Last updated: September 2026
The average price per square meter for apartments in Sheikh Zayed is around EGP 62,000, while the average price per square meter for villas is around EGP 71,800, based on currently published market data.
These figures should be used as market benchmarks rather than fixed selling prices. The actual price of a property can vary significantly depending on the location, project, unit type, finishing level, construction stage, delivery date, view, and payment plan.
If you are currently looking for apartments for sale in Sheikh Zayed , the price per square meter is a useful comparison tool, but it should never be the only factor behind a buying decision.
Sheikh Zayed Price per Square Meter 2026: Quick Summary
- Average apartment price: around EGP 62,000/m².
- Average villa price: around EGP 71,800/m².
- Average apartments inside Sheikh Zayed compounds: around EGP 59,900/m².
- New Sheikh Zayed apartments: around EGP 83,150/m².
- Actual prices vary considerably by project, area, unit specifications and payment plan.
Important: These are indicative market averages at the time of this September 2026 update. The actual selling price of any property may be higher or lower.
What Is the Average Price per Square Meter in Sheikh Zayed in 2026?
The current average price per square meter for apartments in Sheikh Zayed is approximately EGP 62,000/m².
However, Sheikh Zayed does not operate as one single property market. The city contains established residential districts, modern compounds, New Sheikh Zayed developments and properties serving very different buyer segments.
As a result, one apartment may be priced significantly below the citywide average, while another unit in a premium development may be priced well above it.
For buyers who want to compare available units rather than market averages, see our guide to apartments for sale in Sheikh Zayed .
Average Property Prices by Area in Sheikh Zayed
Published market data shows noticeable differences between Sheikh Zayed areas. The following figures provide an indicative snapshot for apartments at the time of this update.
| Area | Approximate Apartment Price per m² |
|---|---|
| New Sheikh Zayed | EGP 83,150 |
| Sheikh Zayed Compounds | EGP 59,900 |
| Cairo-Alexandria Desert Road | EGP 50,400 |
| Al Thawra Al Khadra | EGP 49,500 |
| Other Sheikh Zayed Areas | EGP 48,650 |
| Al Bustan Street | EGP 47,950 |
| Al Shabab Street | EGP 41,600 |
| District 12 | EGP 35,650 |
| District 5 | EGP 35,350 |
| District 8 | EGP 34,850 |
| District 7 | EGP 34,700 |
| District 9 | EGP 32,150 |
| District 4 | EGP 31,600 |
| District 3 | EGP 29,500 |
| District 1 | EGP 29,450 |
| District 2 | EGP 27,350 |
These figures are market averages rather than official selling prices. The actual price of an individual property will depend on its specific characteristics and availability.
Apartment vs Villa Price per Square Meter in Sheikh Zayed
The average price per square meter also varies according to property type.
| Property Type | Approximate Average Price |
|---|---|
| Apartments | EGP 62,000/m² |
| Villas | EGP 71,800/m² |
This does not mean that every villa will have a higher price per square meter than every apartment. Villa prices may reflect additional elements such as land area, private gardens, outdoor space, greater privacy and different property configurations.
Property type also matters when comparing apartments with duplexes or penthouses. For example, premium outdoor areas or roof terraces can affect both the total selling price and the effective price per square meter.
What Is the Price per Square Meter in Sheikh Zayed Compounds?
The average apartment price inside Sheikh Zayed compounds is approximately EGP 59,900 per square meter.
However, this average hides substantial differences between developments. Some compounds target mid-market buyers, while others command significantly higher prices because of their location, developer reputation, construction quality, services, landscape and unit specifications.
For this reason, buyers should avoid comparing two compounds based on price alone. If you are comparing developments, visit our guide to the top compounds in Sheikh Zayed .
What Is the Price per Square Meter in New Sheikh Zayed?
New Sheikh Zayed currently records one of the higher apartment price averages in the area, at approximately EGP 83,150 per square meter.
This does not mean that every apartment in New Sheikh Zayed is sold at this price. Market averages are influenced by the types of developments and listings available when the data is collected.
A more reliable comparison is therefore between similar properties in developments with comparable locations, delivery dates and specifications.
For more location context, see: Where Is New Sheikh Zayed City?
What Affects the Price per Square Meter in Sheikh Zayed?
Two properties with the same floor area can have very different prices. Several factors explain the difference.
1. Location within Sheikh Zayed
Prices vary between established districts, New Sheikh Zayed, compound areas and locations close to major roads and services.
2. The development and developer
Construction quality, development planning, developer track record, maintenance and long-term project management can all influence property value.
3. Unit location inside the development
Two units within the same compound may have different prices because of their floor, orientation, view, proximity to green areas, garden space or roof access.
4. Finishing level
A fully finished apartment should not be compared directly with a semi-finished or unfinished property without considering the additional finishing cost.
5. Construction and delivery stage
Ready-to-move properties can be priced differently from units that are still under construction or scheduled for future delivery.
6. Payment plan
Payment terms can have a major impact on the total property price. A cash price should not be compared directly with a property financed over several years.
Buyers should compare: total price + down payment + installment period + additional fees, rather than the advertised price per square meter alone.
How Do You Calculate the Price per Square Meter?
The calculation is simple:
Total property price ÷ property area = price per square meter
For example, if an apartment costs EGP 9,000,000 and has an area of 150 m²:
9,000,000 ÷ 150 = EGP 60,000/m²
The result is useful for comparison, but only when the properties have comparable locations, finishing levels, delivery dates and payment plans.
How Should You Compare Two Properties?
Price per square meter becomes much more useful when it is part of a complete property comparison.
| Factor | What to Compare |
|---|---|
| Price per m² | Total price divided by unit area |
| Down payment | Amount required when contracting |
| Installment period | Number of years and payment frequency |
| Delivery | Ready-to-move or future delivery |
| Finishing | Finished, semi-finished or unfinished |
| Additional fees | Maintenance, parking, club or other charges |
| Location | Area and location within the project |
| Services | Security, landscaping and community facilities |
If your main objective is investment, you should also consider rental demand, resale potential, delivery timing and development quality. Read more in our guide to real estate investment in Egypt .
Does the Lowest Price per Square Meter Mean the Best Deal?
Not necessarily.
A lower price per square meter may reflect a less desirable location, a long delivery period, a different finishing standard, limited services or less flexible payment terms.
A more expensive property may offer better value if it has a stronger location, earlier delivery, better services, a higher finishing standard, or a payment plan that better matches the buyer’s budget.
Instead of asking only, “Which property has the lowest price per square meter?”, ask: “What value am I receiving for the total amount I will pay?”
How Should You Compare Belva Compound with the Sheikh Zayed Market?
When evaluating a property in Belva Sheikh Zayed , it is more useful to compare the full value of the unit rather than comparing its price per square meter with the citywide average alone.
Belva is a residential development by Karnak Real Estate Developments covering approximately 18.5 acres and comprising 21 residential buildings, with a significant proportion of the development allocated to open and landscaped areas.
Available unit types include apartments and duplexes with different floor areas. Some units start from approximately 86 m², while pricing varies according to:
- unit size;
- floor;
- view;
- location within the project;
- payment plan;
- availability at the time of inquiry.
For this reason, this market guide does not publish a fixed Belva selling price. Current prices should always be confirmed against the latest available inventory.
Looking for an available unit in Belva?
Explore the project details, available unit types and current purchasing options.
Price per Square Meter vs Total Property Price
The price per square meter helps standardize comparisons, but the total property price determines the buyer’s actual financial commitment.
A smaller apartment may have a higher price per square meter while still having a lower total purchase price than a larger apartment.
A proper comparison should therefore include:
- total property price;
- unit area;
- price per square meter;
- down payment;
- installment amount;
- installment period;
- delivery date;
- finishing level.
Do Sheikh Zayed Property Prices Stay the Same Throughout 2026?
No.
Property prices can change as developments move through sales phases, inventory becomes limited, construction progresses, payment plans change or market conditions shift.
For this reason, this page is maintained as an evergreen Sheikh Zayed property price guide rather than creating a new URL every year.
When newer market information becomes available, the data should be updated on this same page.
Questions to Ask Before Buying a Property in Sheikh Zayed
- Is the quoted price a cash price or installment price?
- What down payment is required?
- How long is the installment period?
- When will the property be delivered?
- What finishing level is included?
- Are there maintenance, parking or club fees?
- Where is the unit located inside the project?
- Are there similar properties available for comparison?
- Is the published price still available?
If you are still comparing available residential options, visit our Sheikh Zayed apartments for sale guide .
Frequently Asked Questions About Sheikh Zayed Property Prices
What is the average price per square meter in Sheikh Zayed in 2026?
The average price per square meter for apartments in Sheikh Zayed is currently around EGP 62,000. Actual prices vary significantly between different areas, projects and unit types.
What is the average villa price per square meter in Sheikh Zayed?
The current average for villas is approximately EGP 71,800 per square meter, although individual property prices vary according to location, land area and development quality.
What is the average price per square meter inside Sheikh Zayed compounds?
The current apartment average inside Sheikh Zayed compounds is approximately EGP 59,900 per square meter. Premium compounds may be priced considerably above that level.
What is the average price per square meter in New Sheikh Zayed?
Apartment prices in New Sheikh Zayed currently average around EGP 83,150 per square meter based on published market data.
Why do property prices differ between Sheikh Zayed districts?
Prices differ because of location, property type, road access, services, finishing, development quality, property age and supply and demand.
Are compound properties always more expensive?
No. Some compounds have higher prices because of their location, facilities and development quality, but each project should be compared with similar developments.
Does the price per square meter include finishing?
Not necessarily. A property may be fully finished, semi-finished or unfinished. Always confirm the finishing level before comparing prices.
How do I calculate the price per square meter?
Divide the total property price by the property area. For example, an EGP 9 million apartment measuring 150 m² has an effective price of EGP 60,000 per square meter.
Should I choose the property with the lowest price per square meter?
Not automatically. Location, delivery date, payment terms, finishing and project quality can be more important than the lowest headline price.
Are the prices on this page official selling prices?
No. The figures are indicative market averages. Current prices for Karnak projects should always be confirmed with the sales team at the time of inquiry.
Property Price Data and Methodology
This guide was updated in September 2026. The Sheikh Zayed market averages used in this article are based on published property-market data available at the time of the update.
Official Karnak project pages are used for information about Karnak Real Estate Developments projects such as Belva.
Property market prices change over time. All averages on this page should therefore be treated as indicative benchmarks, not formal property valuations or binding selling prices.
Looking for a Property in Sheikh Zayed?
Compare the price per square meter together with the total property price, payment plan, delivery date, finishing level and development quality before making your decision.