Apartment Finishing in Sheikh Zayed: Levels, Costs and Compound Rules

Apartment finishing in Sheikh Zayed usually starts from one of three places: a new compound unit handed over core and shell or semi-finished, a resale apartment in an established compound whose finish is ten or more years old, or a flat in one of the city's numbered districts. NoVi Designs and Finishing is a design and build company, so one team surveys the apartment, designs it, prices it in a BOQ before any work starts, executes it and hands it over.

Book a site survey and we start by documenting what is actually in your apartment, then agree the scope with you.

At a glance

• Who it is for: apartment, duplex and penthouse owners in Sheikh Zayed and New Zayed. Villa owners, see villa finishing in Sheikh Zayed.
• Starting points: core and shell, semi-finished, developer-finished, or an older finish that needs renovation.
• Finishing levels: lux, super lux, ultra super lux and high lux have no official definition in Egypt. The written BOQ is what counts.
• Cost: published 2026 market ranges vary widely by source. Your price comes from a BOQ after the survey, not from a per-metre rate.
• Compound rules: Zayed compounds typically ask for drawings, contractor registration and a refundable deposit before work starts. Check your compound's current rules.

Three kinds of apartment projects in Zayed

Sheikh Zayed is a mature city. Many of its compounds have been lived in for years, while New Zayed and newer phases are still being handed over. That gives three very different briefs:

• New compound units: apartments received from the developer as core and shell or semi-finished. Everything inside starts from the layout, so the first decisions are the furniture plan, the kitchen position, the AC system and the lighting, before any cable or pipe goes in.
• Resale apartments in established compounds: units bought finished, often a decade or more ago. The question here is what to keep. We check the electrical board and earthing, the condition of pipes and drains, the waterproofing in bathrooms and on terraces, and whether the kitchen can open to the living area.
• Apartments in the numbered districts: flats in residential buildings outside the gated compounds, where the building itself sets limits. Shared risers, the roof tank and pump, the stairwell and the neighbours all affect the work, as explained below.

Where we work across Sheikh Zayed and West Cairo

Our survey team covers compounds across Sheikh Zayed and West Cairo. That includes established communities near the 26th of July Corridor, such as Beverly Hills and Westown, compounds with apartment units such as ZED, Village West and Karma Residence in District 16, the original numbered districts of the city, and the New Zayed extension, where newer projects such as The Estates and VYE are located. We also cover 6th of October next door.

Naming these areas tells you where our survey team goes, not where we have completed projects. Our portfolio shows the residential finish level you can expect.

Core and shell, semi-finished or developer-finished

What is on site matters more than the words in your contract, because handover specifications differ between developers and between phases.

• Core and shell: structure, external walls and usually window openings or frames. Interior partitions, plaster, screed, MEP and all finishes are still to come. This gives the most freedom to redesign.
• Semi-finished: typically plaster, some screed and basic electrical and plumbing conduits. These points rarely match a new kitchen and AC plan, so expect some re-routing.
• Developer-finished: floors, paint and sanitary ware already installed. Work is then an upgrade, often kitchen, wardrobes, lighting, ceilings and AC.

During the survey we produce an as-built layout and note what can be reused, so you do not pay to remove work that could stay.

Compound fit-out rules in Sheikh Zayed

Each compound sets its own fit-out rules and they can change, so always ask facility management for the current version. Typically, compounds in Zayed ask for some or all of the following:

• Drawings submitted and approved before work starts, especially for any change to walls, wet areas or the facade.
• Contractor registration and a list of workers, with gate passes or ID cards issued in advance.
• A refundable fit-out deposit held against damage to common areas or rule breaches.
• Set working hours, with noisy work often stopped on Fridays and public holidays.
• Delivery windows for materials, and debris bagged and removed to an approved point.
• Approved positions for AC outdoor units, and limits on changing windows, balcony enclosures or railings.

We review the rules with you at the survey and prepare the drawings management requests, so the permit does not hold up the start date.

Apartments in the numbered districts: building checks first

Finishing a flat in a residential building in the districts is a different job from finishing a compound unit. Before design we look at the building, not only the apartment:

• Shared risers and drains: moving a bathroom or kitchen depends on where the building's stacks run.
• Water supply: parts of Sheikh Zayed have had announced water cuts from time to time for network maintenance or pipe repairs, as reported in 2024 and 2025, so ask whether the building has a roof tank and pump, and plan a water heater and pressure that work with it.
• Electrical capacity: confirm the meter and the feed to the apartment can carry several AC units and a modern kitchen.
• Access: stair width and lift size decide how large panels, stone and kitchen units arrive.
• Top floors: check roof waterproofing and insulation before new ceilings go up.

Finishing levels: lux, super lux, ultra super lux, high lux

These are the terms listings use, but they have no official standard, and the same label can mean very different materials from one contractor to the next. As a rough guide, this is what changes as the level goes up:

• Lux: local ceramic or porcelain, plain paint, simple gypsum, basic electrical points, split AC preparation and standard sanitary ware.
• Super lux: larger-format porcelain, gypsum board ceilings in reception and corridors, extra lighting points, better doors and higher-tier sanitary ware.
• Ultra super lux and high lux: marble or imported porcelain, wood flooring in bedrooms, full ceiling and lighting design, concealed or ducted AC, concealed fittings and custom joinery.

Two super lux offers with different BOQs are two different apartments, so ask for the brand or specification of each item in writing.

What finishing costs in 2026: market ranges, not a quote

NoVi does not publish prices. To give you a sense of the market, here is what two public sources said in October 2026. These are third-party figures, not NoVi prices, so treat them as directional only.

• The myhomeegypt.net finishing cost calculator, with prices updated on 15 October 2026, gives about EGP 2,250 to 3,400 per m² for lux, EGP 3,550 to 5,350 for super lux and EGP 5,700 to 8,950 for ultra, covering materials, labour and project management. Its figures exclude the kitchen, AC, lighting fixtures and furniture.
• A price guide by the finishing company Kaya (kaya-eg.com), dated 9 October 2026, lists super lux at about EGP 6,200 to 9,000 per m² and hyper lux at EGP 9,500 to 14,000 per m².

The spread is the real lesson. Sources define the levels differently and include different items, and material prices in Egypt move with the exchange rate. Your actual cost comes from a BOQ built on your apartment's survey, area and chosen materials.

What moves your BOQ up or down

• Handover condition: core and shell needs more work, while semi-finished may need demolition and re-routing.
• Number of bathrooms and the kitchen: wet areas cost more per square metre than bedrooms.
• AC system: split units, concealed units or ducted systems need different ceilings and preparation.
• Layout changes: moving a kitchen or bathroom adds plumbing, waterproofing and approvals.
• Kitchen and wardrobes: materials, hardware and custom manufacturing are a major line.
• Renovation extras: in older resale units, removing old tiles, rewiring and replacing pipes.
• Site rules: restricted hours, delivery windows and the drive across Cairo affect the programme.

Planning your timeline

The honest answer depends on scope. A cosmetic refresh of a developer-finished unit is a short job. A core and shell apartment with a new layout, ducted AC and a custom kitchen takes much longer. Plan in stages:

• Survey and brief: measuring, as-built layout and compound rules.
• Design and BOQ: layout, 3D views, materials and an itemised price you approve.
• Compound permit: drawings and deposit, often in parallel with final design.
• Execution: MEP first, then plaster, ceilings, floors, joinery and paint.
• Snagging and handover: a walk-through, a snag list and final fixes.

Order long-lead items such as imported tiles, kitchens and AC units as soon as the BOQ is approved.

Designing for life in Sheikh Zayed

Zayed sits on the desert edge west of the Nile, with dust, strong western sun and hot summers, and construction is still active in New Zayed. A few choices make an apartment easier to live in:

• Well-sealed windows and balcony doors to keep dust out and reduce AC load.
• Shading or better glazing on west-facing rooms, and AC sized room by room.
• Matt or textured floors that hide dust in busy areas, and washable paint in kitchens, corridors and children's rooms.
• Balcony and terrace floors that stay comfortable in summer and drain properly.

Finishing to live in, rent furnished or resell

Sheikh Zayed has an active rental market in its compounds, so many owners finish with a tenant or a buyer in mind.

• Live in: spend on layout, kitchen, storage and lighting designed around your routine.
• Rent furnished: durable floors and paint that are easy to touch up, solid bathrooms, split AC that tenants can service, and furniture that survives several tenancies.
• Resell: neutral finishes, good lighting and a kitchen and bathrooms that photograph well. Avoid bold choices a buyer will want to change.

Finishing your Zayed apartment from abroad

If you live in the Gulf or further away, a documented process lets you decide without being on site. You approve the design on 3D views and material boards, you approve the price on the BOQ, and you follow execution through regular progress updates with photos. Plan visits around key moments such as the MEP check and the final snag walk. Read more in finishing your home in Egypt while you live abroad.

How NoVi runs an apartment project

• Site survey: we visit the apartment, measure it, record the handover condition and review compound or building rules.
• Design: layout, style direction, 3D views, material selection and shop drawings.
• BOQ before work starts: every item priced and specified, so you know what you are paying for and where you can adjust.
• Execution: one team designs and executes, so the drawings and the site stay aligned.
• Handover: snag list, final fixes and handover of your finished apartment.

See our full residential design and build services.

Case studies from West Cairo

Open these projects to see our design and finishing standard before you book a survey:

• Restaurant and coffee shop in Sheikh Zayed: a 160 m² industrial-style fit-out with interior finishing, MEP and light current works.
• New Giza villa: villa interior design with lime plaster, reclaimed timber and stone, arched windows and a sculpted staircase, shown in 3D.
• 6th of October villa landscape: landscape design and execution with a plunge pool and water walls, a pergola lounge with fire pit, an outdoor kitchen and garden lighting.
• La Vista Villa: an 850 m² villa in Cairo in a modern and neo-classic style, covering the pool, living areas, staircase, bedrooms and bathrooms.

See our work and related pages

Browse our residential portfolio.

• Villa finishing in Sheikh Zayed
• Apartment and villa finishing in 6th of October
• Apartment finishing in New Cairo
• Apartment finishing in the New Capital
• Finishing in Palm Hills
• Finishing for Egyptians abroad

Book a site survey for your Zayed apartment

Book a site survey and we will visit your apartment, measure it and review its condition. Your BOQ follows, based on what is actually on site.

• Call or WhatsApp: +20 106 778 8687
• Landlines: +20 2 2749 8958 and +20 2 2749 8978
• Office: Bavaria Town Towers, Kattameya Road, Tower 3, 9th Floor, Unit 91, Cairo
• Hours: Sunday to Thursday, 10:00 to 18:00 Cairo time

Our survey team covers Sheikh Zayed, New Zayed and West Cairo. Booking a few days ahead helps us schedule the visit.

Opening a clinic in West Cairo? See clinic fit-out in Sheikh Zayed for Giza licensing, medical malls on the 26th of July Corridor and New Zayed units.