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Residential Design & Build · New Cairo
One accountable design and build team for standalone villas, twin houses and townhouses in New Cairo compounds, from site survey and BOQ to multi-floor MEP, outdoor areas, smart home and handover.
Finishing a villa in New Cairo is not a bigger apartment job. A standalone villa, twin house or townhouse in a Fifth Settlement compound brings several floors, a roof, often a basement, a garden and sometimes a pool, all of which need to work together as one system. NoVi Designs and Finishing is a single design and build contractor, accountable from the first site survey to handover, so you deal with one team for design, BOQ, procurement and execution instead of coordinating a designer, a contractor and a dozen subcontractors yourself.
Planning a villa in New Cairo or Fifth Settlement? Book a site survey and we will measure the villa, prepare an as-built 2D layout and talk through how you want to live in it before any design starts.
In a villa, decisions made on one floor affect the others. The AC routing on the ground floor depends on ceiling heights upstairs, the roof waterproofing depends on where the solar heaters and AC outdoor units sit, and the kitchen layout depends on drainage falls that were set before you bought the unit. When design and execution sit with different parties, these clashes are usually discovered on site, after the ceilings are closed. Our residential design and build services keep the drawings, the BOQ and the site team under one roof, so the person who designed the detail is answerable for how it is built.
| Villa type | What it usually involves | What to plan for |
|---|---|---|
| Standalone villa | Open on all sides, larger plot, often basement, roof terrace, garden and pool | Full MEP design across all floors, central or ducted AC, water pressure on upper floors, landscape and pool waterproofing |
| Twin house | Shares one wall with a neighbour, garden on three sides | Sound separation on the shared wall, facade matching the twin, coordination of works near the shared boundary |
| Townhouse | Row unit, narrower plot, front and back garden | Smart use of a narrower footprint, staircase as a design feature, careful roof and back garden planning |
Compared with an apartment in New Cairo, a villa adds vertical circulation, a roof exposed to the sun, external walls you are responsible for, outdoor living areas and a much larger MEP load. Budget and time follow these factors, not just the floor area.
Many New Cairo villas are handed over as core and shell, meaning structure, external walls and sometimes the facade are done, while the interior is open for you to finish. Others come semi-finished or fully finished by the developer. Each state needs a different scope:
During the site survey we document the existing state so the BOQ reflects what is really there.
The staircase is both a structure and a design statement. Cladding, handrails and lighting are designed together with the floors they connect. Basements need ventilation, moisture control and a clear plan for what they will be used for, whether a gym, a home cinema, a guest suite or storage. The roof carries water tanks, AC outdoor units and sometimes a terrace, so its layout is planned before waterproofing starts.
Villas often suit central or ducted split systems rather than wall units. Sizing depends on orientation, glazing area, ceiling heights, the number of zones and how each floor is used. The duct routes decide your ceiling levels, so AC design is fixed before the ceiling and lighting design, not after.
Upper-floor bathrooms in villas commonly suffer from weak pressure, especially with rain showers and mixers. We plan the tank location, pump type and pipe sizing as one system so the top floor can get steady pressure and hot water reaches every bathroom without long waits.
Waterproofing is one of the most expensive things to get wrong in a villa because the damage shows up after the finishes are installed. Roofs, wet areas, basements, planters and pools each need the right system, correct falls and testing before tiling.
Most compounds in New Cairo protect the unified look of the community, so exterior changes such as facade colours, cladding, window openings, extensions and pergolas are often restricted and usually need compound approval. We check the rules early and design within them. Where changes are allowed, we coordinate villa exterior design with the interiors so the house reads as one piece.
Outdoor areas are where villa owners spend much of the year: the garden, a pergola for shade, a roof terrace for evenings and a pool deck. Each needs drainage, lighting, power points and durable, slip-resistant materials. See our landscape design work for examples.
A villa is the natural place for home automation: lighting scenes, AC and curtain control, CCTV, intercom, access control and alarms, which can typically be monitored from your phone, including when you are abroad. Our partner brands include HDL and Schneider, and the wiring is planned at the MEP stage so nothing is added later through surface trunking.
Lighting design is layered: ambient light, task lighting in kitchens and dressing rooms, accent lighting for art and joinery, and exterior lighting for the facade and garden. It is drawn with the ceiling plan so fixtures, AC grilles and sensors do not fight for space.
Villa kitchens often split into a show kitchen near the living area and a working kitchen with laundry and storage behind. Planning appliances, extraction, gas or electric cooking and service routes early avoids costly changes. Our kitchen design and build services cover layout, shop drawings and installation. Wardrobes, dressing rooms, doors, TV walls and wall cladding are all detailed in shop drawings and checked on site against them.
Terms like "super lux" or "ultra lux" mean different things to different contractors. We do not price villas by label. After the site survey and design stage, you receive a BOQ that lists each item, its material, brand and quantity, so you can see exactly what you are paying for and compare like with like.
The main cost drivers for a New Cairo villa are:
NoVi quotes from a BOQ after the site survey, not from a price per square metre.
Every compound has its own procedures, and they change over time. Requirements vary by compound but typically include submitting drawings for approval, registering the contractor, paying a refundable works deposit, respecting working hours and rules for material deliveries and debris removal. We advise on coordinating with compound management and plan the schedule around its rules. NoVi has delivered projects, not all of them villas, in compounds including Hyde Park, Mountain View, Midtown New Cairo, MiVida, Stone Residence Katameya, La Vista City, Marakez and SODIC communities, as well as Madinaty and Sarai on the Cairo-Suez Road. See also finishing in MiVida and finishing in Mountain View.
NoVi execution typically takes 4 to 8 months depending on scope. Large standalone villas with basements, pools and full landscape may take longer. Design, approvals and long-lead items such as imported materials, kitchens and automation are planned in parallel where possible, and a detailed schedule is agreed with you for each project before works start.
Some New Cairo villa owners live in the Gulf or elsewhere. Mood boards, 3D shots and a material list let you see the design clearly before works start, and during execution you receive regular progress updates, so you can follow the work without flying in for every decision. On site, our team checks that works comply with the approved shop drawings, which matters most when you cannot be there yourself.
Our quality management for finishing and decoration works is ISO 9001 certified, and NoVi won the Luxury Lifestyle Awards 2022 for Best Luxury Villa Interior Design in Egypt. Partner and supplier brands include Schneider, Futec, Mazloum, Crystal Asfour, HDL and SEDAR. Browse luxurious, modern and neo-classic residential work for style references.
Our office is at Bavaria Town Towers on Kattameya Road, Cairo. We take on villa projects in compounds across New Cairo and Fifth Settlement. Book a site survey, or call or WhatsApp +20 106 778 8687 (landlines +20 2 2749 8958 and +20 2 2749 8978), Sunday to Thursday, 10:00 to 18:00 Cairo time.
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Integrated project delivery
From the first concept to the keys, one coordinated team owns every stage.
Concept design and 3D visualisation that fix the direction before anything is priced or built.
Shop drawings, BOQ and value engineering, with furniture, fixtures and equipment coordinated alongside the architecture.
Materials, suppliers and approvals secured in sequence, so the site never waits on a decision.
Structure, finishing, MEP and landscape delivered by coordinated site teams against one programme.
QA/QC, HSE, inspections and snagging built into the work, not left to the end.
Furniture installation, styling, testing and documentation, then the keys.
Questions
Straight answers to what clients ask us before a site survey. Not covered here? Ask the team directly.
Ask the teamIt depends on the handover state, built-up area, number of floors, AC system, materials, joinery, smart home and outdoor works. NoVi does not quote a price per square metre. We quote from an itemised BOQ prepared after the site survey and design stage, so you see exactly what each item costs.
NoVi execution typically takes 4 to 8 months depending on scope. Large standalone villas with a basement, pool and full landscape may take longer. A detailed schedule is agreed for each project before works start.
Core and shell means the structure and external walls are built, but the interior is left open for the owner to finish. It needs a full scope including interior design, MEP, plaster, waterproofing, flooring, ceilings and joinery. We document the existing state during the site survey so the BOQ matches what is really on site.
In most New Cairo compounds, typically yes. Management usually asks for drawings, contractor registration and a refundable works deposit, and exterior changes such as facades or pergolas are often restricted. Rules differ by compound, so we check them early and advise you on coordinating with compound management.
Many villas suit central or ducted systems because they keep walls clean and allow zoning across floors. The right choice depends on orientation, glazing, ceiling heights and how each floor is used. AC is designed before the ceilings so duct routes do not lower your ceiling heights unexpectedly.
We plan the tank location, pump type and pipe sizes as one system during the MEP design. That helps give the top floor steady pressure and faster hot water at every bathroom. It is much cheaper to get this right before tiling than to fix it afterwards.
Yes. Mood boards, 3D shots and a material list show you the design before works start, and during execution you receive regular progress updates. Our on-site checks make sure works comply with the approved shop drawings even when you cannot be there.
For a multi-floor villa it usually is, because decisions on AC, plumbing, ceilings and joinery depend on each other. With one accountable team, the people who design each detail are responsible for building it. NoVi handles the project from site survey to handover.
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New Cairo
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