Badya Villas · October Gardens (Oasis Road), West Cairo · Palm Hills Developments
Badya Villas for Sale in October Gardens
Villas inside Badya’s 3,000-feddan city with family services and payment plans up to 11.5 years
Badya villas for sale are available with built-up areas starting from about 180 m², with private gardens and plots that grow progressively with the house design. The offering covers two different routes to buying: ready or near-delivery villas from earlier contracts, and new villas that Palm Hills lets you pay for over up to 12 years.
The standalone villas are located in a number of Badya neighbourhoods, including Ray, Tali, Moon Heights, Ella and Laria.
Location of Badya Villas in October Gardens
Badya is on the Wahat Road in October Gardens, part of the West Cairo extension close to 6th of October City. Its location connects to the Regional Ring Road, the Dahshur Link and the axes leading to Sheikh Zayed and Sphinx Airport.
The distances show how the project connects to the surrounding areas:
- About 15 minutes from the heart of 6th of October City.
- Around 25 minutes from Mall of Egypt and the Pyramids area.
- About 35 minutes from Sphinx International Airport.
- Around 45 minutes from the New Administrative Capital via the Regional Ring Road.
- About 50 minutes from New Cairo, depending on the route and traffic.
Badya spans 3,000 feddans, so the distance to the gate, the club, the schools and the commercial area varies from one villa to another.
Project location
Badya Villas
The map shows the parent project location: Badya Palm Hills 6 of October Compound.
Masterplan
Enlarge masterplan
Villa Neighbourhoods in Badya Palm Hills
The master plan is divided into multiple residential areas, with Badya apartments, houses and standalone villas spread among them. The city includes about 31 villa groups across different phases, the most notable of which are:
Ray Villas
Ray is one of the best-known villa areas in Badya, with standalone houses in multiple designs. It includes ready or near-delivery units, making it suitable for a buyer who wants to start finishing or move in within a shorter period.
Tali Villas
Tali offers family homes in an area linked to green spaces and the surrounding services. Each villa's contract sets its delivery date, finishing specifications and the plot area allocated to it.
Moon Heights
A villa's value in Moon Heights depends on its position within the area, the direction of the garden and the view over open spaces. The phase suits those who want a home in a low-density neighbourhood with a delivery date tied to a more recent development plan.
Ella Villas
Ella includes units in different designs and sizes, connected to the rest of Badya's areas through a network of roads and green corridors.
Laria Villas
Laria villas sit in one of the newest neighbourhoods in the city, with payment plans and delivery dates that differ from the ready units in earlier phases.
Design of Badya Standalone Villas
The villa designs separate the reception areas from the bedrooms, linking indoor living to the garden and terraces. Most models consist of a ground floor and a first floor, and an upper section or roof terrace may be added depending on the design.
The ground floor usually includes:
- A reception and living area.
- A dining space.
- A kitchen and a guest bathroom.
- A nanny's or service room in some models.
- Direct access to the garden.
The first floor includes the bedrooms, the family living area and the terraces. The larger models expand to include additional bedrooms, bathrooms, storage and service areas.
New villas are delivered as Core & Shell according to the offering, giving the owner the freedom to choose the finishing.
Badya Villa Sizes for Sale
Standalone villa areas start from about 180 m² and range up to more than 500 m² of built-up area. The main models on offer under the current sales plans are:
Villa N2
- Built-up area: 180 m².
- Plot area: 255 m².
- Suits a family looking for a standalone villa of practical size at a lower cost than the larger models.
Villa S2
- Built-up area: 245 m².
- Plot area: 268 m².
- Offers more interior space, with a number of rooms and reception areas suited to permanent family living.
Villa Z2
- Built-up area: 320 m².
- Plot area: 401 m².
- Gives better space for the garden, reception rooms and service areas.
Villa X2
- Built-up area: 414 m².
- Plot area: 550 m².
- Speaks to large families who need extra rooms and a spacious reception area.
Villa W2
- Built-up area: 516 m².
- Plot area: 750 m².
- The largest of the current models, with a spacious garden and a layout suited to a large family and hosting guests.
Prices of New Badya Villas
Palm Hills Badya prices for villas vary with the payment period: the longest plan carries a different total price from the six-year payment offer.
Villa Prices under the 12-Year Plan
- Villa N2: starts from about EGP 21.3 million.
- Villa S2: starts from around EGP 23.7 million.
- Villa Z2: starts from about EGP 28.6 million.
- Villa X2: starts from around EGP 36.2 million.
- Villa W2: starts from about EGP 48.5 million.
Villa Prices under the Six-Year Offer
- Villa N2: starts from about EGP 12.1 million.
- Villa S2: starts from around EGP 13.5 million.
- Villa Z2: starts from about EGP 16.3 million.
- Villa X2: starts from around EGP 20.6 million.
- Villa W2: starts from about EGP 27.6 million.
Prices of Ready Badya Villas and Resale
Badya Palm Hills prices for resale standalone villas start from about EGP 10 million, and the price varies with the amounts already paid, the remaining instalments and the delivery status.
Examples of ready units:
Villa Type M
- Built-up area: about 197 or 198 m².
- Plot area: around 264 or 265 m².
- 3 bedrooms, plus a nanny's room.
- 3 bathrooms.
- Reception, living area, kitchen and terraces.
- Cash prices ranging in some offers between about EGP 10 and 11 million.
- Core & Shell finishing lets the owner carry out the interior design that suits them.
Villa Type K
- Built-up area: about 294 m².
- Plot area: around 396 m².
- 5 bedrooms with reception and service areas.
- A total price of around EGP 13.85 million in one resale offer.
- Amount required for the owner: around EGP 10.15 million.
- Remaining instalment balance of about EGP 3.7 million.
- Maintenance deposit already paid in the offer referred to.
Badya Payment Plans for Villas
The new offerings provide more than one plan, the main ones being:
- A down payment starting from 1.5% with instalments that can extend to 12 years.
- Another plan with a 10% down payment and instalments over eight years.
- A six-year payment offer that gives a discount of up to 43% compared with the longer plan, depending on the model.
- Special plans tied to the phase, the villa and the delivery date.
Delivery Dates of Badya Villas
Badya handover dates run according to the residential area, with ready units available in some neighbourhoods. The dates tied to the different phases include:
- Ready or near-delivery units in some of the first areas.
- District 1 Boulevard in 2027.
- Blu in 2028.
- Ella in 2028.
- The Village in 2029.
- Moon Heights, Laria and Tali in 2030.
- Park Views by the end of 2031.
Services for Badya Villa Residents
Badya villas stand out for being inside a city planned for permanent living, with services distributed across the areas instead of gathered at one distant point. The main facilities include:
- Palm Hills Sports Club: provides courts and sports and social activities for the city's residents.
- Schools: educational institutions within the master plan serving resident families.
- The university: a key educational element that supports Badya's evolution into an integrated city.
- The teaching hospital: provides medical services within the project.
- Commercial areas: shops, restaurants, cafés and daily necessities.
- Gardens and walkways: a network of open areas linking the residential neighbourhoods.
- Walking and cycling paths: support movement between the parts of each neighbourhood.
- Children's areas: distributed close to the residential communities.
- Security and access management: gates and guard services for the residential areas.
- Maintenance: management of the roads, gardens and shared facilities.
- Car parking: spaces tied to the villas and the various services.
Badya Villas — every available option
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