Jirian Palm Hills New Zayed | Prices & Plans 2026

Jirian Palm Hills New Zayed is a waterfront residential community developed by Palm Hills Developments inside the wider Jirian city on Sheikh Zayed Axis in New Zayed and Sheikh Zayed .

Jirian represents a large West Cairo development created through a partnership involving Palm Hills Developments, Mountain View, and Nations of Sky. Each developer is responsible for a separate district or residential release inside the wider city.

This page should focus specifically on the Palm Hills district of Jirian. Palm Hills is therefore the correct primary developer for the project card, while Mountain View and Nations of Sky should be mentioned as strategic partners in the overall Jirian development.

Palm Hills officially announced that its development parcel covers approximately 361 feddans, excluding the Nile area. The Palm Hills project is planned in two phases and is expected to include approximately 6,500 residential units.

The wider Jirian vision is marketed across approximately 1,400 acres, while Palm Hills’ investor announcement refers to a broader New Delta development covering approximately 1,600 acres. The difference reflects the distinction between the marketed Jirian residential city, developer parcels, the Nile area, and the wider development boundary.

Jirian is planned around a real Nile branch extending through the development. Palm Hills’ official announcement states that the river area represents approximately 20% of its project, with a Nile bank reaching up to 240 metres in width and frontage extending up to approximately 9 kilometres.

Current Palm Hills prices start from approximately EGP 7,874,000. The final price depends on the phase, property type, space, floor, land area, Nile or landscape view, finishing, and payment arrangement.

The current standard payment summary begins with approximately 5% down payment, with installments extending over 8 years.

Current Phase One properties are generally associated with delivery during Q3 2029. The exact delivery month and grace period must be confirmed in the selected unit contract.

What Is Jirian Palm Hills New Zayed?

Jirian Palm Hills is Palm Hills Developments’ residential district inside Jirian, a new waterfront city planned around a Nile extension in West Cairo.

The development combines residences, landscaped areas, waterfront promenades, sports facilities, education, retail, wellness, community services, pedestrian routes, and underground parking.

The Palm Hills district includes apartments and villa-style homes, allowing buyers to choose between compact one-bedroom units, family apartments, duplexes, penthouses, lofts, townhouses, twin houses, and standalone villas.

The project is not merely a conventional compound containing a limited number of residential buildings. It forms part of a large urban plan involving several developers, separate residential districts, the Nile branch, commercial facilities, services, and transportation links.

Jirian Palm Hills New Zayed Overview

Prices and spaces in the table represent current publicly marketed examples rather than a complete fixed inventory. Buyers should request the latest Palm Hills availability before publication or contracting.

Recommended Corrections to the Estate View Project Card

• Change the visible project name from "Jirian Sheikh Zayed Project" to Jirian Palm Hills New Zayed.
• Remove the unnecessary quotation marks from the project title.
• Change the primary developer from Mountain View Developments to Palm Hills Developments.
• Mention Mountain View and Nations of Sky as partners in the wider Jirian city rather than presenting them as the sole developer of this Palm Hills page.
• Update the starting price from EGP 7 million to approximately EGP 7,874,000.
• Change the project status to Under Construction / Pre-Sale.
• Change the project type to Integrated Waterfront Residential Community.
• Expand the unit types to include apartments, duplexes, penthouses, lofts, townhouses, twin houses, and standalone villas.
• Add current marketed spaces starting from approximately 63 m².
• Change January 2029 to Q3 2029 for current Palm Hills Phase One inventory.
• Add the current payment summary: 5% down payment and installments over 8 years.
• Add a qualified finishing statement: Fully finished in current inventory, subject to the selected unit contract.
• Replace the current Mountain View and Nations of Sky hero image with a visual that clearly identifies Palm Hills Jirian.

Jirian Palm Hills Location

Jirian Palm Hills is located in New Zayed on Sheikh Zayed Axis, with direct connectivity to the Middle Ring Road and access to the principal roads serving Sheikh Zayed, 6th of October City, and West Cairo.

The location lies close to Sphinx International Airport, the Cairo–Alexandria Desert Road, the 26th of July Corridor, Dahshour Road, Juhayna Square, Smart Village, the Grand Egyptian Museum, and the Giza Pyramids.

Nearby Roads

• Sheikh Zayed Axis.
• 26th of July Corridor.
• Middle Ring Road.
• Cairo–Alexandria Desert Road.
• Dahshour Link.
• Dabaa Road corridor.
• Al Wahat Road.
• Regional Ring Road connections.

Nearby Destinations

• Sphinx International Airport.
• Old Sheikh Zayed City.
• 6th of October City.
• Juhayna Square.
• Smart Village.
• Arkan Plaza.
• ZED Park.
• Mall of Arabia.
• Mall of Egypt.
• Grand Egyptian Museum.
• Giza Pyramids.

Published journey times are approximate and may change according to traffic, construction activity, gate location, and the selected route.

Understanding the Different Jirian Area Figures

Several area figures are used when describing Jirian, and they should not be presented as though they all refer to the same land parcel.

Palm Hills Parcel: Approximately 361 Feddans

Palm Hills’ official investor announcement states that the company’s development inside Jirian covers approximately 361 feddans, excluding the Nile area.

This is the most relevant area figure for a page specifically targeting Jirian Palm Hills.

Marketed Jirian City: Approximately 1,400 Acres

The broader consumer-facing Jirian master plan is commonly marketed across approximately 1,400 acres and includes the districts developed by Palm Hills, Mountain View, and Nations of Sky.

Wider New Delta Project: Approximately 1,600 Acres

Palm Hills’ corporate announcement refers to the first real estate development in the New Delta as covering approximately 1,600 acres. This appears to represent the broader project boundary rather than only the Palm Hills residential district.

The project card should therefore display the Palm Hills parcel as the primary area, while the wider-city figures can be explained within the long-form content.

The Nile Branch in Jirian

The Nile extension is the defining element of Jirian’s planning and marketing. Palm Hills describes the city as Egypt’s first authentic riverfront city in New Zayed.

According to Palm Hills’ project announcement, the Nile area represents approximately 20% of the project. The riverbank can reach a width of up to approximately 240 metres, with frontage extending for up to approximately 9 kilometres.

Residential properties may overlook the Nile, internal water areas, landscaped spaces, roads, gardens, or other buildings. Not every unit should be described as having direct Nile frontage.

Waterfront Terms to Distinguish

• Direct Nile frontage.
• Direct Nile view.
• Partial or side Nile view.
• Internal water-feature view.
• Landscape view.
• City or boulevard view.

The exact view should appear on the official unit plan and sales offer rather than being inferred from general project images.

Jirian Palm Hills Master Plan

Palm Hills’ district is planned in two development phases around the Nile, landscaped routes, residential neighbourhoods, parks, commercial services, education, sports facilities, and pedestrian areas.

The official announcement anticipates approximately 6,500 residential units across the Palm Hills project, excluding the commercial component.

The scale allows Palm Hills to create several property collections rather than relying on a single apartment or villa design.

Residential Neighbourhoods

The residential neighbourhoods include apartments, duplexes, penthouses, lofts, townhouses, twin houses, and villas with different views and proximity to the waterfront.

Open Green Areas

Green paths, parks, landscaped gardens, and pedestrian spaces are integrated between the buildings and villa zones.

Commercial and Social Areas

Palm Hills plans a commercial area with shops, restaurants, cafés, and daily services, together with social and recreational destinations for residents.

Underground Parking

Underground parking is included within the current residential concept, particularly around apartment buildings, to reduce surface traffic and improve pedestrian movement.

Jirian Phase One

Phase One includes apartments, duplexes, penthouses, townhouses, twin houses, and standalone villas surrounded by landscaped routes and Nile or internal views.

Current Phase One listings use a payment structure beginning with 5% down payment and installments over eight years.

Current marketed delivery dates generally fall during September 2029, although each unit contract must be reviewed separately.

Jirian Phase Two

Phase Two is a later Palm Hills release within the same waterfront community. It follows the principal Jirian concept while offering a separate selection of units, buildings, views, and availability.

Buyers should not assume that Phase Two has the same price, delivery, finishing, or unit mix as Phase One.

Difference Between the Jirian Developers

Jirian is divided between several development partners. The different districts should be treated as separate releases when discussing prices, property types, and delivery dates.

Palm Hills Jirian

Palm Hills is developing its own approximately 361-feddan parcel, including apartments and villa-style residences across two phases.

Mountain View Jirian

Mountain View is responsible for a separate residential district within the wider Jirian plan. Its prices, designs, spaces, and delivery dates should be published on a separate project page rather than combined with Palm Hills inventory.

Nations of Sky Jirian

Nations of Sky has a separate Jirian release that is currently marketed primarily with townhouses and villas and a starting price around EGP 14 million. It should not be used as the price reference for the Palm Hills page.

Unit Types in Jirian Palm Hills

One-Bedroom Apartments

Current market inventory includes one-bedroom apartments from approximately 63 m².

A current fully finished 63 m² Phase One unit is marketed around EGP 8 million with delivery during September 2029.

Compact apartments may suit individuals, couples, or buyers seeking the lowest total entry price inside the Palm Hills district.

Two-Bedroom Apartments

Current two-bedroom examples include a fully finished 110 m² apartment with three bathrooms and delivery during Q3 2029.

Two-bedroom apartments may suit couples and small families seeking a practical home with access to the wider Jirian facilities.

Three-Bedroom Apartments

Current marketed three-bedroom apartment examples range from approximately 129 to 159 m², with larger layouts available according to phase and building.

Buyers should compare bathroom count, reception space, balcony area, storage, finishing, floor, and view.

Duplexes

Duplex units extend across two internal levels and may include larger reception areas, multiple bedrooms, gardens, or roof spaces.

The buyer should review the usable area on each level and the position of the internal staircase.

Penthouses

Penthouses occupy upper floors and may include private terraces or roof areas. The internal apartment area should be listed separately from the external roof or terrace area.

Lofts

Selected Palm Hills collections include loft-style units characterised by open layouts, double-height areas, or contemporary vertical planning.

Availability should be confirmed because lofts may not be offered in every phase.

Townhouses

Townhouses provide family homes with private outdoor areas and greater independence than apartments.

Current availability includes three-bedroom townhouse configurations, while land and built-up areas vary by release.

Twin Houses

Twin houses share one wall with the neighbouring residence and generally provide larger land and building areas than townhouses.

Twin-house availability appears within the Phase One unit mix and should be confirmed through the latest developer inventory.

Standalone Villas

Standalone villas offer the highest level of residential independence inside Jirian Palm Hills.

A current three-bedroom villa example provides approximately 196 m² of built-up area on approximately 268 m² of land. It is marketed fully finished with delivery in 2029.

Jirian Palm Hills Unit Spaces

What Should Be Checked When Comparing Spaces?

• Gross contracted area.
• Net usable internal area.
• Common-area loading percentage.
• Number of bedrooms and bathrooms.
• Reception and dining space.
• Kitchen arrangement.
• Balcony and terrace area.
• Garden or roof area.
• Villa land and built-up areas.
• Staff-room and service areas.
• Parking and storage allocation.
• Nile, water, landscape, or city view.
• Distance from the waterfront and services.

Jirian Palm Hills Prices 2026

The closest current developer starting price for the Palm Hills district is approximately EGP 7,874,000.

A current one-bedroom resale apartment is marketed around EGP 8 million, while a 110 m² two-bedroom apartment is marketed around EGP 14.09 million.

A current three-bedroom standalone villa example is marketed around EGP 30.25 million. Larger villas, premium Nile-front locations, and properties with greater land areas may cost substantially more.

The figures above are indicative and may represent developer or resale inventory. A resale listing may require an immediate seller payment plus outstanding installments to Palm Hills.

Factors Affecting Jirian Prices

• Palm Hills, Mountain View, or Nations of Sky district.
• Phase One or Phase Two.
• Developer sale or resale.
• Apartment, duplex, penthouse, townhouse, or villa type.
• Gross and net area.
• Land, garden, roof, and terrace area.
• Direct Nile frontage or indirect water view.
• Floor and building position.
• Finishing specification.
• Delivery date and construction stage.
• Down payment and installment duration.
• Outstanding installments in resale units.
• Maintenance, parking, and assignment charges.

Information to Request Before Reservation

• Developer district and phase.
• Unit code and building or villa number.
• Floor and orientation.
• Gross and net internal area.
• Land, garden, terrace, and roof areas.
• Position on the official master plan.
• Exact view classification.
• Total cash price.
• Total installment price.
• Seller payment in resale transactions.
• Remaining developer installments.
• Maintenance deposit.
• Parking and utility charges.
• Finishing and handover specification.
• Delivery date and grace period.
• Cancellation, assignment, and resale conditions.

Jirian Palm Hills Payment Plans

The current standard Palm Hills plan starts from approximately 5% down payment, with installments over 8 years.

The precise schedule may include reservation payments, an additional payment after contracting, quarterly or monthly installments, annual payments, maintenance, and a handover payment.

Resale units usually retain the original payment schedule. The buyer pays an agreed amount to the current owner and continues paying the remaining Palm Hills installments.

Payment Details to Confirm

• Reservation amount.
• Contract down payment.
• Second payment.
• Monthly or quarterly installments.
• Annual payments.
• Handover payment.
• Maintenance deposit.
• Parking charges.
• Cash discount.
• Late-payment penalties.

Delivery Date and Construction Status

Jirian Palm Hills is under construction and includes Phase One and Phase Two releases.

Current Phase One apartment inventory shows delivery during September 2029, making Q3 2029 the closest current project-card guidance.

Delivery may differ between buildings, villas, phases, and other Jirian developers. The January 2029 date currently shown on Estate View should therefore be replaced.

Delivery Details to Confirm

• Exact Palm Hills phase.
• Building or villa construction progress.
• Contractual delivery month and year.
• Permitted delivery grace period.
• Finishing condition at handover.
• Parking handover.
• Utility and smart-system activation.
• Landscape completion.
• Nilefront and promenade readiness.
• Sports club and commercial-area opening dates.
• Maintenance-fee commencement date.

Jirian Palm Hills Finishing

Current Phase One apartments and villas available through the resale market are described as fully finished.

This does not automatically establish one universal finishing package for every unit in Phase One, Phase Two, or the wider Jirian city.

Buyers should use the technical appendix attached to the sale contract as the controlling finishing reference.

Finishing Details to Review

• Flooring in bedrooms and reception areas.
• Wall and ceiling finishes.
• Kitchen cabinets and worktops.
• Bathroom finishes and sanitary ware.
• Internal and external doors.
• Windows, glazing, and insulation.
• Air-conditioning units or preparation.
• Electrical, internet, and smart-home points.
• Garden, terrace, and roof finishing.
• Private-pool specification where applicable.
• Warranty and defect-liability period.

Jirian Palm Hills Facilities and Amenities

• New Nile waterfront and landscaped banks.
• Waterfront promenades.
• Palm Hills Sports Club.
• Sports courts and fitness facilities.
• Gym and wellness facilities.
• Spa and treatment facilities.
• Commercial strip.
• Restaurants and cafés.
• Retail shops and daily services.
• Premium school.
• Landscaped gardens and parks.
• Walking and jogging paths.
• Cycling routes.
• Children’s activity areas.
• Social and community spaces.
• Underground parking.
• Controlled entry gates.
• 24-hour security and guarding.
• CCTV surveillance.
• Maintenance and community management.
• Medical and pharmacy services within the wider plan.
• Educational and community facilities.

Facilities will be completed and operated in stages. Buyers should confirm which services will be available when the selected unit is delivered.

Is Jirian Palm Hills Suitable for Families?

Jirian Palm Hills may suit families because it offers apartments and villa-style homes, green spaces, sports facilities, education, retail, security, parking, and several property sizes.

One- and two-bedroom apartments may suit individuals, couples, and smaller households. Three-bedroom apartments, duplexes, townhouses, twin houses, and villas provide more space for larger families.

Families should compare proximity to schools, sports facilities, commercial areas, roads, parks, and the waterfront before choosing a unit.

Is Jirian Palm Hills Suitable for Investment?

Jirian Palm Hills may provide long-term investment potential because of its waterfront concept, West Cairo location, Palm Hills brand, varied unit mix, and connection to the wider New Zayed expansion.

Smaller apartments may appeal to individuals, couples, and professional tenants, while townhouses and villas may attract family buyers seeking land, privacy, and waterfront or landscape views.

The project remains under construction, and the surrounding Jirian city will be delivered progressively. Performance will depend on execution, handover, service activation, purchase price, maintenance fees, and actual rental and resale demand.

Rental returns, resale liquidity, and capital appreciation are not guaranteed.

Potential Investment Advantages

• Waterfront development in New Zayed.
• Primary development by Palm Hills.
• Partnership with Mountain View and Nations of Sky.
• Approximately 361-feddan Palm Hills parcel.
• Approximately 6,500 planned Palm Hills residential units.
• Nile frontage extending up to approximately 9 kilometres.
• Several residential unit types.
• Access to major West Cairo roads.
• Proximity to Sphinx International Airport.
• Five-percent down payment and eight-year installments.
• Fully finished current inventory.
• Potential long-term demand from New Zayed growth.

Risks and Points Requiring Review

• The development remains under construction.
• Delivery dates differ between phases and developers.
• Several published area figures can cause confusion.
• Not every unit has direct Nile frontage.
• Premium waterfront pricing may reduce rental yield.
• Long installment periods increase the total financial commitment.
• Services and waterfront areas will open gradually.
• Maintenance and assignment fees affect the total cost.
• Continuing developer releases may compete with resale inventory.
• Future rental and resale performance cannot be guaranteed.

How to Choose a Unit in Jirian Palm Hills

About Palm Hills Developments

Palm Hills Developments is an Egyptian real estate company established in 1997 and listed on the Egyptian Exchange.

The company develops integrated residential, commercial, and coastal communities across West Cairo, East Cairo, Alexandria, and the North Coast.

Palm Hills’ major projects include Palm Hills October, Badya, Palm Hills New Cairo, Palm Hills Alexandria, Hacienda Bay, Hacienda West, Palm Hills New Alamein, and several commercial and hospitality destinations.

Jirian represents one of Palm Hills’ most ambitious West Cairo developments because it introduces a large residential district around a Nile extension in New Zayed.

Review the Palm Hills Jirian project page and the official Palm Hills investor announcement for the developer’s corporate project information.

Compare Jirian with Other West Cairo Projects

• ZED Towers Sheikh Zayed – An operating mixed-use destination by Ora Developers around ZED Park in central Sheikh Zayed.
• Badya Palm Hills – A large smart and sustainable city by Palm Hills in New 6th of October.
• Sheikh Zayed and New Zayed Area Guide – Compare West Cairo locations, projects, roads, and services.
• Best Real Estate Investment Areas in Egypt – Compare Sheikh Zayed with New Cairo, October, the New Capital, and other growth markets.
• All Estate View Projects – Compare prices, developers, spaces, payment plans, and delivery.
• Available Properties – Browse currently listed apartments, townhouses, and villas.

Tips Before Buying in Jirian Palm Hills

1. Confirm that the selected property belongs to the Palm Hills district.
2. Do not mix Palm Hills prices with Mountain View or Nations of Sky.
3. Request a current Palm Hills price and availability sheet.
4. Confirm Phase One or Phase Two.
5. Review the unit code and master-plan location.
6. Distinguish direct Nile frontage from a general water view.
7. Compare gross space with net usable space.
8. Separate villa land and built-up areas.
9. Confirm garden, terrace, or roof ownership.
10. Review the full finishing specification.
11. Calculate the complete installment price.
12. Add maintenance, parking, and utility charges.
13. Confirm remaining installments for resale units.
14. Review the contractual delivery date and grace period.
15. Use an independent lawyer to review the reservation and sale contract.

Frequently Asked Questions About Jirian Palm Hills

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Request the latest Palm Hills Phase One and Phase Two availability, including apartment and villa spaces, unit views, total prices, payment schedules, finishing specifications, maintenance charges, and contractual delivery dates.

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