total cost: unit price + extra finishing + furnishing + annual maintenance. Off-plan villas may offer capital gain at delivery — but need 3–4 years patience. This section on "S Villa detail" connects Sarai villas to a practical buying decision at Sarai.
Sarai villas include S Villa, townhouse, twin house, and standalone — Rai Valleys is a flagship villa phase. S Villa: EGP 17.1M – 25.6M | Townhouse: EGP 15.6M – 23.1M | Standalone: EGP 23.3M – 30.2M. This section on "S Villa detail" connects Sarai villas to a practical buying decision at Sarai.
Villas suit buyers who want outdoor space and privacy — but running costs are higher: maintenance, garden, insurance. Rai and Rai Views: 10% down, 8-year plan — unlike other phases. This section on "S Villa detail" connects Sarai villas to a practical buying decision at Sarai.
Before buying a villa, calculate total cost: unit price + extra finishing + furnishing + annual maintenance. Off-plan villas may offer capital gain at delivery — but need 3–4 years patience. This section on "S Villa detail" connects Sarai villas to a practical buying decision at Sarai.
Rai Valleys
Before buying a villa, calculate total cost: unit price + extra finishing + furnishing + annual maintenance. Off-plan villas may offer capital gain at delivery — but need 3–4 years patience. This section on "Rai Valleys" connects Sarai villas to a practical buying decision at Sarai.
Sarai villas include S Villa, townhouse, twin house, and standalone — Rai Valleys is a flagship villa phase. S Villa: EGP 17.1M – 25.6M | Townhouse: EGP 15.6M – 23.1M | Standalone: EGP 23.3M – 30.2M. This section on "Rai Valleys" connects Sarai villas to a practical buying decision at Sarai.
Villas suit buyers who want outdoor space and privacy — but running costs are higher: maintenance, garden, insurance. Rai and Rai Views: 10% down, 8-year plan — unlike other phases. This section on "Rai Valleys" connects Sarai villas to a practical buying decision at Sarai.
Before buying a villa, calculate total cost: unit price + extra finishing + furnishing + annual maintenance. Off-plan villas may offer capital gain at delivery — but need 3–4 years patience. This section on "Rai Valleys" connects Sarai villas to a practical buying decision at Sarai.
Sarai villas include S Villa, townhouse, twin house, and standalone — Rai Valleys is a flagship villa phase. S Villa: EGP 17.1M – 25.6M | Townhouse: EGP 15.6M – 23.1M | Standalone: EGP 23.3M – 30.2M. This section on "Rai Valleys" connects Sarai villas to a practical buying decision at Sarai.
Town & twin house
Sarai villas include S Villa, townhouse, twin house, and standalone — Rai Valleys is a flagship villa phase. S Villa: EGP 17.1M – 25.6M | Townhouse: EGP 15.6M – 23.1M | Standalone: EGP 23.3M – 30.2M. This section on "Town & twin house" connects Sarai villas to a practical buying decision at Sarai.
Villas suit buyers who want outdoor space and privacy — but running costs are higher: maintenance, garden, insurance. Rai and Rai Views: 10% down, 8-year plan — unlike other phases. This section on "Town & twin house" connects Sarai villas to a practical buying decision at Sarai.
Before buying a villa, calculate total cost: unit price + extra finishing + furnishing + annual maintenance. Off-plan villas may offer capital gain at delivery — but need 3–4 years patience. This section on "Town & twin house" connects Sarai villas to a practical buying decision at Sarai.
Sarai villas include S Villa, townhouse, twin house, and standalone — Rai Valleys is a flagship villa phase. S Villa: EGP 17.1M – 25.6M | Townhouse: EGP 15.6M – 23.1M | Standalone: EGP 23.3M – 30.2M. This section on "Town & twin house" connects Sarai villas to a practical buying decision at Sarai.
Villas suit buyers who want outdoor space and privacy — but running costs are higher: maintenance, garden, insurance. Rai and Rai Views: 10% down, 8-year plan — unlike other phases. This section on "Town & twin house" connects Sarai villas to a practical buying decision at Sarai.
For official details visit Sarai compound page or Madinet Masr 2026 prices.
Full payment plans in payment plans article — Talala comparison at Talala vs Sarai.
Villa prices
Villas suit buyers who want outdoor space and privacy — but running costs are higher: maintenance, garden, insurance. Rai and Rai Views: 10% down, 8-year plan — unlike other phases. This section on "Villa prices" connects Sarai villas to a practical buying decision at Sarai.
Before buying a villa, calculate total cost: unit price + extra finishing + furnishing + annual maintenance. Off-plan villas may offer capital gain at delivery — but need 3–4 years patience. This section on "Villa prices" connects Sarai villas to a practical buying decision at Sarai.
Sarai villas include S Villa, townhouse, twin house, and standalone — Rai Valleys is a flagship villa phase. S Villa: EGP 17.1M – 25.6M | Townhouse: EGP 15.6M – 23.1M | Standalone: EGP 23.3M – 30.2M. This section on "Villa prices" connects Sarai villas to a practical buying decision at Sarai.
Villas suit buyers who want outdoor space and privacy — but running costs are higher: maintenance, garden, insurance. Rai and Rai Views: 10% down, 8-year plan — unlike other phases. This section on "Villa prices" connects Sarai villas to a practical buying decision at Sarai.
Before buying a villa, calculate total cost: unit price + extra finishing + furnishing + annual maintenance. Off-plan villas may offer capital gain at delivery — but need 3–4 years patience. This section on "Villa prices" connects Sarai villas to a practical buying decision at Sarai.
Finishing & gardens
Before buying a villa, calculate total cost: unit price + extra finishing + furnishing + annual maintenance. Off-plan villas may offer capital gain at delivery — but need 3–4 years patience. This section on "Finishing & gardens" connects Sarai villas to a practical buying decision at Sarai.
Sarai villas include S Villa, townhouse, twin house, and standalone — Rai Valleys is a flagship villa phase. S Villa: EGP 17.1M – 25.6M | Townhouse: EGP 15.6M – 23.1M | Standalone: EGP 23.3M – 30.2M. This section on "Finishing & gardens" connects Sarai villas to a practical buying decision at Sarai.
Villas suit buyers who want outdoor space and privacy — but running costs are higher: maintenance, garden, insurance. Rai and Rai Views: 10% down, 8-year plan — unlike other phases. This section on "Finishing & gardens" connects Sarai villas to a practical buying decision at Sarai.
Before buying a villa, calculate total cost: unit price + extra finishing + furnishing + annual maintenance. Off-plan villas may offer capital gain at delivery — but need 3–4 years patience. This section on "Finishing & gardens" connects Sarai villas to a practical buying decision at Sarai.
Sarai villas include S Villa, townhouse, twin house, and standalone — Rai Valleys is a flagship villa phase. S Villa: EGP 17.1M – 25.6M | Townhouse: EGP 15.6M – 23.1M | Standalone: EGP 23.3M – 30.2M. This section on "Finishing & gardens" connects Sarai villas to a practical buying decision at Sarai.
Rai down payment vs others
Sarai villas include S Villa, townhouse, twin house, and standalone — Rai Valleys is a flagship villa phase. S Villa: EGP 17.1M – 25.6M | Townhouse: EGP 15.6M – 23.1M | Standalone: EGP 23.3M – 30.2M. This section on "Rai down payment vs others" connects Sarai villas to a practical buying decision at Sarai.
Villas suit buyers who want outdoor space and privacy — but running costs are higher: maintenance, garden, insurance. Rai and Rai Views: 10% down, 8-year plan — unlike other phases. This section on "Rai down payment vs others" connects Sarai villas to a practical buying decision at Sarai.
Before buying a villa, calculate total cost: unit price + extra finishing + furnishing + annual maintenance. Off-plan villas may offer capital gain at delivery — but need 3–4 years patience. This section on "Rai down payment vs others" connects Sarai villas to a practical buying decision at Sarai.
Sarai villas include S Villa, townhouse, twin house, and standalone — Rai Valleys is a flagship villa phase. S Villa: EGP 17.1M – 25.6M | Townhouse: EGP 15.6M – 23.1M | Standalone: EGP 23.3M – 30.2M. This section on "Rai down payment vs others" connects Sarai villas to a practical buying decision at Sarai.
Villas suit buyers who want outdoor space and privacy — but running costs are higher: maintenance, garden, insurance. Rai and Rai Views: 10% down, 8-year plan — unlike other phases. This section on "Rai down payment vs others" connects Sarai villas to a practical buying decision at Sarai.
Need updated official details? Our Madinet Masr consultant replies within minutes — free catalogue and viewing.
Start my free consultationVilla viewing
Villas suit buyers who want outdoor space and privacy — but running costs are higher: maintenance, garden, insurance. Rai and Rai Views: 10% down, 8-year plan — unlike other phases. This section on "Villa viewing" connects Sarai villas to a practical buying decision at Sarai.
Before buying a villa, calculate total cost: unit price + extra finishing + furnishing + annual maintenance. Off-plan villas may offer capital gain at delivery — but need 3–4 years patience. This section on "Villa viewing" connects Sarai villas to a practical buying decision at Sarai.
Sarai villas include S Villa, townhouse, twin house, and standalone — Rai Valleys is a flagship villa phase. S Villa: EGP 17.1M – 25.6M | Townhouse: EGP 15.6M – 23.1M | Standalone: EGP 23.3M – 30.2M. This section on "Villa viewing" connects Sarai villas to a practical buying decision at Sarai.
Villas suit buyers who want outdoor space and privacy — but running costs are higher: maintenance, garden, insurance. Rai and Rai Views: 10% down, 8-year plan — unlike other phases. This section on "Villa viewing" connects Sarai villas to a practical buying decision at Sarai.
Before buying a villa, calculate total cost: unit price + extra finishing + furnishing + annual maintenance. Off-plan villas may offer capital gain at delivery — but need 3–4 years patience. This section on "Villa viewing" connects Sarai villas to a practical buying decision at Sarai.
Total ownership cost
Before buying a villa, calculate total cost: unit price + extra finishing + furnishing + annual maintenance. Off-plan villas may offer capital gain at delivery — but need 3–4 years patience. This section on "Total ownership cost" connects Sarai villas to a practical buying decision at Sarai.
Sarai villas include S Villa, townhouse, twin house, and standalone — Rai Valleys is a flagship villa phase. S Villa: EGP 17.1M – 25.6M | Townhouse: EGP 15.6M – 23.1M | Standalone: EGP 23.3M – 30.2M. This section on "Total ownership cost" connects Sarai villas to a practical buying decision at Sarai.
Villas suit buyers who want outdoor space and privacy — but running costs are higher: maintenance, garden, insurance. Rai and Rai Views: 10% down, 8-year plan — unlike other phases. This section on "Total ownership cost" connects Sarai villas to a practical buying decision at Sarai.
Before buying a villa, calculate total cost: unit price + extra finishing + furnishing + annual maintenance. Off-plan villas may offer capital gain at delivery — but need 3–4 years patience. This section on "Total ownership cost" connects Sarai villas to a practical buying decision at Sarai.
Sarai villas include S Villa, townhouse, twin house, and standalone — Rai Valleys is a flagship villa phase. S Villa: EGP 17.1M – 25.6M | Townhouse: EGP 15.6M – 23.1M | Standalone: EGP 23.3M – 30.2M. This section on "Total ownership cost" connects Sarai villas to a practical buying decision at Sarai.
Villa investment
Sarai villas include S Villa, townhouse, twin house, and standalone — Rai Valleys is a flagship villa phase. S Villa: EGP 17.1M – 25.6M | Townhouse: EGP 15.6M – 23.1M | Standalone: EGP 23.3M – 30.2M. This section on "Villa investment" connects Sarai villas to a practical buying decision at Sarai.
Villas suit buyers who want outdoor space and privacy — but running costs are higher: maintenance, garden, insurance. Rai and Rai Views: 10% down, 8-year plan — unlike other phases. This section on "Villa investment" connects Sarai villas to a practical buying decision at Sarai.
Before buying a villa, calculate total cost: unit price + extra finishing + furnishing + annual maintenance. Off-plan villas may offer capital gain at delivery — but need 3–4 years patience. This section on "Villa investment" connects Sarai villas to a practical buying decision at Sarai.
Sarai villas include S Villa, townhouse, twin house, and standalone — Rai Valleys is a flagship villa phase. S Villa: EGP 17.1M – 25.6M | Townhouse: EGP 15.6M – 23.1M | Standalone: EGP 23.3M – 30.2M. This section on "Villa investment" connects Sarai villas to a practical buying decision at Sarai.
Villas suit buyers who want outdoor space and privacy — but running costs are higher: maintenance, garden, insurance. Rai and Rai Views: 10% down, 8-year plan — unlike other phases. This section on "Villa investment" connects Sarai villas to a practical buying decision at Sarai.
Common mistakes
Villas suit buyers who want outdoor space and privacy — but running costs are higher: maintenance, garden, insurance. Rai and Rai Views: 10% down, 8-year plan — unlike other phases. This section on "Common mistakes" connects Sarai villas to a practical buying decision at Sarai.
Before buying a villa, calculate total cost: unit price + extra finishing + furnishing + annual maintenance. Off-plan villas may offer capital gain at delivery — but need 3–4 years patience. This section on "Common mistakes" connects Sarai villas to a practical buying decision at Sarai.
Sarai villas include S Villa, townhouse, twin house, and standalone — Rai Valleys is a flagship villa phase. S Villa: EGP 17.1M – 25.6M | Townhouse: EGP 15.6M – 23.1M | Standalone: EGP 23.3M – 30.2M. This section on "Common mistakes" connects Sarai villas to a practical buying decision at Sarai.
Villas suit buyers who want outdoor space and privacy — but running costs are higher: maintenance, garden, insurance. Rai and Rai Views: 10% down, 8-year plan — unlike other phases. This section on "Common mistakes" connects Sarai villas to a practical buying decision at Sarai.
Before buying a villa, calculate total cost: unit price + extra finishing + furnishing + annual maintenance. Off-plan villas may offer capital gain at delivery — but need 3–4 years patience. This section on "Common mistakes" connects Sarai villas to a practical buying decision at Sarai.
Summary
Before buying a villa, calculate total cost: unit price + extra finishing + furnishing + annual maintenance. Off-plan villas may offer capital gain at delivery — but need 3–4 years patience. This section on "Summary" connects Sarai villas to a practical buying decision at Sarai.
Sarai villas include S Villa, townhouse, twin house, and standalone — Rai Valleys is a flagship villa phase. S Villa: EGP 17.1M – 25.6M | Townhouse: EGP 15.6M – 23.1M | Standalone: EGP 23.3M – 30.2M. This section on "Summary" connects Sarai villas to a practical buying decision at Sarai.
Villas suit buyers who want outdoor space and privacy — but running costs are higher: maintenance, garden, insurance. Rai and Rai Views: 10% down, 8-year plan — unlike other phases. This section on "Summary" connects Sarai villas to a practical buying decision at Sarai.
Before buying a villa, calculate total cost: unit price + extra finishing + furnishing + annual maintenance. Off-plan villas may offer capital gain at delivery — but need 3–4 years patience. This section on "Summary" connects Sarai villas to a practical buying decision at Sarai.
Sarai villas include S Villa, townhouse, twin house, and standalone — Rai Valleys is a flagship villa phase. S Villa: EGP 17.1M – 25.6M | Townhouse: EGP 15.6M – 23.1M | Standalone: EGP 23.3M – 30.2M. This section on "Summary" connects Sarai villas to a practical buying decision at Sarai.
Buyer checklist — Sarai villas
- Request an updated official MNHD PDF — do not rely on old ad numbers.
- Compare at least two Sarai phases (Elm Tree, Club Views, ESSE, Rai).
- Calculate monthly installment + maintenance + extra finishing before signing.
- Verify handover date in the draft contract — no verbal promises.
- Book an on-site viewing in Fifth Settlement, New Cairo — photos are not enough.
- Ask about rental policy if you are investing.
- Compare Sarai with Talala on finishing and location.
- Read MNHD developer guide for company strength.
- Write questions before contacting — saves time and covers Sarai villas.
- Share this article link with your consultant for a tailored answer.
FAQ about Sarai villas
Is Sarai villas for living or investment? — Sarai suits both: 5% down for quick entry, Fifth Settlement location for stable rent. Ready vs off-plan decides the fit.
How do I get latest Sarai villas prices? — WhatsApp from Sarai page — PDF within minutes, zero commission.
Is viewing free? — Yes — on-site viewing and consultation are 100% free.
What differs between Sarai phases? — Elm Tree lowest apartment entry, Club Views club views, ESSE mixed, Rai villas with 10% down.
Summary
Sarai villas is among the top real estate searches in Fifth Settlement, New Cairo — Sarai is MNHD's strong answer with low down payment and location.
Start at project page, book a free viewing, and request an updated PDF catalogue — zero commission.
Our team replies within minutes — share this article link when you contact us for tailored advice on Sarai villas and the right Sarai phase for your budget.