Madinaty Villa Prices 2026: What a Villa Costs in Each Phase and Type
Madinaty villa prices, October 2026: EGP 16.5M to 150M across VG1, Golf Heights, Four Seasons and VG5 by type, and how to read a down-payment listing.
There is no single answer to the question "how much is a villa in Madinaty?" The priciest villa on offer today costs more than nine times the cheapest one. This guide sorts villas for sale in Madinaty by phase and by type, drawing on what owners listed on the Madinaty Villas website during October 2026, and explains what sits behind each price gap.
Developed by Talaat Moustafa Group across 8,000 feddans, Madinaty lies along the Cairo–Suez Road in New Cairo, and families have lived there since 2013, when its first housing phase was finished. The villas listed on Madinaty Villas are resale homes offered in one of two ways: a full cash price set by the owner, or a developer contract with installments still running, which the seller hands over in return for a down payment. Knowing the difference is the first step to reading any price you see.
How much does a villa in Madinaty cost today?
Madinaty villa prices currently start at EGP 16.5 million and reach EGP 150 million, with a median of EGP 36 million among villas listed at a cash price. Those figures come from 65 cash-priced villas out of 117 that appeared on Madinaty Villas in October 2026; the rest are offered as a down payment plus installments and need a different kind of reading, covered further down.
Four factors explain most of that spread:
- Phase: VG1 and Golf Heights (VG2) sit at the top of the market, while VG5 offers the lowest way in.
- Villa type: the median is EGP 55 million for a standalone villa, EGP 30 million for a twin house and EGP 23 million for a quattro.
- Land area: plots on offer range from 189 to 1,400 m², and on the larger villas the plot moves the price more than the built area does.
- Payment method: 52 villas are listed on installments, most of them in Four Seasons (VG3), and the figure they advertise is usually a down payment, not a final price.
To keep track of the numbers after this article, the page with today's Madinaty villa prices brings the ranges for every area and type together in one place.
The short version: the smallest entry budget is in VG5, the longest installment plans are in VG3, and the widest plots with immediate move-in are in VG1 and VG2.
Madinaty villa prices by phase: VG1 to VG5
The villa phases differ in age, models and plot sizes, and each difference shows up in the price. The table below summarises what the October 2026 listings on Madinaty Villas show:
| Phase | Price range | Median price | What you get |
|---|---|---|---|
| Phase 1 (VG1) | EGP 32M to 100M | EGP 66M | Mostly standalone villas (models T to X) plus Y and Z twin houses; plots of 300 to 1,305 m²; move-in ready in a fully lived-in area |
| Golf Heights (VG2) | EGP 21M to 150M | EGP 35M | H twin houses alongside standalone models A to G; plots up to 1,400 m² and golf views |
| Four Seasons (VG3) | EGP 36M to 42M (cash) | EGP 39M | Models A3 to F3; most units on installments, with down payments from EGP 4.6M and stated plans of up to 13 years |
| Phase 4 (VG4) | EGP 30M (one listing) | n/a | A J twin house on a 396 m² plot near Central Park and the club |
| Phase 5 (VG5) | EGP 16.5M to 42M | EGP 23M | Quattro, twin and standalone villas in modern and classic designs; the lowest entry point in Madinaty |
| The Lake Villas and V26 | No listings yet | n/a | Newer launches with no resale offers so far |
VG1 villa prices
Phase 1 is the most expensive part of Madinaty: the median is EGP 66 million across all listings and EGP 67 million for standalone villas alone. All fourteen villas listed here carry a cash price and none is offered on installments, which fits a fully settled area where villas usually change hands for cash.
Standalone prices in VG1 run from EGP 34.5 million for an X model on a 600 m² plot to EGP 100 million at the top of the U listings. The T model, the largest in the phase at 601 m² built, is offered between EGP 66 and 85 million on plots of 755 to 1,200 m²; U ranges from EGP 60 to 100 million and W from EGP 50 to 68 million. Only two twin houses appeared: a Y at EGP 32 million and a Z at EGP 45 million.
In VG1 you pay for location and maturity together: groups 1 to 9, relatively close to the main gate, Open Air Mall and Arabesque, with a service centre that has been running for years, and some groups facing the golf course, the lakes or the "wide garden".
Golf Heights (VG2) villa prices
Golf Heights has the widest price spread of any phase: from EGP 21 million for an H twin house to EGP 150 million for a large standalone villa, with a median of EGP 35 million. The spread exists because the phase holds both the 275 m² H twin and the biggest villas in Madinaty, with model A reaching 660 m² built.
The H twin house is the most common way into VG2: 14 units between EGP 21 and 35 million, median EGP 28 million, on plots of 275 to 657 m². Among the 17 standalone listings the median climbs to EGP 55 million. Models F and G sit between EGP 35 and 55 million, E between 55 and 60 million and D at 68 million, while B listings range from EGP 70 to 150 million on plots of 1,030 to 1,400 m², and one A villa on a 1,000 m² plot is offered at EGP 150 million. An H model also appears as a standalone villa at EGP 23 million on a 400 m² plot, the lowest standalone price in the city right now.
To browse these units by model and size, see the villas for sale in Golf Heights, covering groups 10 to 13.
Four Seasons (VG3) villa prices
Four Seasons works differently. Of 49 villas listed, only six show a full cash price, between EGP 36 and 42 million with a median of EGP 39 million: C3 standalone villas between 36 and 42 million, a D3 at 42 million, a K at 40 million and J twin houses at 38 million.
The other 43 are offered on installments, which makes VG3 the largest pool of installment villas in Madinaty. Every quattro listed here (18 units) is a down-payment deal, as are 16 of the 18 twin houses. The lowest down payment is EGP 4.6 million and the longest stated payment plan is 13 years. Built areas run from 211 m² (F3) to 424 m² (A3), and plots from 189 to 657 m².
VG4 villa prices
Phase 4 showed a single listing: a J twin house at EGP 30 million on a 396 m² plot with 259 m² built. One listing cannot define a market, but it places VG4 close to the Golf Heights twin range. The phase covers groups 14 to 17, models J to O, and sits near Central Park and the club.
VG5 villa prices
Phase 5 is the shortest route to owning a villa in Madinaty on a smaller budget. Prices start at EGP 16.5 million and reach EGP 42 million, with a median of EGP 23 million across 13 priced villas, plus nine installment listings. Quattros lead the supply with 13 units, ten of them priced between EGP 16.5 and 25 million (median EGP 23 million): the I model from 16.5 to 25 million, the II at 20 million and an F3 quattro at 25 million.
Further up, VG5 listed an E3 twin house at EGP 27 million and two standalone villas at EGP 35 million (B3) and EGP 42 million (L). The phase is known for modern and classic designs and sits close to South Park and The Strip, the 7 km commercial strip on the edge of Madinaty and Mostakbal City.
The Lake Villas and V26: why there are no prices yet
No resale listing for The Lake Villas or V26 appeared on Madinaty Villas in October 2026, so there is no market price to work from yet. Set in the middle of the villa zone, The Lake Villas looks out over lakes and greenery, and its plan is designed to give residents full privacy. Unit types are townhouses, twin houses and standalone villas sized from 211 to 393 m². The developer first released it in February 2025, asking 2% to book and offering payment plans that stretch to 13 years. V26 is a new villa zone in Madinaty's eastern extension on 185.83 feddans; its models have not been announced in detail.
Madinaty villa prices 2026 by type
After the phase, the villa type is the second strongest price driver. Three types appear in the listings: standalone, twin house and quattro. No unit was classified as a townhouse on its own in October 2026.
Standalone villa prices in Madinaty
A standalone villa in Madinaty costs between EGP 23 and 150 million, with a median of EGP 55 million from 35 cash-priced villas out of 46 listed. Plots range from 400 to 1,400 m² and built areas from 290 to 800 m². The median shifts clearly by phase: EGP 67 million in VG1, 55 million in Golf Heights and 41 million in Four Seasons (from four cash-priced villas), while VG5 showed just two standalone villas, at 35 and 42 million.
Twin house prices in Madinaty
Twin houses in Madinaty range from EGP 21 to 45 million, with a median of EGP 30 million from 20 cash-priced units. Golf Heights is the deepest market for this type, with 14 H twins at a median of EGP 28 million. Elsewhere: EGP 32 and 45 million for the two VG1 listings, 30 million in VG4, 27 million for an E3 twin in VG5 and 38 million for J twins in Four Seasons. In VG3 most twin houses are sold on installments, with down payments from EGP 6.5 million and up to 12 years to pay.
Quattro and townhouse prices in Madinaty
The quattro is the least expensive route to a Madinaty villa: EGP 16.5 to 25 million with a median of EGP 23 million, and every cash-priced quattro is in VG5. Built areas run from 195 to 290 m² on plots of 189 to 561 m². On the other hand, 21 of the 31 quattros listed are on installments, 18 of them in Four Seasons, with down payments from EGP 4.6 million and terms of up to 13 years.
As for townhouses: models F3, I and II sit in Madinaty's townhouse/quattro category, so they show up under quattro when you search, and in practice they are the units most townhouse searches in the city are after.
Why does one Madinaty villa cost more than another?
Even within one phase, a villa can cost double its neighbour. Five elements create that gap, and understanding them stops you from comparing two numbers that do not belong side by side.
Land area beats built area on larger villas
In VG1 and VG2, the plot carries the most weight. Take two Phase 1 listings: a V model with 385 m² built on a 1,305 m² plot at EGP 60 million, and an X model with 323 m² built on a 600 m² plot at EGP 34.5 million. The built areas differ by only 62 m², the first plot is more than twice the second, and the prices are EGP 25.5 million apart. Golf Heights shows the same pattern, with B villas on 1,030 to 1,400 m² plots at EGP 70 to 150 million against H twins on 275 to 657 m² at 21 to 35 million.
Golf and lake views
Madinaty's golf club has an 18-hole course designed by Robert Trent Jones Jr. and a second 9-hole course. A villa facing the fairways or the lakes is priced above a similar villa on an inner row, because each group has only a few such frontages. Ask what you actually see from the garden and the façade rather than relying on the group name.
Finishing and condition
A finished, lived-in villa carries what the owner spent on finishing and landscaping, while an unfinished one needs extra budget and time before you move in. Add the expected finishing cost to the cheaper villa before you compare.
Delivery and payment
Villas in VG1 and VG2 are ready to live in and almost always sold for cash, so you move in right after the sale. Installment units in Four Seasons are still tied to a developer schedule: you pay less today and spread the rest over years. Paying cash gives you one clear figure and more room to negotiate; paying in installments lowers the upfront amount, but the down payment alone never tells you what the villa costs.
How to read a resale villa price in Madinaty
Madinaty villa listings show two kinds of numbers, and mixing them up leads to the wrong comparison. A cash price is the full cost of the villa. A down payment is only part of what you will pay.
In VG3, 43 of 49 villas are listed with a down payment. In these deals you pay the seller an upfront sum that combines what the seller has already paid the developer with the seller's own premium, known locally as the "over". After that, the developer installments still outstanding become yours, paid on the dates set in the original contract. In short, the real price is the down payment plus the remaining installments.
Two current examples make this concrete. An F3 quattro in Four Seasons asks for EGP 12.5 million upfront; its original developer contract is EGP 23.3 million, of which 17.3 million remains over 11 years, so the total outlay is about EGP 29.8 million. An E3 twin house asks for EGP 17 million upfront with EGP 14 million left over 10 years, roughly EGP 31 million in total. Across the current plans, down payments start at EGP 4.6 million with a median near 12.5 million, stated payment plans range between 7 and 13 years, and most schedules mix yearly payments with monthly or quarterly ones.
Before comparing two offers, turn every installment listing into one total figure, ask for the remaining schedule with dates and amounts, and set that total next to cash prices elsewhere. Cash quattros in VG5, for example, sit between EGP 16.5 and 25 million.
FAQs
What is the cheapest villa in Madinaty right now?
The cheapest cash-priced villa in the October 2026 listings is an I-model quattro in VG5 at EGP 16.5 million. If you are after the smallest amount to pay today, the lowest down payment is EGP 4.6 million for an F3 quattro in Four Seasons, though that deal costs far more in total, because over EGP 40 million of its contract is still due over 13 years.
How much is a standalone villa in Golf Heights?
Between EGP 23 and 150 million, with a median of EGP 55 million across 17 standalone villas listed for cash. The lowest offer is a standalone H, and the highest are A and B villas on plots of 1,000 m² or more.
Can I buy a villa in Madinaty on installments?
Yes. Of the 117 villas listed in October 2026, 52 were offered on installments: 43 in Four Seasons and 9 in VG5. Down payments start at EGP 4.6 million and stated payment plans reach 13 years. VG1 and Golf Heights listings are currently all cash.
How much is a twin house in Madinaty?
From EGP 21 to 45 million, with a median of EGP 30 million. Golf Heights has the widest choice, with H twins at a median of about EGP 28 million, and the lowest twin price outside it is EGP 27 million for an E3 in VG5.
Are there villas for sale in The Lake Villas?
No resale listing for The Lake Villas had appeared by October 2026. Its original release, in February 2025, came with a 2% booking amount and plans of up to 13 years, for units between 211 and 393 m²; its market prices will become clear once the first resale offers arrive.
The prices in this guide are a snapshot of a market that keeps moving: every new listing adds information and every closed deal shifts the picture. To follow the villas on offer right now across all phases, and to compare up to three units side by side before booking a viewing, visit Madinaty Villas.
