Cairo Festival City, New Cairo offers a different model from traditional residential compounds: an integrated project that brings together residential neighbourhoods, a business district, office buildings and a huge shopping centre, along with schools, sports facilities and everyday services. Al-Futtaim Real Estate developed the project on an area of up to 3 million m², of which about 500 thousand m² is dedicated to green spaces, creating a community where residents can reach most of what they need without leaving the city.
Residential properties range from apartments, duplexes and penthouses to standalone villas and twin houses, spread across neighbourhoods that each have their own character, most notably Oriana, Festival Living and Aura. The project also includes The Podium office area and Business District, alongside Cairo Festival City Mall.
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Location of Cairo Festival City in New Cairo
The project sits at the western entrance to New Cairo, directly on the Ring Road and within the 5th Settlement area. This location gives it fast connections to East Cairo, with easy access to Heliopolis, Nasr City and Cairo International Airport, as well as close proximity to 90th Street and New Cairo's main axes.
The location matters even more for anyone commuting daily between New Cairo and central Cairo: reaching the compound does not depend on a single internal axis, but links to the Ring Road and a number of roads leading to the 5th Settlement and the airport.
Notable areas near Cairo Festival City include:
- North and South 90th Street.
- The 5th Settlement area.
- Cairo International Airport.
- Nasr City and Heliopolis.
- Cairo–Suez Road.
- El-Moshir Tantawy Axis.
- The American University in Cairo.
- The New Administrative Capital via the East Cairo axes.
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Master plan of Cairo Festival City
The project spans roughly 3 million m², and its master plan combines living, working, shopping, education and entertainment. These uses are not crowded into a single zone; the city is divided into gated residential neighbourhoods and office and commercial zones, all linked by a network of internal roads and landscaped areas.
Green areas reach about 500 thousand m², spread across gardens, walkways, seating areas and open lawns surrounding the residential buildings. This planning helps give units wider views while keeping visitor traffic out of the neighbourhoods reserved for residents.
The residential buildings are mid-rise in Aura and Festival Living, while the Oriana neighbourhood is reserved for villas of all types. This separation gives each area a suitable level of privacy, instead of mixing apartment blocks, villas and offices in one space.
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Residential neighbourhoods in Cairo Festival City
Oriana Villas
Oriana is the area dedicated to villas within the project, with more than 750 villas spread across phases including Oriana 1, Oriana 2 and Oriana 4. The homes include standalone villas, twin houses, grand villas and Quattro models, which group a limited number of homes within a single design.
The villas are surrounded by gardens, walkways and open areas, with secured entrances and services dedicated to residents. Choosing a villa in Oriana depends on the built-up and land area, the number of floors, the home's position, the garden orientation, and how close it is to the club or the main entrances.
Festival Living
Festival Living, Cairo Festival City comprises a group of mid-rise buildings with apartments of 2 to 4 bedrooms, along with duplex and penthouse units.
The neighbourhood's designs focus on generous interior space, terraces, and views over the gardens and walkways. It is also close to the mall, the business district, the school and the club, so it suits families who want an apartment inside an integrated community with easy access to services.
Aura Residence
Aura, Cairo Festival City offers fully finished apartments in a variety of sizes and layouts. The phase consists of mid-rise residential buildings surrounded by green spaces and walking areas, with separate entrances and security and maintenance services.
The units include family apartments, duplexes and penthouses, and the choice between them depends on the number of rooms, the size of the reception area, the size of the terrace, the floor and the unit's orientation. These details matter when comparing two apartments of similar size: one may offer a better layout or a wider view at a similar price.
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Unit types in Cairo Festival City
The project offers a large selection of residential and office properties, including:
- Fully finished apartments.
- Apartments with private gardens.
- Duplex units.
- Penthouses with wide terraces.
- Standalone villas.
- Twin houses.
- Quattro Villas models.
- Offices and office units in The Podium and the business district.
Apartment sizes start from around 130 m² and rise for family units, duplexes and penthouses. Villas vary more widely in built-up and land area, from compact models up to grand villas, some of which exceed 1,000 m² of built-up area.
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Cairo Festival City prices
Cairo Festival City prices vary noticeably because of the number of neighbourhoods and property types, and because some units are sold by the developer while others are listed for resale. Prices span a range starting from around EGP 15.7 million for apartments and reaching nearly EGP 120 million for grand villas.
The resale market shows apartments at varying prices, starting in some listings from around EGP 13.9 million, while other models range between EGP 16.5 and 26 million depending on size, finishing, furnishing and floor.
A property's price is affected by several factors, chiefly:
- The residential neighbourhood the unit is in.
- The property type and size.
- The unit's status: ready or under construction.
- The level of finishing and added fittings.
- The floor and view orientation.
- The garden area in ground-floor units.
- The villa's land area and its position within Oriana.
- Buying from the developer or from a current owner.
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Booking and payment plans
Some payment plans offered on units available from the developer start with a 10% down payment, with the balance paid in instalments on a schedule that varies by release and unit. Current offers show payment periods of up to four or five years, while different terms may be available in some new residential launches.
Resale units may require a cash payment, or a payment to the owner with the remaining instalments continuing. The sales team clarifies:
- The unit's total price.
- The required down payment.
- The remaining instalments and their dates.
- The maintenance deposit and fees.
- The assignment or ownership transfer fee, if any.
- The list of finishes and fittings included.
- The actual delivery date.
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Services at Cairo Festival City
Residents benefit from a wide range of services inside the city, and these facilities are not limited to the residential neighbourhoods alone but extend to shopping, business, education and entertainment zones.
- Cairo Festival City Mall: has stores, restaurants, cafés and entertainment facilities, and is the main shopping centre inside the project.
- Festival Club: a members' club with swimming pools, sports courts and indoor and outdoor spaces for activities and gatherings.
- International schools: American International School is inside the city, and Dwight School Cairo is due to open in September 2026 according to the project's official announcement.
- Green spaces: gardens, walkways and seating areas are spread among the residential neighbourhoods.
- Sports facilities: include courts, swimming pools and fitness facilities inside the club and the residential areas.
- Security and access control: gates and guard systems separate the residential neighbourhoods from the areas open to mall and office visitors.
- Maintenance and facilities management: covers upkeep of the shared areas, service networks and internal roads.
- Business district: provides office headquarters and company offices in Business District and The Podium buildings.
- Garages and car parking: spread across the residential, commercial and office areas.
- Automotive Park: hosts car showrooms and service centres on an area of more than 12 thousand m².
- Restaurants and cafés: available in the mall and the commercial areas, giving residents plenty of choice close to home.
- Everyday services: include fuel stations, essential facilities and the services that go with managing a community that operates year-round.
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Cairo Festival City Mall
The mall is the largest retail and entertainment part of the city, but it is not the residential neighbourhood itself. It hosts a large number of brands, restaurants, cafés and family activities, along with open spaces and the Festival Fountain.
Residents enjoy the mall's proximity without having to pass through visitor traffic inside the residential areas, since the residential neighbourhoods have their own gates and access roads. This separation is one of the master plan's strengths, because it combines closeness to services with the privacy of the home.
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The Podium and the business district
Cairo Festival City has two main office zones: Business District and Podium. They offer office units and company headquarters in an environment directly linked to the Ring Road, the mall and services.
The offices suit companies that need an address in New Cairo with easy access for staff and clients. Office units also benefit from the restaurants, garages and services inside the city, rather than relying on a standalone office project with limited facilities.
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Advantages of investing in Cairo Festival City
The project's property value rests on a set of practical factors, not on the mall alone:
- A location at the start of New Cairo: easy to reach from downtown Cairo, Heliopolis and Nasr City, compared with projects farther out on the eastern edges.
- An established community: there are occupied neighbourhoods, a mall, a business district, schools and services operating year-round.
- A variety of properties: apartments, villas and offices let you target different segments of buyers and tenants.
- Fully finished units: these reduce the time and cost needed to prepare a home for moving in or renting out.
- Residential and office demand: the location attracts families and workers in New Cairo, and the presence of companies and schools creates a need for housing near work.
- Unified project management: the quality of maintenance and the organisation of shared areas help preserve the standard of the neighbourhoods and the resale appeal of properties.
- A mix of ready stock and new launches: gives buyers the chance to compare immediate delivery with extended payment plans.
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Al-Futtaim Real Estate
Al-Futtaim Real Estate develops Cairo Festival City, and is the property arm of the UAE-based Al-Futtaim Group. The project reflects the company's experience in developing mixed-use destinations that bring together living, retail, business and entertainment within a single master plan.
The developer's role inside Cairo Festival City is not limited to building residential units; it also covers managing and developing the mall, the business district, and the facilities and essential services. This integration has helped the project become a working district within New Cairo, rather than just a gated residential compound.
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Frequently asked questions about Cairo Festival City
Where is Cairo Festival City located?
It is in the 5th Settlement at the entrance to New Cairo, directly on the Ring Road, close to 90th Street, the Suez Road and Cairo International Airport.
What types of residential units are available?
Apartments, duplexes, penthouses, standalone villas and twin houses are available, along with a number of villa models in Oriana.
What is the difference between Oriana, Aura and Festival Living?
Oriana is a neighbourhood dedicated to villas, while Aura and Festival Living have residential buildings containing apartments, duplexes and penthouses.
Are there units ready to move into?
Yes, the project has ready units from the developer and from the resale market, in addition to launches whose delivery dates vary by unit and contract.
Are all units fully finished?
A large share of the apartments are offered fully finished, but the level of finishing and fittings varies between phases and units, especially for resale.
Is Cairo Festival City Mall inside the compound?
The mall is part of the integrated Cairo Festival City project, but it is organisationally separate from the residential neighbourhoods, which have their own gates and entrances.
What are apartment prices in Cairo Festival City?
Prices in 2026 start from around EGP 15.7 million, with resale offers both lower and higher depending on size, finishing, floor and the unit's location.
Are there office units inside the project?
Yes, offices and office units are available in the business district and The Podium buildings, close to the mall and the main services.
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