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Note: This article may feature real estate photography and/or virtual, conceptual, and lifestyle illustrations, used exclusively for illustrative purposes to convey the project's overall ambiance and lifestyle.
LVLS North Coast is a coastal village by Mountain View Developments at kilometre 179, spread across roughly 200 feddans with a beachfront running 600 metres.
The name of LVLS explains the concept. The project is built on stepped levels rising to 40 metres, a design serving one purpose: letting a rear unit see the sea as the front row does.
That problem is the oldest complaint about the North Coast. A conventional village sells its front row at a premium and leaves the back with no view, and LVLS North Coast tries to erase that division through vertical stepping.
Mountain View is no newcomer to the North Coast. The company has delivered operating villages in the region, which makes the question about LVLS less whether it will be built and more how it will be run after handover.
The entry chalet at LVLS carries 9,500,000 Egyptian pounds and the upper categories reach 37,700,000. Paying for either means 10% at contract, the balance across 8 years, and keys in 2027.
Below this line: kilometre 179, how the level system works, the four categories and their pricing, then payment and seasonal return.
Last come three things a seller avoids — the design's limits, who the village does not suit, and what is owed after the final instalment.
LVLS North Coast sits at kilometre 179 on the Alexandria–Marsa Matrouh road along the North Coast, directly on the Dabaa Road.
Kilometre 179, where LVLS sits, is a middle position rather than an extreme one. It clears the congestion of the early kilometres while stopping short of the distances that turn a short break into a chore.
The proximity of LVLS to El Alamein International Airport is what changed the whole equation for this stretch. Air travel shortened the overland route, and a village half an hour from the airport became viable for someone staying a few days.
These distances place LVLS within the orbit of New Alamein City, an area that shifted from seasonal to near-permanent once its administrative and educational facilities opened.
Proximity to Crystal Bay carries a practical meaning: the surroundings of LVLS North Coast are not empty, and established villages nearby bring their own services, which reduces a resident's dependence on what their own village provides.
The Dabaa Road that LVLS sits on directly is the corridor that changed access to the middle coast. It cut travel time from Cairo appreciably against the old coastal route.
The Ras El Hekma development a few kilometres from LVLS lifts the value of the entire stretch. Large neighbouring projects bring infrastructure and facilities that benefit the adjacent village first.
LVLS North Coast is built on six stepped levels rising to 40 metres, each sitting above the one in front of it.
That stepping is the substance of the LVLS offering rather than a detail within it. A unit on a rear level sees the sea over the rooftops in front, which widens the count of units with a view instead of confining it to a single row.
A 600-metre beachfront against a depth approaching 1.5 kilometres gives LVLS a high depth-to-frontage ratio. A deep village needs vertical stepping or its rear half becomes housing without sea.
The six-feddan lagoon inside LVLS serves the levels furthest from the shore. It does not replace the sea but gives rear units a water frontage of their own.
Finishing at LVLS North Coast is full super-lux. On the coast specifically that is practical rather than indulgent: a seasonal unit left closed for months needs finishing that withstands salt and humidity.
The share of units with a view is the figure separating one coastal village from another. The stepped design of LVLS raises that share structurally rather than in marketing copy, a difference that shows up in resale pricing.
The 1.5-kilometre depth at LVLS means rear levels genuinely sit far from the water. Stepping solves visibility rather than distance, and those are two separate problems frequently conflated.
LVLS North Coast offers four categories spanning a wide range of sizes and budgets.
Chalets at LVLS from 90 to 150 square metres are the entry point. A 90-square-metre chalet suits a small family or a buyer using the unit a few weeks a year.
Townhouses at LVLS come at 180 to 185 square metres with three bedrooms. This category specifically is the one priced explicitly in published lists, and it is the category whose per-metre rate is published explicitly.
Twin houses at LVLS run from 180 to 260 square metres and standalone villas from 300 to 450. Both address someone spending a full season on the coast rather than a short break.
Choosing a level within LVLS matters as much as choosing a category. A unit on a higher level sees more; one nearer the water walks less — and the trade-off is personal rather than purely financial.
The gap between a 90-square-metre chalet and a 150-square-metre one at LVLS exceeds area alone. The larger usually carries a garden or a wider terrace, which changes the coastal experience more than an extra room would.
Confirm the area on an LVLS contract is net rather than gross, and whether the terrace or garden counts toward it. In coastal units specifically, the outdoor space is half the experience.
| Unit Type | Area | Starting Price |
|---|---|---|
| Chalet | 90 – 150 m² | 9,500,000 |
| Townhouse | 180 – 185 m² | 28,892,000 – 37,700,000 |
| Twin House | 180 – 260 m² | 19,500,000 |
| Standalone Villa | 300 – 450 m² | 32,000,000 |
LVLS prices start from 9,500,000 Egyptian pounds for the smallest chalet and reach 37,700,000 Egyptian pounds in the upper categories.
The published price per metre at LVLS runs around 142,000 Egyptian pounds. That figure is the correct basis for comparison against other coastal villages, rather than a total that varies with area.
A fair comparison for the LVLS per-metre rate is against a village in the same kilometre band with the same kind of view. A metre at kilometre 179 does not compare with one at kilometre 60, nor with one in Ras El Hekma.
The gap between LVLS categories reflects both area and level. A unit on a high level with an open outlook prices above its equivalent lower down, even at identical size.
Price per metre at LVLS varies within a single category according to level. A unit higher up with a wider view sits above its equivalent below, even when area and bedroom count match exactly.
That makes asking for the chalet rate at LVLS insufficient when negotiating. The right question is the rate for that specific unit, at its specific level and outlook.
Price lists at LVLS shift between launch phases. The CompoundGate team can supply the list current at the time you ask, by category, level and size.
Payment at LVLS North Coast opens with 10% down and instalments running to 8 years on the balance.
Mountain View offers more than one plan at LVLS, some over a shorter seven-year term. A longer term lowers the instalment and raises the total; the reverse holds exactly.
A coastal unit at LVLS carries a different payment calculation from a residential one. It does not generate rent year-round, so the instalment comes from the buyer's income rather than the unit's return outside a short season.
Get the LVLS schedule with dates and amounts before signing, and ask outright about a handover payment. It lands in the same month you pay for furniture outright, and that collision upsets a carefully built budget.
Comparing LVLS plans against each other needs arithmetic rather than impression. A higher down payment reduces the total through developer discounts; a longer term eases the month and raises what you ultimately pay.
The rule for coastal units such as LVLS is that buyers prefer to finish instalments before the unit needs refurbishment. The coast wears finishing faster than inland housing through salt exposure.
Return at LVLS North Coast rests on a different equation from residential property. Rent is seasonal and capital growth is the primary driver.
A coastal unit around kilometre 179 lets by the week rather than the month. Annual rental return in villages comparable to LVLS typically runs between five and eight percent, below residential but concentrated into a short season.
Capital growth is the real bet at LVLS. North Coast prices moved sharply after El Alamein Airport opened and Ras El Hekma began developing, and kilometre 179 sits in a band that benefited from both.
Level within LVLS affects return as it affects price. A unit with an open outlook lets faster and at a higher rate in season, and the difference shows most clearly in peak weeks.
Timing here is moderate. Handover in 2027 is relatively near, shortening the stretch between the first instalment and the first real letting season.
The letting season on the coast concentrates into a handful of weeks, which makes an occupancy rate at LVLS misleading if calculated annually. The correct measure is season income against full-year cost.
Resale at LVLS is driven by level and outlook more than by area. The second buyer pays for what they see from the terrace rather than for square metres alone.
Services at LVLS North Coast are built for a seasonal village, and they differ fundamentally from those of a year-round residential compound.
Round-the-clock security at LVLS matters more than it does inland. A coastal unit sits empty for months, and protecting it out of season is what determines an owner's peace of mind.
The medical centre inside LVLS is no luxury in a village hours from the nearest major city. An emergency on the coast needs a local response before any transfer.
Pools and the health club at LVLS serve the levels furthest from the shore specifically. A unit on a high level sees the sea but walks further to it, and a nearby pool offsets the distance.
Managing facilities out of season separates a village that holds its value from one that slides. Maintenance through the empty months is harder and costlier, and it shows in the village's condition the following season.
Parking at LVLS is a seasonal item above all. A coastal village receives multiples of its ordinary traffic in a peak week, and planning for the peak is the standard.
Delivery services and shops inside LVLS determine how self-sufficient a resident is. A village forcing residents out for the smallest need loses its advantage in a busy season.
Internal roads at LVLS carry a particular load because of the stepping. The climb between levels needs a design that absorbs peak movement or it becomes a bottleneck at weekends.
Lighting and security along internal paths at LVLS show their worth after dark. A coastal village lives more by night than by day, and an unlit path reduces use of the further facilities.
LVLS features concentrate in elements bearing directly on outlook and value.
Vertical stepping at LVLS is the feature hardest to imitate. An existing village cannot rebuild its levels, and a project starting from this design keeps a permanent advantage in the proportion of units with a view.
The 600-metre beachfront at LVLS is a figure worth comparing. A village with a narrow frontage and great depth pushes its units far back, and the ratio here is better than many neighbours manage.
Proximity to El Alamein Airport serves the tenant as much as the owner. A unit a holidaymaker can reach by air lets to a wider pool than one requiring a long drive.
The first drawback at LVLS is that kilometre 179 is further out than villages closer to Cairo. The overland trip approaches three hours, a distance that weighs on a short break.
Mitigation: this is precisely what El Alamein Airport half an hour away addresses for LVLS. Anyone using the village for scattered weeks flies rather than drives, and for a full season the distance matters less.
The second drawback is that the level system leaves some units further from the shore on foot despite overlooking it.
Mitigation: ask about the actual walking distance from your unit at LVLS to the water rather than only whether a view exists, and check internal transport before contracting.
The third drawback at LVLS is that the launch is still in phases, and published lists price one category clearly while others appear only as a starting figure.
Mitigation: request the full LVLS price list for your category and level in writing before contracting, and do not build a decision on a "from" figure attached to a unit that may not be available.
What follows is not general advice but contract terms. An LVLS buyer who signs without documenting them forfeits any standing to object later.
The third item is routinely overlooked at LVLS and elsewhere. "Sea view" is a broad description, and the gap between a direct outlook and one threading between two buildings is substantial in both price and experience.
LVLS North Coast suits someone spending a full season on the coast rather than a short break. The distance justifies itself over a long stay rather than over two days.
It also suits anyone using El Alamein Airport. Air travel turns kilometre 179 from a remote position into a near one, an equation that did not exist a few years ago.
LVLS does not suit a buyer seeking steady year-round rental income. A coastal unit earns in a short season, and anyone needing regular monthly income is better served by residential property.
Nor does it suit someone wanting the beach a few steps from the door. The level system delivers a wider outlook but places some units at a genuine walk from the water.
Buying now at LVLS means paying the price of a project under construction. As 2027 nears that becomes the price of a finished unit, and the difference is what the early buyer captures.
LVLS also suits the investor buying for capital growth rather than income. The middle coast has moved sharply on price, and anyone holding for years is betting on that trend continuing rather than on a season's rent.
Nobody pays the LVLS sticker price. Coastal projects in particular carry a set of obligations that only appear once the contract is signed.
The count begins with the maintenance deposit, then the annual charge — proportionally higher in coastal villages because maintenance continues through the empty months with no residents benefiting from it.
Furnishing an LVLS unit follows. A coastal unit is furnished completely in one go before its first season, and that line is paid in cash over months rather than across years like the price itself.
Then registration and notarisation fees at LVLS, followed by seasonal running costs: electricity, water and specific maintenance paid even in the months you do not occupy it.
Summing those lines on top of the price gives the real ownership figure at LVLS. The distance between it and the marketed number is wider in coastal projects than residential ones.
Out-of-season running costs surprise a first-time LVLS buyer. Charges, maintenance and basic electricity continue through the months the unit sits entirely closed.
Mountain View Developments is the developer of LVLS North Coast, holding a broad portfolio across New Cairo, October and the North Coast.
The Mountain View record on the coast specifically is the most relevant reference for an LVLS buyer. The company has delivered operating coastal villages, which indicates an ability to run what it builds rather than merely build it.
Operating on the coast is harder than inland. A village runs at intensity for two months and empties for ten, and managing that swing separates an experienced developer from one new to the region.
Ask any coastal developer how its villages look five years after handover rather than on opening day. Few questions sort the field as quickly, because running a village through ten empty months is a different discipline from building one.
You can browse other villages near LVLS on the North Coast such as Caesar, Gaia, Beit Al Bahr, Crystal and Summer, or the full Mountain View page.
Edited and verified by the CompoundGate Editorial Team. Last updated: October 18, 2026.
Kilometre 179 on the Dabaa Road, North Coast — about half an hour from El Alamein International Airport and 20 minutes from Crystal Bay.
Location is approximate — confirm with the developer before buying. Details →
| If your priority is… | Consider | Why |
|---|---|---|
| Lower budget | Seazen | From 9,400,000 EGP · same area |
| Faster delivery | La Vista Bay | Delivery 2026 |
| Same tier, different area | Prive - Telal East | New Cairo |
| Same developer, different project | Mountain View iCity October | October |
Mountain View Developments
About Mountain View Developments Mountain View is the real estate arm of Dar Al Mimar Group (DMG), one of Egypt's most established engineering groups. DMG was founded in 1989, while the Mountain View brand specifically launched in 2005, with the first project (Mountain View 1 in...
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