Madinaty vs Al Rehab · The 2026 Complete Comparison

Madinaty and Al Rehab are the two projects that shaped New Cairo's upper-middle and upper class for two decades. Both are by Talaat Moustafa Group (TMG), both pioneered the "complete town" model the rest of the market later copied — but at very different scales and life-cycle stages. Madinaty: 8,000 acres, 120,000 units, mid-delivery. Al Rehab: 2,500 acres, 60,000 units, fully delivered. The comparison isn't about "better" — it's about which is right for a 2026 buyer.

In one line · TL;DR

| Metric | Madinaty | Al Rehab | |---|---|---| | Developer | [TMG](/en/developers/tmg-talaat-moustafa) | [TMG](/en/developers/tmg-talaat-moustafa) | | Location | East of Fifth Settlement, Cairo–Suez Road | West of Fifth Settlement, behind Cairo Festival City | | Total area | 8,000 acres | 2,500 acres | | Total units | ~120,000 | ~60,000 | | Green coverage | 40% | 35% | | Developer starting price | EGP 3.8M | Not available (secondary only) | | Resale starting price | EGP 4.5M | EGP 3.2M | | Starting EGP/sqm | 32,000 | 28,000 | | Down payment | 10% | 100% (cash — secondary) | | Installment years | 10 | None | | Delivery | 2027 (new phases) | Fully delivered 2010 |

“Madinaty prices are direct from developer, April 2026. Al Rehab prices are from the secondary market (no developer primary since 2014). Confirm unit prices on [WhatsApp](https://wa.me/201555571114) before signing.”

Project overviews

Madinaty

Madinaty launched in 2006 by Talaat Moustafa Group across 8,000 acres (the largest private residential project in Egyptian history) east of Fifth Settlement on the Cairo–Suez Road. It is split into 9 phases, each with neighbourhoods (Group 23, Group 67, Group 84, etc.). Inside: Madinaty Mall (the largest open-air mall in the Middle East), British Modern School, Modern Sciences and Arts University, Madinaty Hospital, two golf courses, and an internal bus network. About 65% of the project is delivered, with new phases expected through 2027. Primary buyer: upper-middle-class, young families with budgets of EGP 4–12M, and investors.

Al Rehab

Al Rehab launched in 1996 by TMG across 2,500 acres west of Fifth Settlement and is the first compound of its kind in New Cairo. Fully delivered by 2010 with families living here since 1999. The ecosystem includes Al Rehab Mall (opened in 2002, one of the oldest malls in New Cairo), Al Rehab School, the nearby Cairo American College, Al Rehab Hospital, a sports club, an internal bus network, and over 60,000 diverse units. The market is now fully secondary (no developer primary). Primary buyer: families looking for an immediately delivered unit, and investors targeting high-liquidity rental property.

Location showdown

| Distance to | Madinaty | Al Rehab | |---|---|---| | AUC | 14 km | 6 km | | Cairo Airport | 35 km | 18 km | | Downtown Cairo | 45 km | 28 km | | Cairo Festival City | 12 km | 3 km | | Suez | 65 km | 90 km | | Middle Ring Road | 25 min | 12 min |

Al Rehab wins location by a clear margin — proximity to the airport, Cairo Festival City, and the heart of New Cairo make it materially more central. Madinaty is further out, but its position on the Cairo–Suez Road and proximity to Suez Port is advantageous for those working in the east-Cairo industrial belt.

Master plan & density

Madinaty: 120,000 units on 8,000 acres ≈ 15 units/acre. Buildings up to 6 floors, wide internal road network, two golf courses, open parks, and a large commercial zone.
Al Rehab: 60,000 units on 2,500 acres ≈ 24 units/acre. Higher density because the project is older and was built on different design rules. Buildings up to 5 floors.

Madinaty is more spread out with newer infrastructure. Al Rehab is denser but more complete and lively thanks to 25+ years of inhabitation.

Unit types & sizes

Madinaty

Apartments: 85–200 sqm
Duplexes and penthouses: 200–310 sqm
Townhouses: 240–340 sqm
Twin houses: 280–400 sqm
Standalone villas: 350–600 sqm
Studios: 65–90 sqm

Al Rehab

Apartments: 85–180 sqm
Duplexes: 170–250 sqm
Townhouses: 220–300 sqm
Twin houses: 240–340 sqm
Standalone villas: 320–480 sqm

Madinaty has wider variety in large villas (up to 600 sqm) and small studios (from 65 sqm). Al Rehab variety is more focused on mid-tier apartments (100–180 sqm, the bulk of the market).

2026 pricing comparison

| Unit | Madinaty (developer) | Al Rehab (secondary) | |---|---|---| | 100 sqm apartment starts from | EGP 4.2M | EGP 3.2M | | 150 sqm apartment starts from | EGP 6.5M | EGP 5.4M | | 200 sqm apartment starts from | EGP 9.0M | EGP 7.8M | | Townhouse starts from | EGP 11.5M | EGP 9.5M | | Standalone villa starts from | EGP 18M | EGP 14M | | Starting EGP/sqm | 32,000 | 28,000 |

Al Rehab is ~13–17% cheaper per sqm on the secondary market. The delta reflects: (1) Al Rehab is fully delivered with no "new" premium, (2) no long developer installment plans (secondary market = cash), (3) Madinaty has newer infrastructure and golf courses.

“Important note: buying Al Rehab means full cash or bank mortgage. Madinaty offers a 10-year installment plan from the developer. The "monthly cash flow" difference effectively makes Madinaty cheaper for budget-constrained buyers.”

“Disclosure: prices last refreshed on 24 May 2026. Message us on [WhatsApp](https://wa.me/201555571114?text=Start%20my%20consultation%20on%20Madinaty%20vs%20Al%20Rehab) to confirm before signing.”

Amenities comparison

| Amenity | Madinaty | Al Rehab | |---|:-:|:-:| | Internal mall | Madinaty Mall (largest open-air in ME) | Al Rehab Mall | | Golf course | Yes (2 courses) | No | | Internal university | MSA (nearby campus) | No | | International school | Yes (BMS) | Yes (Al Rehab School + nearby CAC) | | Central hospital | Yes (Madinaty Hospital) | Yes | | Sports club | Yes | Yes | | Internal bus network | Yes | Yes | | Open parks | Yes (large) | Yes |

Madinaty wins amenities thanks to the golf courses, the university, and the larger mall. Al Rehab wins on "amenity maturity" — everything has been operating for 20+ years rather than being freshly opened.

Developer track record

Both are by TMG (Talaat Moustafa Group), so the developer verdict is identical. TMG was founded in 1970 with 16+ major projects across Egypt, Saudi Arabia, and the UAE. Al Rehab's track record is exceptionally clean — fully delivered by 2010 starting from 1996. Madinaty's track record has seen delays in some phases (1–2 years in certain groups) due to the project's massive scale and several market disruptions.

Track records are tied, with a slight edge to Al Rehab because the project has been fully delivered for 16 years — the build quality and longevity verdict is objective.

Investment perspective

Price evolution 2021–2026

Madinaty: 13.2% 5-year CAGR
Al Rehab: 10.6% 5-year CAGR

2026 rental yield

Madinaty: 6.4% annualised
Al Rehab: 7.8% annualised

Al Rehab wins on rental, Madinaty wins on capital appreciation. Al Rehab's central location and AUC proximity create persistent rental demand from university students and young professionals working in central New Cairo. Madinaty grows faster because the project is still developing.

Who should buy each

Buy Madinaty if you:

Want a new unit with developer guarantee
Your budget allows 10% down over 10 years
Like the idea of golf courses and modern amenities
Work along the Cairo–Suez Road or in east-Cairo
Are looking for a large villa (up to 600 sqm) in an organised compound

Buy Al Rehab if you:

Need an immediately delivered unit
Want a high rental yield (7.8% annualised)
Have full cash or a bank mortgage
Work in central New Cairo or AUC
Like the idea of a mature compound with a 25-year-old community

The verdict

There is no absolute "better" between Madinaty and Al Rehab. The choice depends on who you are and what you need right now:

Madinaty for the budget-constrained buyer with a long horizon: if your budget doesn't allow a cash purchase, TMG's 10% down over 10 years in Madinaty is the better value, especially if you have the flexibility to wait for delivery.
Al Rehab for the cash investor or the urgent move-in buyer: if you need a unit immediately and have cash, or you want a high rental yield, Al Rehab is the realistic choice with a lower price basis and higher yield.

To narrow this down to your budget and life stage, talk to a specialist who'll compare based on your needs.

FAQs

What's the core difference between Madinaty and Al Rehab?

Both are by TMG in New Cairo. Madinaty is a newer project (2006) across 8,000 acres with modern amenities (golf, university, large mall) and developer primary sales with a 10-year payment plan. Al Rehab is an older project (1996) across 2,500 acres fully delivered since 2010 with all sales now secondary (cash or bank financing).

Which is cheaper in 2026?

Al Rehab is ~13–17% cheaper per sqm on the secondary market. A 150 sqm apartment in Al Rehab is EGP 5.4M; in Madinaty it's EGP 6.5M from the developer. But Madinaty is 10% down vs Al Rehab's 100% cash, so the cash flow differs.

Which is better for rental?

Al Rehab delivers ~7.8% annual yield vs ~6.4% for Madinaty. Al Rehab is better for investors thanks to its location near AUC and central New Cairo, and its mature community.

Which is better for immediate move-in?

Al Rehab — fully delivered since 2010 with families since 1999. Al Rehab units are ready immediately, no waiting. Madinaty has delivered phases but new phases run until 2027.

Which is closer to AUC?

Al Rehab — 6 km. Madinaty — 14 km. The daily university commute saves ~20 minutes in Al Rehab.

Is there a golf course in either?

Madinaty has two golf courses inside the project. Al Rehab does not. If golf matters, Madinaty is the only choice between the two.

What's the best option for a small family with a EGP 6M budget?

Madinaty — a 130–140 sqm apartment from the developer at 10% down over 10 years, with monthly cash flow ~EGP 50K. Al Rehab at the same budget gives a 170 sqm apartment but requires full cash or a bank loan.

Who buys Al Rehab today?

Three profiles: (1) families needing an immediately delivered unit, (2) investors chasing high rental yield, (3) existing Al Rehab unit owners expanding or moving within the project to be near family.

What if I'm an investor with an EGP 10M budget?

Al Rehab — 2 units (a 150 sqm apartment for EGP 5.4M cash + a 130 sqm apartment for EGP 4.5M cash) yielding ~8% total. Madinaty gives one large unit (200 sqm for EGP 9M) yielding ~6.4%.

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Madinaty vs Al Rehab · The 2026 Complete Comparison

Madinaty

El Rehab