Badya Palm Hills Apartment 109m | 2BR for Sale

Prepared by: Estate View Real Estate Research Team
Last updated: August 13, 2026

This 109 sqm apartment for sale in Badya Palm Hills is a fully finished two-bedroom home in Palm Hills Developments' large-scale residential city in New 6th of October, West Cairo.

The unit is currently listed on Estate View at an asking price of EGP 8,957,335, equivalent to approximately EGP 82,177 per sqm based on the 109 sqm built-up area.

The apartment includes 2 bedrooms, 2 bathrooms, a three-piece reception area, kitchen and a master bedroom with a private bathroom. The current Estate View record describes the finishing as fully finished / Super Lux and places the apartment on a repeated floor.

The listing also records a delivery date of November 2024. Because that date has already passed, a 2026 buyer should confirm whether the apartment has been physically handed over, whether utilities are active and whether any remaining financial or administrative obligations exist before paying a reservation or deposit.

Apartment Layout

The 109 sqm layout is designed as a compact two-bedroom family apartment.

According to the current listing, the unit consists of:

• Three-piece reception and living area.
• Two bedrooms.
• One master bedroom with a private bathroom.
• Two bathrooms in total.
• Kitchen.
• Circulation and service areas.

Before purchasing, request the actual floor plan for this unit rather than relying only on the 109 sqm headline area.

Check:

• Net usable area.
• Reception width.
• Bedroom dimensions.
• Kitchen layout.
• Balcony or terrace area.
• Storage.
• Ventilation.
• Orientation.
• View.

Is 109 sqm Suitable for Two Bedrooms?

A 109 sqm two-bedroom apartment can offer a practical layout for:

• A couple.
• A small family.
• A family with one or two children.
• Buyers who prefer a smaller fully finished apartment rather than a larger semi-finished unit.

The suitability depends more on internal layout efficiency than the gross area alone.

A buyer should compare the usable room sizes with other two-bedroom apartments inside Badya before making a decision.

Badya Apartment Price: EGP 8,957,335

The current asking price is:

EGP 8,957,335.

Based on 109 sqm, the implied asking rate is approximately:

EGP 82,177 per sqm.

This calculation is useful for comparison, but price per sqm should not be used alone to determine whether the unit is attractive.

The apartment's value is also affected by:

• Exact Badya district and phase.
• Building location.
• Floor.
• View.
• Finishing.
• Handover status.
• Remaining installments.
• Maintenance payments.
• Parking rights.

How Does the Asking Price Compare With Badya in 2026?

Badya has a wide range of 2026 apartment prices because the market contains both:

• Developer first-sale inventory.
• Resale apartments.
• Delivered units.
• Off-plan units.
• Units with remaining installments.

Recent market inventory for approximately 110 sqm two-bedroom apartments has appeared at different total prices depending on the transaction structure and delivery.

For example, selected 2026 first-sale inventory around 110 sqm has appeared close to EGP 8.6M, while resale listings can show substantially different cash amounts depending on how much has already been paid to Palm Hills.

For that reason, the EGP 8.957M asking price should be compared against the total financial position of equivalent apartments, not just the amount a seller asks to receive immediately.

Ask for the Total Financial Position

If this apartment is a resale or assignment transaction, request a current financial statement before comparing it with another unit.

The true acquisition cost can include:

• Seller's cash requirement.
• Remaining developer installments.
• Maintenance installments.
• Transfer fees.
• Administrative charges.
• Parking balance.
• Club-related payments where applicable.

A listing that appears cheaper in cash can be more expensive after the remaining balance is added.

Recorded Delivery Date: November 2024

The Estate View record lists November 2024 as the apartment's delivery date.

Since this date has already passed, do not describe the unit in 2026 as “delivery in November 2024.”

The correct wording is:

“Recorded contractual delivery date: November 2024. Confirm current handover status.”

What Should You Confirm About Handover?

Ask for evidence of:

• Physical unit handover.
• Handover report.
• Developer clearance.
• Electricity meter.
• Water connection.
• Gas status where applicable.
• Maintenance payments.
• Parking allocation.
• Any defects reported at handover.

If the unit has not yet been physically delivered despite the recorded date, request written confirmation explaining the current position.

Is the Apartment Ready to Move?

The listing describes the apartment as fully finished, but the phrase “fully finished” does not by itself confirm that the apartment is physically ready to occupy.

For a true Ready-to-Move status, confirm:

• The unit has been handed over.
• The building is accessible.
• Elevators are operational.
• Utilities are connected.
• The finishing has been inspected.
• No construction restriction prevents occupancy.

Finishing Specification

The current listing describes the apartment as Fully Finished / Super Lux.

Before purchase, inspect the exact finishing rather than relying on the marketing label.

Check:

• Flooring.
• Wall finishing.
• Ceilings.
• Internal doors.
• Entrance door.
• Bathroom sanitaryware.
• Bathroom fixtures.
• Kitchen preparation.
• Windows and glazing.
• Electrical sockets.
• Air-conditioning provisions.

Is Furniture Included?

The current Estate View record describes the apartment as fully finished but does not establish that furniture is included.

Do not advertise the unit as furnished unless the seller confirms it in writing.

If furniture is included, prepare an inventory covering:

• Furniture.
• Kitchen appliances.
• Air conditioners.
• Lighting.
• Curtains.
• Built-in wardrobes.
• Electrical appliances.

Where Is Badya Palm Hills?

Badya Palm Hills is located in New 6th of October City in West Cairo.

It should not be described as a New Cairo project.

Palm Hills positions Badya as a gateway connecting East and West Cairo and one of its largest integrated developments.

The project provides access to major West Cairo routes and destinations, including connections toward:

• 6th of October City.
• New October.
• Sheikh Zayed.
• El Wahat Road.
• Cairo-Alexandria Desert Road connections.
• Greater Cairo road networks.

Is Badya Located Directly on Suez Road?

No.

The old property description incorrectly places the project directly on Suez Road.

Badya is a West Cairo / New 6th of October development. The Suez Road is an East Cairo corridor and should be removed from this property page.

How Large Is Badya?

Badya extends across approximately 3,000 acres.

Palm Hills describes it as its largest development and as a large-scale sustainable and smart city designed to connect East and West Cairo.

The scale allows the masterplan to include:

• Residential districts.
• Apartments.
• Villas.
• Townhouses.
• Education.
• Sports.
• Retail.
• Healthcare.
• Community facilities.
• Green spaces.

Who Is Palm Hills Developments?

Palm Hills Developments is an Egyptian developer operating across residential, commercial and resort real estate.

The company has been active since 1997 and has developed projects in:

• West Cairo.
• East Cairo.
• Alexandria.
• North Coast.

Badya is one of the company's largest integrated developments.

Badya as a Smart and Sustainable City

Palm Hills positions Badya around a smart and sustainable city concept rather than a conventional standalone compound.

The wider development concept incorporates:

• Residential neighborhoods.
• Education.
• Sports facilities.
• Retail centers.
• Healthcare.
• Green spaces.
• Community services.

Buyers should still distinguish between facilities already operating in the selected district and facilities scheduled for later phases.

Education in Badya

Education is one of the major components of the long-term Badya masterplan.

Palm Hills has announced educational partnerships and the development of a university campus within Badya.

For families, ask which educational facilities are currently operational and their actual distance from the apartment.

Sports and Recreation

The wider Badya concept includes substantial sports and recreational infrastructure.

Current project planning and marketing include:

• Sports facilities.
• Club areas.
• Walking routes.
• Green spaces.
• Community recreation.

For this exact apartment, confirm which facilities are included in the owner's current community or district fees.

Green Areas and Open Space

Green space is a major element of Badya's planning concept.

For a buyer comparing apartments, the exact building position is more important than a general statement that Badya has landscaping.

Ask whether the unit overlooks:

• Landscape.
• Street.
• Another building.
• Club.
• Open space.
• Internal courtyard.

What Is the Apartment's View?

The old listing describes the apartment as having “the best view” but does not identify the actual orientation or landmark.

This claim should be removed unless the unit's view is verified.

Replace it with a factual description such as:

“View and orientation available on request.”

Then confirm the view using:

• Unit plan.
• Building plan.
• Site plan.
• Actual photos if delivered.

Parking

The property page lists garage access among the general project amenities.

For this exact unit, confirm:

• Whether a dedicated parking space is assigned.
• Parking number.
• Whether it is included in the EGP 8.957M price.
• Any unpaid parking balance.
• Visitor parking arrangements.

Maintenance Fees

The listing does not provide a verified current maintenance balance for this apartment.

Before buying, request:

• Total maintenance amount.
• Amount already paid.
• Remaining installments.
• Annual community fees.
• Any overdue penalties.

Can This Apartment Be Bought With Installments?

The old page contains generic project payment terms such as 5% down and installment plans of 8–10 years.

These terms should not be presented as the payment plan for this specific 109 sqm apartment unless they appear in the current unit quotation.

If this is a resale unit, payment may instead involve:

• A cash payment to the seller.
• Transfer of remaining installments.
• A developer transfer process.

Request a current unit financial statement before advertising a payment schedule.

Is the Apartment Suitable for Living?

The apartment may suit buyers looking for:

• A fully finished two-bedroom home.
• A West Cairo residence.
• A smaller family apartment inside Badya.
• A unit with a recorded historical delivery date rather than a long off-plan timeline.

Before buying for immediate residence, verify that the specific building and surrounding district are fully operational.

Is the Apartment Suitable for Investment?

The property can be evaluated for rental or resale, but neither rental income nor price appreciation is guaranteed.

The investment case should be based on:

• EGP 8.957M acquisition price.
• Total remaining financial obligations.
• Current district occupancy.
• Actual comparable rent.
• Unit finishing.
• View.
• Handover status.
• Resale competition.

How to Calculate Potential Rental Yield

Use:

Net annual rent ÷ total acquisition cost × 100.

Total acquisition cost should include:

• Seller payment.
• Remaining installments.
• Maintenance.
• Transfer fee.
• Furniture where required.
• Broker fees.
• Repairs.

Use actual comparable leases once the unit's district and handover status are confirmed.

What to Check During the Apartment Inspection

If the unit has already been handed over, inspect:

• Wall cracks.
• Water leakage.
• Bathroom waterproofing.
• Water pressure.
• Electrical points.
• Windows.
• Doors.
• Flooring.
• Ceilings.
• Air-conditioning connections.
• Natural lighting.
• Noise.
• View obstruction.

Documents to Request Before Buying

• Seller identification.
• Original Palm Hills contract.
• Unit code.
• Building and apartment number.
• Floor plan.
• Handover report if delivered.
• Current financial statement.
• Remaining installment schedule.
• Maintenance statement.
• Parking allocation.
• Transfer approval requirements.
• Any power of attorney used in the transaction.

Important Checks for a Badya Resale Unit

If the 109 sqm apartment is a resale, confirm:

1. Seller ownership: match the seller to the developer contract.
2. Total paid amount: verify with Palm Hills.
3. Remaining balance: calculate the true total cost.
4. Transfer fee: confirm who pays it.
5. Maintenance: check paid and unpaid amounts.
6. Handover: verify whether the apartment was delivered.
7. Utilities: confirm operating meters.
8. Parking: verify allocation.
9. Assignment permission: obtain required developer approval.
10. Final contract review: use independent legal review where appropriate.

109m Apartment vs Larger Badya Apartment

Steps to Buy This 109m Badya Apartment

1. Confirm current availability.
2. Confirm the EGP 8,957,335 asking price.
3. Request the exact unit code and floor plan.
4. Confirm the Badya district and building.
5. Confirm whether the unit has been handed over.
6. Inspect the finishing.
7. Confirm parking and view.
8. Request a Palm Hills financial statement.
9. Add remaining installments and maintenance to the total cost.
10. Confirm assignment and transfer fees.
11. Review the contract and ownership documents.
12. Pay only through documented contractual channels.

Frequently Asked Questions About the 109m Badya Apartment