Vida Residence October

Description

Vida Residence October Gardens: Prices, Units and Payment Plans 2026

Vida Residence is a residential compound in October Gardens, developed by Kayan Developments in partnership with Elaf for urban development, across 24 feddans in the Italian District near Petrol Square and Zewail City for Science and Technology.

The compound holds around 34 residential buildings of ground plus four floors, with four apartments per floor and 75% of the land given to landscape, lakes and facilities.

Units run from 54 square metres studios up to 190 square metres for four-bedroom apartments and duplexes, with prices from approximately EGP 2,030,000, deposits from 5% and instalment terms reaching 8 years. Handover is set for 2029, with some units scheduled for 2028.

One commercial signal frames the rest: Kayan and Elaf reported EGP 2 billion in Vida Residence sales within five days of launch, which indicates how the market received the pricing.

For current prices, available units and payment plans, call 01003366453.

The idea behind Vida Residence

Kayan took the project’s name from Vida, the Spanish word for life, with the aim of building a community that amounts to more than a collection of apartments.

The philosophy pairs the privacy of the home with shared community life: practical internal layouts alongside common spaces that encourage residents to interact, while keeping a balance between quiet and social activity inside the compound.

Vida Residence location

The compound sits in the Italian District of October Gardens, near Petrol Square and Zewail City for Science and Technology, with access to the main service and commercial areas of 6th of October City.

Its position near the Italian District street and Wahat Road, which links October Gardens to the main axes, also opens routes to Mall of Egypt, Sheikh Zayed and the active areas of West Cairo.

Approximate distances:

• Italian District street: 1 minute
• Petrol Square: 2 minutes
• Zewail City for Science and Technology: 5 minutes
• Wahat Road: a few minutes
• Mall of Egypt: 15 minutes
• Gohayna Square: 15 minutes
• Sheikh Zayed: 30 minutes
• 6th of October downtown: 30 minutes
• Maadi: 45 minutes
• New Cairo: 60 minutes

Times vary with traffic and route.

Reading the location honestly

The distance list divides cleanly into two halves, and both deserve stating.

The near half is genuinely strong. One minute to the Italian District street, two to Petrol Square and five to Zewail City put the compound inside an established, serviced pocket of October Gardens rather than on its outer edge. Zewail City in particular matters: a major science and technology institution five minutes away brings academic and research staff, and that is a stable, educated tenant pool for anyone buying to let.

The far half is where the trade-off sits. Sheikh Zayed at thirty minutes, 6th of October downtown at thirty, Maadi at forty-five and New Cairo at sixty. This is October Gardens, not Sheikh Zayed, and the pricing reflects it. Entry at around EGP 2 million for a studio is a fraction of what the same unit costs closer in, and the reason is the commute.

So Vida Residence suits a household whose daily life sits in the October and Zayed corridor. For a household commuting to New Cairo or Maadi, the distance is a real cost that should be weighed against the price advantage rather than set aside.

Three street frontages also deserve mention, since the compound has access from three main streets rather than a single gate approach. That eases entry and exit at peak hours, which on a compound of this unit count is more useful than it sounds.

Design and masterplan

Kayan worked with ADC for engineering consultancy on a contemporary scheme balancing residential buildings against open space across the 24 feddans.

The masterplan distributes the buildings in an organised pattern with adequate separation between them to support privacy, natural light and ventilation, alongside gardens and artificial lakes that give units an open outlook.

Its main features:

• Architecture: modern European-influenced facades combining simplicity with restraint
• Building heights: ground floor plus four repeated floors
• Unit distribution: four apartments per floor, reducing density inside each building
• Green space: gardens and landscape between the buildings, with artificial lakes adding outlook
• Privacy: considered separation between buildings to limit direct views between units
• Service distribution: leisure facilities and service areas spread across the plan for access
• Entrances: frontages on three main streets

Four apartments per floor matters more than it reads

Most Egyptian residential buildings run six to ten units per floor. Four changes the experience in ways that compound over the years of living there.

Fewer households share your lobby, lift and stairwell, which means less wear, fewer disputes over common costs and less noise. More importantly, on a floor of four, every apartment has external walls on more than one side, so daylight and ventilation arrive from two directions rather than one. On a floor of ten, the interior units get a single aspect and borrowed light.

Combined with the deliberate separation between buildings, that is the specification doing the work rather than the brochure language. It is also checkable on the masterplan before you buy, which makes it worth asking about: how far apart are the buildings, and what does your specific unit face?

Project area and division

Vida Residence covers 24 feddans, equivalent to 100,800 square metres:

• Total area: 24 feddans, or 100,800 square metres
• Buildings and construction: around 25% of the site, about 25,200 square metres
• Open space and services: around 75%, about 75,600 square metres, covering gardens, landscape, artificial lakes and facilities
• Residential buildings: around 34, distributed across the masterplan

Leisure and service areas: including swimming pools and zones for activities and daily services

What the arithmetic implies

The figures allow one useful calculation the source does not make.

Thirty-four buildings at ground plus four floors, with four apartments per floor, works out at roughly twenty units per building, or something in the region of 680 units across the compound. On 100,800 square metres that gives approximately 148 square metres of site area per unit.

Set that in context. Twenty-five percent building coverage is mid-range for Egypt: tighter than the 15 to 17% that very large compounds achieve, and more generous than the 30% typical of small sites. On 24 feddans, 25% is a reasonable outcome, and the 75% remainder covers gardens, landscape, the lakes and the facilities rather than green space alone.

What makes the density workable is the building format rather than the ratio. Low-rise blocks at four apartments per floor spread the same unit count across more buildings with more space between them, which is a different living experience from the same number of units in fewer, taller blocks.

Unit types and sizes

Kayan released a range from 54 up to 190 square metres:

• Studios: from 54 to 73 square metres, suiting individuals and small households
• Two-room apartments: between 88 and 108 square metres
• Three-bedroom apartments: from 113 up to 136 square metres
• Four-bedroom apartments: available up to 190 square metres
• Duplexes: up to 190 square metres, across two levels
• Penthouses: models at 170 square metres

Internal layouts are designed to use the space practically, with options varying by unit type.

Matching the product to the buyer

The range is wide enough that the format decision comes before the unit.

Studios from 54 to 73 square metres are the accessible entry and the most lettable product in the compound. With Zewail City five minutes away, a studio here has an obvious tenant profile in academic and research staff, and it is the unit that resells to the widest pool.

Two-room apartments at 88 to 108 square metres are the family and resale core, and as the pricing below shows, they carry the best rate per metre in the project.

Three and four-bedroom apartments from 113 to 190 square metres cover full family requirements with real room sizes.

Duplexes up to 190 square metres split living across two levels, which suits a household wanting separation between daytime and sleeping areas. The pricing section identifies a specific advantage here worth examining.

Penthouses at 170 square metres deliver the best outlook in their building along with private terrace space, which in a compound with artificial lakes is where the view premium concentrates.

Vida Residence prices 2026

Prices start from approximately EGP 2,030,000, varying by area, unit type and position within the compound:

• Studios: from around EGP 2,030,000 for 54 square metres
• One-bedroom apartments: from EGP 2,316,000 for 73 square metres
• Two-bedroom apartments: from EGP 3,142,000 for 106 square metres
• Three-bedroom apartments: from EGP 3,917,000 for 122 square metres
• Four-bedroom apartments: from EGP 6,485,000 for 173 square metres
• Duplexes: from EGP 6,104,000 for 173 square metres

Prices differ by residential phase, view, floor and payment system, and are updated according to the release available from the developer.

The per-metre rates reverse the usual assumption

Running each price against its stated area produces the most useful finding in this guide:

• Studio, 54 square metres: approximately EGP 37,600 per metre
• One bedroom, 73 square metres: approximately EGP 31,700 per metre
• Two bedroom, 106 square metres: approximately EGP 29,600 per metre
• Three bedroom, 122 square metres: approximately EGP 32,100 per metre
• Four bedroom, 173 square metres: approximately EGP 37,500 per metre
• Duplex, 173 square metres: approximately EGP 35,300 per metre

The pattern is a U-curve rather than a ladder. The studio is the most expensive unit per square metre in the compound, and the 106-metre two-bedroom is the cheapest. A studio costs about 27% more per metre than that two-bedroom.

That is normal and it has a straightforward cause. Small units carry a premium because demand for them is deepest and the fixed cost of a kitchen, a bathroom and an entrance is spread across fewer metres. The largest units carry a premium at the other end because they are scarcer and better positioned.

The practical consequence depends on objective. A letting investor should still take the studio, despite the rate, because yield comes from rent per unit against capital employed rather than from the per-metre price, and a 54-metre studio near Zewail City will let more easily than a 173-metre apartment. A family buying to live should look hard at the 106-metre two-bedroom, because it is the best value per metre available here.

The duplex costs less than the apartment of the same size

This is the specific anomaly worth acting on.

A four-bedroom apartment of 173 square metres is priced from EGP 6,485,000. A duplex of 173 square metres is priced from EGP 6,104,000. Same area, and the duplex is EGP 381,000 cheaper, about 6% less, which works out at roughly EGP 35,300 a metre against EGP 37,500.

A duplex is not strictly interchangeable with a single-floor apartment: the internal stairs consume some usable area and split the living space across two levels, which suits some households and not others. But at the same stated size and a lower price, it is worth asking the sales team directly what accounts for the difference and whether the duplex is available in the position you want.

One figure to reconcile

Published material gives the project’s entry price as approximately EGP 2,100,000 in one place and the studio at EGP 2,030,000 in the detailed price list. The lower figure is the more specific of the two and is used here.

Separately, asking prices on property portals for Vida Residence units currently run higher than the figures above, with some listings advertising discounts. Portal listings are resale and brokerage asking prices rather than developer pricing, so get the current developer price list directly rather than working from a listing.

Payment plans and booking

Kayan has offered deposits from 5% with terms reaching 8 years:

• First system: 5% deposit, a further 5% on delivery, with the balance over 8 years
• Second system: 10% deposit, with the balance over 6 years
• Booking offers: discounts and incentives varying by residential phase and the offer available

Plans are set by unit type, area and the timing of contract, so the latest offers and any additional payments should be confirmed before booking.

Compare the two carefully

The two systems differ in more than the deposit, and the comparison is not obvious.

On a EGP 2,030,000 studio, the first system asks approximately EGP 101,500 at contract, a further EGP 101,500 at delivery, and the balance across 96 months. The second asks EGP 203,000 upfront with the balance across 72 months.

The first system is lighter at entry and longer in term, which in an inflationary economy means each instalment costs less in real terms than the equivalent under a six-year plan. It also defers the second 5% to delivery rather than to a fixed early date, which helps cash flow during construction.

The second system commits more upfront and clears the obligation two years sooner.

Two things to establish in writing. Whether the two plans carry the same price, since some Egyptian developers charge a premium for a longer term, and if so the comparison changes. And what the booking discounts actually are for the phase you are buying in, because the source refers to them without specifying.

Confirm the plan against the current release

Published material from property portals describes payment structures for Vida Residence that differ from the two above, including options at 5%, 10% and 15% down with interest-free terms of seven to nine years.

That variation is normal across releases and phases, but it means the plan you are quoted should come from the developer for your specific unit and phase rather than from a listing. Ask for the full schedule in writing, with the total payable under each option.

Delivery and finishing

Handover is set for 2029, with some units scheduled for delivery in 2028, according to the residential phase and the construction programme.

Units are offered semi-finished, which leaves the internal finishes to the buyer.

What semi-finished actually means for your budget

This is the most important practical point in the guide, because it affects total cost in a way the price list does not show.

Semi-finished delivery means the developer hands over the structure, the walls, the plumbing and electrical rough-in, and basic surfaces. Flooring, paint, kitchen, bathroom fittings, internal doors and joinery are yours to install.

The advantage is control: you choose the specification and the standard, and you are not paying for finishes selected by someone else. For a buyer with a clear preference, or one who wants to spend more on the kitchen and less on the bedrooms, that is genuinely better than a fixed developer finish.

The cost is that the quoted price is not the cost of a liveable apartment. Fit-out on a 106-metre apartment in Egypt is a substantial additional sum, and it falls due at handover precisely when the final instalments are also being paid. Price the fit-out before you sign, get a contractor quote on the actual unit size, and treat it as part of the purchase rather than as something to deal with later.

It also means the unit cannot be let immediately on handover, which a letting investor should factor into the timeline.

Four things to secure in the contract

Your unit’s own contractual delivery date, not the project range, since 2028 and 2029 are both in play depending on phase

The delay penalty clause, which indicates delivery confidence more reliably than any stated date

The semi-finished specification, itemised, stating exactly what is delivered and what is not, because the gap between a generous semi-finish and a bare one is considerable

Instalments tied to construction milestones rather than calendar dates

Then visit the site of your specific phase and compare progress against the schedule shown.

Facilities and services

Leisure and sports:

1. Shared swimming pools, with dedicated pools for children
2. A gym for exercise and physical activity
3. A spa for relaxation and wellbeing
4. Children’s play areas
5. Shared gardens and landscape between the residential buildings
6. Artificial lakes and water features adding outlook to the residential areas

Security and essentials:

1. Security and guarding to protect residents and property within the compound
2. Allocated resident parking
3. Maintenance services for the shared facilities and areas
4. Cleaning services for the common areas

What to establish about the facilities

Two points are worth raising with the sales team, since the published list is brief.

The service charge. A compound with artificial lakes, extensive landscape, pools, a gym and a spa carries a real running cost, and it falls on owners. Ask for the projected annual charge per square metre and what it covers. Water features in particular are expensive to maintain, and a lake that is not serviced becomes a liability rather than an amenity.

What is not listed. The published provision does not mention backup generators, a commercial area, a nursery or medical facilities. On a compound of this size those matter. October Gardens has services nearby, so their absence is not disqualifying, but ask what is actually contracted rather than assuming it.

Reasons to consider Vida Residence

• Position in October Gardens near Zewail City and Petrol Square, with access to the surrounding services
• Unit variety across studios, apartments, duplexes and penthouses at different sizes and budgets
• An accessible entry price compared with higher-cost projects elsewhere in West Cairo, varying by area and phase
• Flexible payment terms, with deposits from 5% and instalments to 8 years depending on the plan
• Open space at 75% of the site, including gardens, water features and landscape between buildings
• Four apartments per floor in low-rise blocks, which supports light, ventilation and privacy
• Resale and letting potential, supported by unit variety and proximity to educational and service areas
• Urban growth in October Gardens, where continued development of services may support demand over the longer term

Points to consider

Delivery runs to 2029 with some units in 2028, so this is a future home or a medium-term hold rather than somewhere to move into now. Units are semi-finished, which means fit-out cost sits outside the quoted price. Sheikh Zayed, 6th of October downtown, Maadi and New Cairo are 30 to 60 minutes away, so the location suits a household based in the October corridor. And payment plan details vary between releases and between the developer and third-party listings, so the current schedule needs confirming directly.

About Kayan Developments

Kayan Developments operates in the Egyptian market across residential, commercial and administrative projects in 6th of October City and October Gardens, with emphasis on location selection, contemporary design and a range of unit sizes.

Vida Residence is developed in partnership with Elaf for urban development, and the two companies reported EGP 2 billion in sales for the project within five days of launch.

The company’s portfolio includes:

• AQMAR Residence: a residential project across 42 feddans, with apartments, duplexes and varied units
• Nasa Mall: a commercial project in Giza, among the company’s recent releases
• Plaza Vida Mall: a commercial, administrative and medical project in 6th of October City, across 7,313 square metres
• Twin Plaza 6th of October: a mixed-use project with commercial, administrative and medical units across 1,642 square metres
• K Business Park: a commercial project in the First District of 6th of October City, across 2,100 square metres

What the record offers a buyer

Two observations are useful here, and the second carries more weight.

The portfolio is concentrated and consistent. Kayan builds in 6th of October and October Gardens, repeatedly, across residential and commercial formats. A developer working the same two markets accumulates knowledge of the authorities, the utilities and the buyers, and it means there is comparable work nearby to inspect.

The sales result is a market signal rather than a quality one. EGP 2 billion in five days tells you the pricing was received well and that absorption is strong, which reduces the risk of a project stalling for lack of sales. It says nothing about build quality, handover timing or how the compound will be run after delivery.

So the useful step is to go and see Kayan’s delivered work. AQMAR Residence at 42 feddans is the closest comparable, and Plaza Vida and Twin Plaza are commercial projects where the company’s finish standard and common-area maintenance can be judged. Look at the condition of finishes, whether landscape is maintained or was dropped after sales ended, and whether the buildings are occupied. Then speak to owners about handover against promise, the service charge and how fast it has risen, and how the developer responds when something breaks.

Conclusion

Vida Residence is a 24-feddan residential compound in the Italian District of October Gardens, developed by Kayan Developments with Elaf, a minute from the Italian District street, two from Petrol Square and five from Zewail City.

Around 34 low-rise buildings of ground plus four floors hold four apartments each per floor, with 75% of the site given to gardens, artificial lakes and facilities. Units run from 54-square-metre studios to 190-square-metre four-bedrooms and duplexes, with a 170-square-metre penthouse model. Prices start from approximately EGP 2,030,000, deposits from 5% with terms to 8 years, and handover in 2029 with some units in 2028, delivered semi-finished.

Three things are worth acting on before booking.

The 106-metre two-bedroom is the best value per metre in the compound, at around EGP 29,600 against roughly EGP 37,600 for a studio. A letting investor should still take the studio for yield, but a family buying to live should start there.

Ask about the duplex. At 173 square metres it is priced from EGP 6,104,000 against EGP 6,485,000 for the four-bedroom apartment of the same stated size, which is EGP 381,000 less for the same area.

Price the fit-out before you sign. Units are semi-finished, so flooring, paint, kitchen, bathrooms and joinery are yours, and that cost falls due at handover alongside the final instalments.

Then get your own contractual delivery date, the itemised semi-finished specification, the projected service charge, and the current payment schedule directly from the developer rather than from a listing.

For current prices, available units and payment plans at Vida Residence, call 01003366453.