Compound Mountain View 3 New Cairo 2026 Prices · Mountain View Developments

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About Mountain View 3

Mountain View 3 is one of Mountain View's largest residential projects in the Fifth Settlement of New Cairo, and one of the early projects that established the developer's name in the Egyptian market.

The project spans 500 feddans (~2,100,000 m²) with a Built-Up Area ratio of roughly 15% — leaving ~85% for green space, the crystal lagoon, and landscaped circulation.

The defining feature of Mountain View 3 is that it is a fully delivered (Ready-to-Move / RTM) project since 2011, with roughly 80% occupancy — a mature lived-in community rather than a future promise.

Mountain View 3 includes approximately 190 units — overwhelmingly standalone villas and townhouses, with a limited number of apartments surfacing later in the resale market — preserving a homogeneous premium residential character since opening.

This positioning differentiates Mountain View 3 from the developer's later launches (MV iCity, MV Hyde Park) as the oldest and most settled project, with a fully formed living atmosphere that requires no waiting.

Location in New Cairo

The Fifth Settlement of New Cairo is one of East Cairo's most established residential districts, anchored since the mid-2000s with a complete network of international schools, malls, and mature healthcare services.

Mountain View 3 holds a prime position between Jabaliya and Royal Gardens (Malakiya), along the South 90th Street corridor near the American University in Cairo (AUC).

The midpoint position between Al Rehab, AUC, and the Suez Road places Mountain View 3 at the heart of New Cairo's mature neighbourhood, distinct from newer Sixth Settlement projects still building out.

Mountain View 3's edge over newer Fifth Settlement launches is that the surrounding ecosystem is already complete (schools, clinics, malls, restaurants), removing reliance on the project's internal facilities alone.

For exact distances and an interactive map, see the "Mountain View 3 Location" card immediately below this article.

Design and BUA Ratio

Mountain View 3's design philosophy follows the American suburban model: spacious villas with real front yards, wide internal streets, and green strips between units rather than high density.

Mountain View divided the 500-feddan plot into specialised residential zones by villa type (A, B, C, D), with townhouse rows along the project edges as transitions between the larger villas and traffic spines.

A central crystal lagoon and Central Park anchor Mountain View 3 New Cairo, with walking, jogging, and cycling paths linking all residential zones to the central health-club hub.

Mountain View delivered units in semi-finished (core & shell) condition per the brand standard at the time. Many units today carry the higher-end finishings added by their owners over the years.

This site planning makes Mountain View 3 one of the lowest-density compounds in Fifth Settlement, distinct from higher-density apartment-led projects in the same district.

Unit Types and Built-Up Areas

Mountain View 3 includes approximately 190 units across six type categories: four standalone villa types (A, B, C, D) and two townhouse types (Middle and Corner).

The compound offers a Townhouse Middle at 220 m² Built-Up Area (3 bedrooms), and a Townhouse Corner at 220–240 m² (3 bedrooms) with dual-facing views.

Mountain View 3 also includes Villa D at 245 m² (4BR), Villa C at 275 m² (4BR), Villa B at 340 m² (5BR), and Villa A at 425 m² (5BR) as the largest standalone tier.

Buyers searching for villas at Mountain View 3 find inventory from 245 m² up to 425 m². Townhouse seekers find 220–240 m² inventory at lower price points than the standalone villas.

Buyers searching for a villa in Mountain View 3 find varied resale inventory — some units in original condition, others with finishings upgraded by prior owners over the years.

Every figure cited is the unit's net Built-Up Area. Garden allotments vary significantly between villa types and individual lots.

Mountain View 3 Prices 2026

Mountain View 3 resale prices in 2026 start from EGP 11.5 million for a Townhouse Middle (220 m²) as the entry tier.

Pricing scales by unit type and Built-Up Area: Townhouse Corner from 13,500,000 EGP, Villa D from 17,000,000 EGP, Villa C from 20,000,000 EGP, Villa B from 30,000,000 EGP, and Villa A from 50,000,000 EGP as the entry tier for the largest standalone villas.

Top-tier Villa A (425 m²) prices reach roughly 80,000,000 EGP for the most premium units with crystal lagoon views.

The average price per square metre at Mountain View 3 is approximately EGP 88,108 in the 2026 resale market, with significant variance based on the prior owner's finishing quality and the villa's location within the project.

Pricing varies markedly across Mountain View 3 units based on finishing layer: a luxury-finished unit can be worth roughly double an original-finish unit of the same type — the difference compounds across hundreds of thousands of EGP per upgrade tier.

Payment Terms

Since Mountain View 3 has been fully delivered since 2011, the primary market is resale — there is no standardised developer payment plan as you would find in new launches.

Payment terms in Mountain View 3 vary per individual seller: typically 5–10% assignment down + balance over 7–8 years, or full cash payment, with each transaction negotiated independently.

Buyers in Mountain View 3 receive a move-in-ready unit immediately, without waiting for handover and without exposure to the delay risks faced in off-plan projects.

This structure makes the entry into Mountain View 3 simpler than off-plan projects: buyers inspect the actual unit, negotiate directly with the seller, and take handover in the agreed-upon condition.

Investment Outlook

Mountain View 3 investment runs on two engines: rental demand from affluent New Cairo families, and slow but steady capital appreciation typical of fully delivered villa compounds in the premium tier.

The central location at the heart of Fifth Settlement ensures sustained rental demand from professionals working at AUC and the South 90th Street administrative corridor.

Mountain View 3 RTM units offer immediate operational income — buyers can list them on rental platforms from day one, treating them as plug-and-play income assets.

Mountain View's strong portfolio in New Cairo (MV iCity, MV Hyde Park, MV1, MV2) gives Mountain View 3 deep resale liquidity through established broker networks.

Combined, these factors make Mountain View 3 one of East Cairo's stronger long-horizon real-estate plays for buyers seeking a unit with a clear operational track record.

Amenities and Services

Mountain View 3 packs a mature, fully operational amenity stack — over a decade of running facilities means proven quality and stable daily-living experience for residents.

The amenity stack includes a central crystal lagoon as the project's signature water feature, a Central Park linked to the internal walkways, and a luxury Clubhouse hosting the Stars Sports Fitness Hub and Hayaweya Health Hub.

Mountain View 3 New Cairo also features distributed swimming pools, a fully-equipped gym, spa, multiple sports courts, dedicated kids' areas, and walking/jogging/cycling tracks separated from vehicle traffic.

The project includes a complete commercial strip (retail, cafés, restaurants), a mosque, and a medical centre — all operational for years.

Mountain View 3 additionally provides 24/7 security with CCTV across the perimeter, plus a complete underlying infrastructure that has been tested over years and proven reliable.

Key Features

Mountain View 3's marquee feature is its fully delivered (RTM) status since 2011 — eliminating delivery delay risk and price/spec change exposure typical of off-plan projects.

The masterplan scale (500 feddans) and low 15% Built-Up Area ratio make Mountain View 3 one of the lowest-density compounds in Fifth Settlement, with a homogeneous premium residential character.

The Mountain View brand carries instant credibility, especially for buyers familiar with the execution standards at MV iCity and MV Hyde Park.

The exclusive villa-and-townhouse mix (no apartments, no twinhouses) preserves a refined family residential character and supports neighbourhood quality.

The mature community (~80% occupancy) means amenities operate at full capacity, neighbours are known, surrounding schools are trusted, and the daily-life ecosystem is fully formed — qualities new launches cannot offer.

Cons and How to Mitigate

The clearest con is that the primary market is resale only — there is no standardised developer payment plan as in new launches.

Mitigation: buyers benefit from inspecting the actual unit before purchase, negotiating directly with the individual seller, and often securing flexible terms (5–10% down + 7-year installments) from the seller themselves.

A second con is Fifth Settlement peak-hour congestion, especially on South 90th Street and the Suez Road toward Heliopolis. Mitigation: proximity to the Middle Ring Road provides an alternative access route, and the rise of remote work has reduced peak-hour pressure overall.

About the Developer: Mountain View

Mountain View is the real-estate arm of Dar Al Mimar Group (DMG), founded in 2005. It ranks among East Cairo's largest developers, with a delivery record exceeding 45,000 units across more than 6,000 feddans.

The Mountain View New Cairo portfolio includes — beyond Mountain View 3 — major projects: Mountain View 1, Mountain View 2, Mountain View iCity New Cairo (500 feddans), and Mountain View Hyde Park in Golden Square.

Mountain View also delivers major projects outside New Cairo: October Park and iCity October in 6 October, Aliva in Mostakbal City (638 feddans), MV Sokhna in Ain Sokhna, and MV Ras El Hekma on the North Coast.

This portfolio depth gives Mountain View 3 strong credibility in build quality and long-term maintenance, confirming the developer's commitment to operational excellence in delivered projects.

For more on the developer, see the Mountain View developer page, or visit Mountain View iCity for the latest generation, or Mountain View Hyde Park in Golden Square.

The "Mountain View 3 Location" card directly below this article shows the project on an interactive Google Map — pan and zoom to see Jabaliya, Royal Gardens, AUC, and the Middle Ring Road in context.

Browse Mountain View 3 alongside other Fifth Settlement compounds via the New Cairo area page.

Below are the most common questions buyers ask about Mountain View 3: total area and BUA ratio, delivery status (RTM since 2011), resale market prices, unit types and Built-Up Areas, location inside Fifth Settlement, and the developer Mountain View.

For a tailored quote or to schedule a Mountain View 3 site visit, use the inquiry form at the top of this page.

Edited and verified by the CompoundGate Editorial Team. Last updated: April 21, 2026.