Overview: Two Compounds, One Ecosystem
Palm Hills October launched in 2005. Badya, developed by the same company (Palm Hills Developments), opened in 2015 as a natural extension westward. Together they create a massive residential zone along the Cairo-Alexandria Desert Road, between 6th October City and Sheikh Zayed.
Key facts:
- Total area: ~3,000 acres combined
- Units: Over 10,000 residential units (villas, townhouses, twin houses, apartments)
- Location: Exit 14 off the Desert Road (Palm Hills) and further west for Badya
- Developer: Palm Hills Developments (listed on the Egyptian Exchange)
- Handover status: Palm Hills October is fully delivered; Badya is phased (early phases delivered, later phases ongoing)
Both compounds share similar design DNA — low-rise buildings, greenery, wide streets — but they serve different buyer profiles. Palm Hills October is mature, established, with immediate possession options. Badya skews newer, with more off-plan inventory and modern master planning.
Current Prices: What You'll Actually Pay in 2026
Prices vary by unit type, location within the compound, and delivery status. Here's what our brokerage sees in active listings and closed deals:
Palm Hills October (Resale Market)
- Apartments: EGP 28,000–35,000 per m² (depending on floor, view, finishing)
- Townhouses: EGP 32,000–40,000 per m²
- Villas: EGP 35,000–50,000 per m² (corner units and larger plots command premiums)
Most units are fully finished and move-in ready. Sellers often include furniture or kitchen appliances in negotiations.
Badya (Mix of Resale and Off-Plan)
- Off-plan apartments (delivery 2026–2027): EGP 30,000–38,000 per m²
- Resale apartments (delivered phases): EGP 32,000–42,000 per m²
- Townhouses and villas (off-plan): EGP 38,000–55,000 per m², depending on phase and land area
Badya's pricing reflects newer infrastructure and more contemporary layouts. The developer offers installment plans (typically 10–15% down, 7–8 years), but resale units require cash or bank financing.
Source: RE/MAX Jareed closed transactions Q4 2025–Q1 2026; cross-referenced with Aqarmap and Property Finder listings.
Amenities: What's Inside the Gates
Palm Hills October
- International schools: Palm Hills International School (British curriculum, IG), Futures Language School
- Healthcare: Clinics and pharmacies on-site; Sheikh Zayed hospitals 15 minutes away
- Retail: PH Plaza with supermarkets (Spinneys), cafes, restaurants, banks
- Sports: Multiple gyms, tennis courts, football pitches, jogging tracks
- Parks: Central park, kids' playgrounds in each neighborhood
Badya
- International schools: Badya International School (American curriculum), Beta Schools (opening 2026)
- Commercial hub: Badya District (under construction) — planned for retail, F&B, co-working spaces
- Sports: Dedicated sports club, cycling lanes, paddle courts
- Green space: Over 40% of Badya's land is parks, lakes, and open areas (per NUCA master plan approval)
- Transportation: Dedicated shuttle buses to Cairo University, Smart Village, Arkan, and Mall of Arabia
Both compounds have 24/7 security, gated entry, and private maintenance teams. Electricity and water are metered separately (not included in maintenance fees).
Schools: A Major Draw for Families
Access to on-site schools is a key reason buyers choose these compounds. Palm Hills International School has been operating since 2007, with a proven track record. Badya International School opened in 2022 and follows the American system.
Proximity matters. Kids can walk or bike to school within the compound, reducing commute stress. Enrollment typically requires proof of residency (title deed or lease), so buyers often time their purchase to align with the academic year.
Other nearby schools (outside the compounds but within 10–15 minutes):
- British International School Cairo (BISC) — Sheikh Zayed
- Wisdom International School — 6th October
- Dreamland International School — Dreamland compound
Maintenance Fees: What to Budget
Monthly or quarterly maintenance fees cover security, landscaping, garbage collection, common area upkeep, and amenities (pools, gyms, parks).
- Palm Hills October: EGP 6–9 per m² per month (e.g., a 200 m² apartment pays ~EGP 1,400/month)
- Badya: EGP 8–12 per m² per month (newer infrastructure and larger green areas increase costs)
Fees are invoiced by the developer's management company. Payment is typically quarterly or semi-annual. Arrears can block resale or access to amenities.
Resale vs. Off-Plan: Which Makes Sense?
Resale (Palm Hills October, delivered Badya phases):
- Immediate possession
- Finished units (no construction risk)
- Established community (schools running, shops open)
- Easier mortgage approval (banks prefer delivered units)
Off-Plan (Badya new phases):
- Lower initial price
- Long installment periods (7–8 years)
- Risk of delivery delays (though Palm Hills has a decent track record)
- Capital appreciation potential if area develops faster than expected
Our advice: if you need to move in within 6 months, buy resale. If you can wait 2–3 years and want to spread payments, off-plan works — but verify the developer's delivery history and payment milestones.
Financing: Can You Get a Mortgage?
Yes. Most Egyptian banks finance units in Palm Hills October and Badya, including:
- CIB (Commercial International Bank)
- NBE (National Bank of Egypt)
- Banque Misr
- AAIB (Arab African International Bank)
Typical terms (as of Q1 2026):
- Down payment: 20–30%
- Interest rate: 18–21% (declining, depending on bank and credit profile)
- Tenure: Up to 20 years
- Income requirement: Monthly installment should not exceed 40–45% of net income
For off-plan units, some banks require the unit to be at least 50% complete before disbursing the loan. Resale units qualify immediately.
Source: Central Bank of Egypt mortgage lending guidelines; confirmed with CIB and NBE relationship managers.
Property Registration: Timeline and Costs
Once you buy, you'll need to register the unit at the Real Estate Publicity Office (الشهر العقاري) to get the official title deed.
Registration fees (paid by the buyer):
- Transfer tax: 2.5% of the declared sale price
- Notary and admin fees: ~EGP 5,000–10,000 (varies by governorate)
Timeline:
- Developer releases an NOC (No Objection Certificate) after final payment
- Submit documents to Giza Governorate Real Estate Office (both compounds fall under Giza)
- Expect 4–8 weeks for deed issuance (can be faster with a facilitator)
Do not skip registration. An unregistered sale leaves you legally vulnerable and blocks future resale.
Connectivity: How Far to Key Destinations?
From Palm Hills October main gate:
- Mall of Arabia: 10 minutes
- Sheikh Zayed City Center: 15 minutes
- Smart Village: 20 minutes
- Giza Pyramids: 25 minutes
- Downtown Cairo: 40–50 minutes (off-peak)
- Cairo Airport: 60 minutes
Badya is 5–10 minutes further west, so add 5 minutes to each estimate.
Both compounds have dedicated exits to the Desert Road, minimizing local traffic. The 6th October ring roads and Wahat Road are nearby for alternative routes.
Pros and Cons: The Honest Summary
Pros:
- Established developer with a long track record
- On-site schools (major plus for families)
- Large green areas and low building density
- Strong resale market (units move relatively quickly)
- Mortgage-friendly (banks approve easily)
Cons:
- Distance from central Cairo (60+ minutes in traffic)
- Higher maintenance fees compared to older 6th October compounds
- Some Badya phases still under construction (noise, dust, incomplete amenities)
- Limited nightlife or entertainment within the compounds (mostly family-oriented)
Final Thoughts: Is It Right for You?
Palm Hills October and Badya work well for families who prioritize space, greenery, and school access over proximity to central Cairo. The compounds are mature enough to have functioning infrastructure but still expanding, so you're not buying into a fully built-out area.
If you work in Sheikh Zayed, Smart Village, or 6th October industrial zones, the commute is easy. If you commute daily to Maadi or New Cairo, expect long drives.
Resale inventory in Palm Hills October offers immediate occupancy. Badya gives you newer layouts and the chance to customize finishes if you buy off-plan.
Both compounds hold value. Units appreciate steadily (historically 8–12% annually, though 2023–2024 saw higher spikes due to inflation). Rental yields are moderate (5–7% gross), driven by expat families and school-zone demand.
Want to see units? We maintain an updated inventory of resale and off-plan listings in both compounds. Reach out to RE/MAX Jareed for current availability, floor plans, and viewing schedules.