Katameya 40 New Cairo

Description

Katameya 40 New Cairo: Prices, Apartments, Payment Plans and Location

Katameya 40 is a 40-feddan apartment community in the Fifth Settlement, New Cairo, roughly three minutes from North 90th Street and adjacent to Mountain View 1.1. It is developed by Katameya Group, the identity under which Starlight Developments now operates, with low-rise buildings of ground plus three and ground plus four floors and 80% to 83% of the site given to open space.

Apartments run from one to four bedrooms, with areas from 90 to 230 square metres, delivered fully finished. Prices in the supplied 2026 material start at approximately EGP 11,250,000 and reach approximately EGP 28,750,000. Payment starts from a 5% down payment over eight years, or 10% over nine years, with delivery targeted for 2030.

One finding changes how the published price list should be read, and it is worth stating immediately. Every price in that list works out to exactly EGP 125,000 per square metre, on all four unit types, with no variation whatsoever. That is a rate card rather than a price list, which means the real price differences between units are entirely unpublished.

This guide covers the location, the developer’s corporate history and the distinction between its own projects and its brand heritage, the leadership confirmed on the company’s own board page, the master plan, every unit type with the pricing arithmetic, both payment plans worked out, and the costs that land at handover. For current prices and availability, call 01003366453.

About Katameya 40

Katameya 40, written in full as Katameya Forty and also searched as Katameya 40 Compound, is a gated apartment community in the heart of the Fifth Settlement. All three refer to the same project, and this article uses Katameya 40 throughout.

What the supplied material establishes:

• Total area of 40 feddans, approximately 168,000 square metres
• Apartments only, from one to four bedrooms, with no villas or townhouses
• Unit areas from 90 to 230 square metres
• Low-rise buildings at ground plus three and ground plus four floors
• Buildings occupying approximately 17% to 20% of the land, with 80% to 83% for open space, landscaping, water features, walkways and facilities
• Fully finished delivery
• Delivery targeted for 2030

The concept is low-density apartment living: buildings distributed among green space and water features with deliberate separation between blocks to limit overlooking, rather than maximising the number of buildings on the plot. The figures support that rather than contradicting it. A 17% to 20% footprint on 40 feddans leaves roughly 134,000 to 139,000 square metres outside the building base, and four to five storeys is genuinely low-rise by current New Cairo standards, where six floors and more is common.

Katameya 40 Location

The project is in the Fifth Settlement, New Cairo, near North 90th Street and the Golden Square district, directly beside Mountain View 1.1.

Nearby areas and routes, with approximate times as stated in the project material:

• North 90th Street: approximately 3 minutes
• Mountain View 1.1: immediately adjacent to the project
• Golden Square: approximately 5 minutes
• Katameya Dunes: approximately 5 minutes
• The American University in Cairo: approximately 10 minutes
• The Ring Road: approximately 10 minutes
• South 90th Street: connecting to the Fifth Settlement’s commercial and residential areas
• Cairo–Suez Road, the Moshir Tantawy axis and the Sadat axis: the surrounding road network
• Al Rehab City: among the nearby established residential areas

These figures come from project material rather than independent measurement, and travel times vary with traffic and route.

What the position actually buys

Three minutes from North 90th Street is the most commercially relevant fact here. North 90th is the Fifth Settlement’s primary services and commercial spine, so a project that close sits inside an area that already functions: schools, retail, clinics, restaurants and business space exist rather than being planned. That removes the main risk of buying in a newly opened district.

The second point is the neighbour. Directly adjacent to Mountain View 1.1 with Golden Square five minutes away places the project in an occupied, established pocket and sets its comparison set: buyers will weigh it against Mountain View and the Golden Square schemes, not against newer districts further east. The trade-off is that land here is scarce and expensive, and the pricing reflects it.

The Developer: Katameya Group, formerly Starlight Developments

This section needs precision, because the company’s corporate history and its project record are two different things and the market routinely merges them.

The corporate history

The company behind Katameya 40 operates as Katameya Group. Industry sources report that it was founded in 2015 as Starlight Developments and began operating under the Katameya Group identity in 2026, with Starlight described as the group’s executive or development arm. One listing also references an earlier name, Cairo New Development.

Two limitations apply. No official announcement of the rebrand was located, so the 2026 change rests on aggregator and listing sources. And at least one aggregator notes that published sources do not confirm the establishment year of the current legal entity. The company’s own website, which still carries Starlight branding, states no founding year.

Its own developments, and its brand heritage, are not the same list

This is the most important distinction in the article, and getting it right matters for anyone assessing the developer.

The company’s official website lists three developments under “Our Developments”:

• Katameya Coast, a resort project in Ras El Hekma on the North Coast, with See the Sea and Crystal Edition phases
• Katameya Creeks, a mixed-use residential project in New Cairo
• URBN K, also written URBNK, a commercial and administrative project in New Cairo

Its About text describes four developments counting the two Katameya Coast phases separately.

Katameya Heights and Katameya Dunes are not on that list. They appear instead under a separate section on the official site headed “The Legacy,” which describes how the Katameya brand “has become an icon in Egyptian real estate” and states that the company is “building on the Katameya Brand heritage.”

That is a brand-heritage association, not a claim to have developed those projects. The supplied material for Katameya 40 lists Heights and Dunes among the company’s most prominent projects, which overstates the relationship as the company itself presents it.

The practical consequence: when assessing delivery capability, the relevant record is Katameya Creeks, URBN K and Katameya Coast, not the Heights golf community or Dunes. Those are the projects this company has developed, and they are the ones to inspect.

The same logic applies to the experience claim. The official site states “over 3 decades of experience” while aggregators date the company to 2015, eleven years. Both can hold if the three decades refer to the Katameya brand rather than the corporate entity, which is how the official site frames it in its Legacy section. Read the thirty-year figure as brand lineage and the eleven-year figure as corporate track record.

What the company’s own record does show

Two items stand as genuine developer evidence.

Katameya Creeks was reported in February 2021 at an investment of approximately EGP 3.1 billion, which places it among substantial New Cairo mixed-use schemes.

Starlight Developments acquired Redcon Construction for the Katameya Coast project, per the company’s own media centre. A developer acquiring its contractor is unusual and meaningful: it brings construction capability in-house and removes a procurement dependency, the same structural advantage the larger integrated Egyptian groups rely on.

One limitation: Katameya 40 does not appear on the company’s official developments list, so no official project page, brochure or master plan document for it was located. Every project-specific figure in this article comes from the supplied material and should be reconfirmed in writing.

Leadership

The company publishes its full board, and all six roles below are confirmed on its own board of directors page:

• Dr. Mahmoud Baraka, Chairman
• Eng. Sherif AbouTaleb, Chief Executive Officer
• Mr. Cherif ElMansy, VP Sales
• Eng. Hisham AbouGhoneima, VP Business Development
• Mrs. Ranya Foda, VP Marketing
• Mr. Amir Kirollos, Board Member

The chairman and the chief executive are different people, which matters because the supplied material names only the chief executive. Dr. Mahmoud Baraka chairs the board; Eng. Sherif AbouTaleb is the CEO, and the official site carries a statement attributed to him. He was also identified as CEO of Starlight Developments in press coverage as far back as 2021, which makes his tenure through the rebrand verifiable rather than assumed. Name spellings vary across sources, including Sherif Tarek Abou Taleb; the form on the company’s own page is AbouTaleb.

Katameya 40 Master Plan and Design

Master plan elements as stated in the supplied material:

• Residential buildings at ground plus three and ground plus four floors
• Green space distributed between buildings to provide natural separation and open views
• Water features integrated into the external design and landscaping
• Internal walkways linking residential areas to open spaces
• Shared facilities distributed within the residential plan rather than concentrated at one end
• Building distribution with deliberate spacing between blocks to reduce overlooking
• Buildings on approximately 17% to 20% of the land

The design approach uses contemporary architecture with muted façade colours, prioritising natural light and ventilation inside the apartments.

Two things the figures support

The low-rise claim is real, not relative. Four to five storeys across 40 feddans at a 17% to 20% footprint produces a genuinely dispersed scheme. For an apartment buyer that means fewer units per building, shorter lift waits, less shared circulation and a better chance the view is landscape rather than the opposite block.

Spacing between blocks is the specification to verify. Reduced overlooking is the claim most often made and least often delivered in Egyptian apartment schemes, because it costs the developer sellable area. Ask for the distance in metres between your building and the one facing it, marked on the approved site plan rather than described in the brochure. At a stated 80% to 83% open-space allocation that distance should be generous, and it is the easiest claim in the specification to check.

Katameya 40 Apartments and Unit Types

Apartment types and areas as stated in the supplied material:

• One bedroom: from 90 square metres, suited to individuals and couples
• Two bedrooms: 120 to 147 square metres
• Three bedrooms: 150 to 180 square metres
• Four bedrooms: from 200 square metres, with units at 230 square metres available

All units are delivered fully finished.

The range is broad for one apartment project, from a 90 square metre one-bedroom to a 230 square metre four-bedroom, so it serves more than one buyer profile: smaller units for single occupiers, couples and buy-to-let investors, three and four-bedroom units as family product.

For an investor the 90 square metre one-bedroom is the unit to examine closely. Compact apartments three minutes from North 90th Street have a deep rental pool, and at approximately EGP 11,250,000 it is the lowest ticket in the project. The pricing section explains why, unusually, that carries no per-metre penalty here.

Katameya 40 Prices

Prices below come from the supplied 2026 project material. They are a dated snapshot rather than a quotation, Egyptian pricing moves frequently, and no official price list from the developer was located, so every figure should be reconfirmed in writing.

Published prices by unit type:

• One bedroom, 90 square metres: from approximately EGP 11,250,000
• Two bedrooms, 135 square metres: from approximately EGP 16,875,000
• Three bedrooms, 170 square metres: from approximately EGP 21,250,000
• Four bedrooms, 230 square metres: from approximately EGP 28,750,000

The overall stated range is approximately EGP 11,250,000 to EGP 28,750,000.

The entire price list is one flat rate, and that tells you something

Convert each of those four prices to a rate per square metre:

• One bedroom at 90 square metres: EGP 125,000 per square metre
• Two bedrooms at 135 square metres: EGP 125,000 per square metre
• Three bedrooms at 170 square metres: EGP 125,000 per square metre
• Four bedrooms at 230 square metres: EGP 125,000 per square metre

Not approximately. Exactly. All four figures are the stated area multiplied by EGP 125,000, with zero variation across the list.

Two conclusions follow, and both are useful.

The published figures are a rate card, not a price list. A real price list reflects floor, view, orientation, garden or roof allocation and position, and no real list prices every unit type at an identical rate. What has been published is a representative area per bedroom count multiplied by one headline rate, and the areas chosen support that: 135 square metres sits mid-band in the stated 120 to 147 two-bedroom range, and 170 sits mid-band in the 150 to 180 three-bedroom range.

So the price variation that actually matters is unpublished. In a project of this kind the spread between the worst and best unit of the same size is commonly 15% to 25%, driven by floor, view and position, and none of it is visible in these numbers.

The most valuable thing a buyer can do here is ask for the actual unit-level price list, with unit code, floor, building, view, exact area and any garden or roof allocation, then compute price per square metre per unit. Where the rate card says every unit costs EGP 125,000 per metre, the real list will not, and the gaps are where the value sits.

There is a genuine positive in the flat rate: no per-metre penalty on the smallest unit and no discount on the largest. In most Egyptian projects compact units carry a 20% to 40% premium per metre, so a buyer here can choose purely on space requirement and budget.

Katameya 40 Payment Plans

Two plans are stated in the supplied material:

• Plan 1: 5% down payment at contract, a further 5% after three months, and the balance over 8 years
• Plan 2: 10% down payment at contract, a further 5% after three months, and the balance over 9 years
• Reservation deposit (EOI): EGP 250,000, refundable subject to the booking terms
• Maintenance fees: 10% of unit value, payable at delivery

Worked on the entry one-bedroom at approximately EGP 11,250,000:

• Plan 1: EGP 562,500 at contract, EGP 562,500 at month three, reaching 10% paid by month three, then approximately EGP 105,500 per month across 96 months
• Plan 2: EGP 1,125,000 at contract, EGP 562,500 at month three, reaching 15% paid by month three, then approximately EGP 88,500 per month across 108 months

Comparing the two plans properly

The trade is straightforward once the figures are side by side. Plan 2 requires 50% more cash in the first three months, 15% of the price against 10%, and in exchange the monthly instalment is roughly 16% lower and the term is one year longer.

Neither dominates. Plan 1 suits a buyer who wants to commit the least cash upfront and can carry the higher monthly. Plan 2 suits a buyer with the extra 5% available who would rather protect monthly cash flow across a long horizon. What should settle it is a figure neither plan publishes: ask for the total payable under each plan. If the longer term carries a higher total price, which is common, the comparison changes entirely, and that difference is not disclosed in the published terms.

The cash demand at handover is the thing to plan for

Delivery is targeted for 2030, roughly four years out, against instalment terms of eight and nine years. That produces a specific and often overlooked sequence.

By handover, a Plan 1 buyer will have paid roughly 52% of the price and a Plan 2 buyer roughly 50%, with the balance continuing for a further four to five years after taking possession.

And the 10% maintenance fee falls due at delivery, on top of the instalments. On the entry one-bedroom that is approximately EGP 1,125,000; on the four-bedroom at EGP 28,750,000 it is approximately EGP 2,875,000.

So the moment of handover in 2030 carries the single largest discrete cash demand of the purchase: a maintenance payment of 10% of the unit price, arriving while roughly half the price is still outstanding and monthly instalments continue. A 10% maintenance deposit is at the higher end of the Egyptian market, and because it is quoted separately from the unit price it is routinely left out of buyers’ budgeting. Model it against 2030 rather than treating it as a detail.

Also confirm the refund conditions attached to the EGP 250,000 reservation deposit before paying it, since the supplied material states these are set in the booking terms rather than published.

Delivery Date and Finishing

• Delivery: targeted for 2030, with the specific date for each unit set in the sale contract
• Finishing: fully finished, across all unit types
• Status: units under construction, with handover according to the dates specified in contracts

Fully finished delivery is a meaningful advantage, and it is worth sizing against the alternative. A buyer of a semi-finished or core-and-shell apartment elsewhere carries an internal finishing programme that commonly runs 15% to 30% of unit value, falling due at handover while instalments are still running. Fully finished removes that cost and that programme entirely.

The counterweight is the specification. “Fully finished” covers a wide range of quality levels, and at these prices the difference between tiers is substantial. Obtain the specification itemised in the contract, covering kitchens, bathrooms, flooring, joinery and air conditioning, rather than accepting the phrase. The supplied material notes VRF air conditioning and smart home systems, so confirm whether both are included in the unit price or offered as options.

Delivery in 2030 also means this is not a project for anyone needing housing soon. The supplied material frames that candidly as a consideration, noting the timeline suits buyers who are not in a hurry and want time to organise their finances before moving.

Facilities and Services

The facilities below are the project plan. With delivery targeted for 2030, these should be read as planned rather than operational, and the status of each should be confirmed for the relevant phase.

Sports and leisure:

• A clubhouse for family gatherings and social activities
• Swimming pools
• A gym
• A spa and wellness centre
• Jogging tracks routed away from the buildings
• Cycling tracks
• Pedestrian walkways linking buildings to shared areas

Retail and dining:

• A retail area with shops for residents’ daily needs
• Restaurants and cafés

Outdoor and community:

• Gardens, landscaping and shaded outdoor seating
• Social zones for shared use

Infrastructure and services:

• Underground parking, kept away from the main pedestrian routes
• Smart home systems within the units
• VRF air conditioning
• Concierge services
• Co-working and office space
• Laundry facilities
• Security and guarding with CCTV at entrances and shared areas
• Regular maintenance and cleaning of facilities and common areas

The hotel-style services are the differentiator worth confirming

Concierge, laundry, co-working space and VRF air conditioning are a hotel-services layer rather than standard compound amenities, and on an apartment project they differentiate for two groups: permanent home workers, and investors letting to tenants who pay for serviced convenience.

They are also operating commitments rather than built facilities, so they depend on the service charge funding them and an operator continuing to provide them after handover. Ask who will operate them, what the annual service charge is per square metre, what it covers, and whether concierge and laundry are included or billed separately. On a 2030 delivery those answers belong in the contract, not the brochure.

Is Katameya 40 a Good Choice to Live or Invest?

A balanced assessment rather than a verdict.

The strengths. A Fifth Settlement location three minutes from North 90th Street, where services already exist rather than being planned, beside Mountain View 1.1 and five minutes from Golden Square. Genuinely low-rise buildings at four to five storeys with a 17% to 20% footprint on 40 feddans. Fully finished delivery, removing a finishing cost of 15% to 30% of unit value that buyers of unfinished apartments carry. A range from 90 to 230 square metres serving several buyer profiles. A flat per-metre rate, so no size penalty on compact units. A hotel-services layer of concierge, laundry and co-working. A developer whose own record includes Katameya Creeks at a reported EGP 3.1 billion and which acquired its contractor for Katameya Coast. And a fully published board with chairman and CEO verifiable on the company’s own site.

The considerations. Delivery in 2030 is roughly four years out. Maintenance at 10% of unit value falls due at handover, the largest single cash demand of the purchase, arriving while roughly half the price is still outstanding, and instalments continue four to five years past handover. The published price list is a flat rate card, so real unit-level pricing is unknown and must be requested. No official project page, brochure or price list for Katameya 40 was located. The company’s own development record covers Katameya Creeks, URBN K and Katameya Coast rather than Heights or Dunes, which are brand heritage. The establishment year and the rebrand are not confirmed by an official announcement. And facilities, including the hotel-services layer, are planned rather than operational.

For Gulf-based and international buyers, fully finished delivery removes the need to manage a finishing programme remotely. Settle three items early: documentation for non-resident purchase, the mechanism and cost of transferring instalments from abroad, and who inspects construction progress and takes handover in 2030.

No rental yield or appreciation figure is offered here, because none can be supported for a project delivering in 2030. The supplied material frames this correctly: actual return depends on purchase price and demand at delivery.

Conclusion

Katameya 40 is a 40-feddan, apartment-only community in the Fifth Settlement, three minutes from North 90th Street and beside Mountain View 1.1, developed by Katameya Group, formerly Starlight Developments. Low-rise buildings at ground plus three and four, a 17% to 20% footprint, units from 90 to 230 square metres, fully finished, with delivery targeted for 2030.

The proposition is coherent: a low-density apartment scheme in a mature part of New Cairo, with a hotel-services layer of concierge, laundry and co-working that suits permanent home workers and serviced-rental investors, and fully finished delivery that removes a cost most apartment buyers in this market still carry.

The most useful finding is in the pricing. Every published price is exactly EGP 125,000 per square metre, across all four unit types, with no variation at all. That is a headline rate card, not a price list, and it means the differences that actually determine value, floor, view, orientation and position, are entirely unpublished. Ask for the unit-level list with codes, floors and exact areas, then compute the rate per unit. The flat rate does carry one real benefit: no per-metre penalty on the smallest apartment, which is unusual in this market.

Three things to plan for rather than simply confirm. The 10% maintenance fee falls due at handover in 2030, roughly EGP 1,125,000 on the entry unit and EGP 2,875,000 on the largest, arriving when about half the price is still outstanding. Instalments continue four to five years past handover. And get the total payable under each of the two payment plans, because the choice between 8 years at a higher monthly and 9 years at a lower one cannot be made properly without it.

On the developer, read the record accurately: Katameya Creeks, URBN K and Katameya Coast are its own developments, while Katameya Heights and Katameya Dunes are brand heritage presented as such on the company’s own website. The chairman is Dr. Mahmoud Baraka and the chief executive is Eng. Sherif AbouTaleb.

For current availability, the actual unit-level Katameya 40 price list and the payment plans with totals, call 01003366453.