Compound Creek View Fifth Settlement, New Cairo is a residential compound by Mountain View Developments that reserves 84% of its 119 acres for green landscape, water channels, and open space, holding the built-up footprint to just 16.2%. That single ratio is the reason the project exists, because most New Cairo compounds build on 18% to 25% of their land, and it produces the low-density, waterfront-facing living the developer markets as “Creek Living.” Instead of units looking onto adjacent building facades, homes here open onto extended gardens and water channels that thread between the blocks.

Mountain View split the compound into 4 residential clusters woven around 3 signature gardens named Creek Heights, Creek Valleys, and Creek Island. Unit prices begin at EGP 6,000,000 for apartments and climb to EGP 20,000,000 for standalone villas, with a 5% reservation down payment, installments running up to 14 years, and semi-finished handover scheduled for 2029. The mix targets a wide band of buyers, from a family wanting a garden apartment to an investor placing capital in an iVilla, inside one of the most demand-heavy corners of East Cairo.

Where exactly is Compound Creek View Fifth Settlement, New Cairo located?

Compound Creek View Fifth Settlement, New Cairo sits inside the Fifth Settlement district of New Cairo, directly on the American University Axis, the main road that connects New Cairo to the regional highway network. The position places the compound 5 minutes by car from the American University in Cairo (AUC), the district’s academic anchor, and 5 minutes from Golden Square, the upscale dining and retail cluster of the Fifth Settlement. The Andalus neighborhood, one of the quietest and most settled pockets of the district, borders the compound’s perimeter.

Reading the location as an investor rather than a resident matters here. The American University Axis links the compound to the Ring Road and to the Mosheer Tantawy Axis, which feeds toward the New Administrative Capital, so the site is not isolated on a single artery. This part of New Cairo has recorded the highest cumulative price growth in East Cairo real estate over recent years, driven by mature infrastructure and steady end-user demand rather than speculative launches. A location on a completed axis, next to a stable residential district, carries less delivery-era uncertainty than a plot on a road still under construction.

Distances to key axes and landmarks

American University in Cairo (AUC): 5 minutes by car, the leading academic and research reference in the district and a constant source of rental demand.
Golden Square: 5 minutes, the premium commercial cluster of the Fifth Settlement with international restaurants and retail brands.
American University Axis: direct frontage on the compound, connecting it to the Ring Road and the Mosheer Tantawy Axis.
Andalus neighborhood: adjacent to the compound’s edge, among the calmest and most established sub-districts of the Fifth Settlement.

Beyond the axes, the value of the position comes from the services already operating around it. Because the Fifth Settlement has reached urban maturity, a resident at Creek View lives inside a completed radius of international schools, universities led by the American University in Cairo, hospitals and medical centers, and major retail such as the Golden Square cluster. This is a different starting point from a compound in a newer city, where a buyer waits years for schools and hospitals to arrive. Here, the surrounding infrastructure is present on day one, which is part of why the district holds its rental occupancy so consistently.

Neighboring compounds as a price and status reference

Creek View overlooks Eleven Fifth Settlement and Fifi Collective, and both rank among the luxury compounds of the area. This neighboring context does two useful things for a buyer. First, it sets a pricing benchmark, because any unit inside Creek View gets valued against what comparable homes next door command. Second, it produces a consistent resident profile in terms of income band, and a homogeneous surrounding tier is one of the factors that protects both rental value and resale value over the medium term. Buying next to established peers is a different proposition from buying next to an unknown, still-forming neighborhood.

The Fifth Settlement as a district

The Fifth Settlement is the most developed residential zone within New Cairo, and its character is what frames the value of any compound inside it. The district carries organized urban planning, wide green cover, and a resident base weighted toward professionals, academics, and diplomatic households, which keeps demand for quality housing consistent rather than seasonal. Its road grid ties into the Ring Road, the Suez Road, and the axes reaching the New Administrative Capital, so a home here stays connected to both older Cairo and the newer eastern expansion. For a buyer, sitting inside a settled, high-demand district removes a layer of uncertainty that a plot in a still-forming area cannot match.

Urban design and the Creek Living concept

Mountain View organized the master plan around 4 residential clusters that are visually separated yet functionally connected, with 3 principal gardens forming the spine of the green corridors that run through the compound. The design choice is structural rather than decorative, because every unit in each cluster sits within a short walk of at least one of the three gardens. That proximity is what gives the “Creek Living” label its meaning, positioning homes alongside the water and green corridors rather than pushing the landscape to the edge of the plot.

Creek Heights: the highest garden in the project by elevation, giving the surrounding units panoramic views across the compound.
Creek Valleys: the low, quiet garden, built around extended lawns and recreational walking routes.
Creek Island: a garden ringed by water bodies that create the sense of an island inside the compound.

The facades follow a two-tone signature of pure white and sky blue, a recurring visual identity across Mountain View projects that reads more strongly here because it reflects off the water bodies wrapping the units. For buyers comparing options in the district, this urban logic is the clearest way Creek View differentiates itself from larger but denser compounds nearby, where a bigger total area can still translate into more units per acre and less open frontage per home.

The cluster arrangement also affects how the compound lives day to day. Splitting the community into four visually separate clusters keeps foot and car traffic distributed instead of funneling everyone through a single core, and it gives each cluster its own relationship to one of the three gardens. Creek Heights leans on elevation and long views, Creek Valleys on quiet lawns and walking routes, and Creek Island on the sense of being wrapped by water. A buyer can therefore choose a unit by the daily experience they want, whether that is a higher vantage point, a calm green setting, or a waterfront position, rather than treating every part of the compound as interchangeable.

Total area and how the 119 acres are distributed

Compound Creek View Fifth Settlement, New Cairo spans 119 acres, roughly 500,000 m². The built-up ratio is held at 16.2%, a figure noticeably below the Fifth Settlement average, which usually falls between 18% and 25%. The remaining 83.8% is divided between wide green areas covering the three main gardens and the green corridors between clusters, water bodies that form the “creeks” the project is named after, and open zones set aside for recreation and community services.

The practical translation of that ratio is straightforward. Population density per acre is lower, the share of units facing open space is higher, and the privacy gap between one unit and its neighbor is wider. This is the trade-off that leads some buyers to prefer Creek View over compounds that offer a larger total area but pack in higher density. More land does not automatically mean more space per home, and the built-up ratio is the number that actually governs how open the daily living experience feels.

The distribution also shapes the finishing decision. Units are delivered semi-finished, so the structural build and the base treatment of floors and walls arrive complete, and the owner controls the final interior layer. Combined with the open master plan, that lets a buyer tune the home to the view it faces, whether that is a garden edge, a water channel, or an internal green corridor. A semi-finished handover in a low-density project gives the resident more say over both the interior and how it opens onto the surrounding landscape than a fully finished unit in a dense block would.

Unit types and sizes in Compound Creek View Fifth Settlement, New Cairo

The compound offers 4 core unit types that address different buyer segments, from someone after a family apartment to an investor targeting a standalone villa. The apartments and penthouses suit smaller budgets and rental plays, while the iVilla range delivers a villa-style experience, either a private garden or a private roof, at a price well under a standalone villa.

Unit type	Area (from)	Standout feature
Apartment	120 m²	Layout suited to a mid-size family, facing a garden or a water channel
Penthouse	160 m²	Wide terraces with a panoramic view across the full cluster
iVilla Garden	180 m²	Attached private garden, the closest option to a villa at a lower price
iVilla Roof	190 m²	Large private roof that turns the top floor into extra living space
Standalone villa	By design	The highest tier of privacy and space in the project

The iVilla Garden and iVilla Roof models carry Mountain View’s established signature. The developer refined this concept in earlier projects such as Mountain View Hyde Park and iCity, and its purpose is to deliver the villa experience, a private garden or a private roof, at a price far below a standalone villa. That widens the pool of buyers who can afford a home with villa-grade features without paying standalone-villa money.

A closer look at each unit type

The apartments open the range at 120 m² and target the mid-size family that wants a home facing a garden or a water channel rather than a neighboring facade. They also form the natural entry point for a rental investor, since the ticket size stays reasonable while the layout appeals to the tenants who circulate through the Fifth Settlement. The penthouses step up from 160 m² and add wide terraces with a panoramic view over the full cluster, which suits a buyer who values outdoor space and an elevated position without moving to a villa budget.

The iVilla Garden starts at 180 m² and attaches a private ground-level garden to the unit, making it the closest thing to a standalone villa for a buyer who wants private outdoor land at a lower price. The iVilla Roof begins at 190 m² and swaps the garden for a large private roof, turning the upper floor into an extra living area for gatherings or a quiet outdoor retreat. The standalone villas sit at the top of the project, offering the widest plots and the highest degree of privacy for buyers whose priority is space and seclusion over price.

Compound Creek View Fifth Settlement prices 2026

Unit prices at Compound Creek View Fifth Settlement, New Cairo start at EGP 6,000,000 for apartments and reach EGP 20,000,000 for standalone villas, with a clear step between each tier. Apartments run from EGP 6,000,000 up to EGP 10,000,000, iVilla Roof units begin at EGP 15,000,000, iVilla Garden units at EGP 16,000,000, and standalone villas top the range at EGP 20,000,000.

Unit type	Price starts from	Price up to
Apartments	EGP 6,000,000	EGP 10,000,000
iVilla Roof	EGP 15,000,000	By unit
iVilla Garden	EGP 16,000,000	By unit
Standalone villas	By design	EGP 20,000,000

These prices were updated in June 2026 and reflect the developer’s announced figures at the time this page was written. Because compound pricing in the Fifth Settlement moves with each release phase, the current figure at the moment of reservation should be confirmed through the contact form on this page before any decision.

Payment and installment plans at Creek View

Mountain View built a long, flexible payment structure into Creek View that reflects a strategy of reaching a broad buyer base rather than concentrating on cash purchasers. The combination of a low entry down payment and an extended installment term brings the monthly figure down to a level the upper-middle segment can carry, a group that has traditionally been priced out of villa-grade units in the Fifth Settlement.

Reservation down payment: starts at just 5% of the total unit value, below the market average of 10% to 20%.
Installment term: extends up to 14 years, among the longest repayment windows available in Fifth Settlement compounds.
Delivery: scheduled for 2029.
Finishing: semi-finished, letting the owner customize interior finishes to personal taste.

The structure of 5% down with a 14-year term matters most when read against the delivery date. Most of the unit value is repaid after handover, which means an owner can begin renting the unit before finishing the installments, and a meaningful part of the monthly payment can be covered by the rental income itself. That mechanic is what turns a long installment plan from a burden into an investment lever.

Amenities and services inside the compound

Amenities in Creek View are grouped into clear functional categories, from a central community building to daily-need retail. The standout is The Lighthouse, the community heart of the compound, a space combining co-working areas, multi-purpose halls, and creative workshops. The concept draws on the “community hub” model spreading through newer compounds as an alternative to the traditional clubhouse, and it specifically serves residents who work from home.

Sports and recreation

A full sports club fitted with modern equipment.
Olympic swimming pools segmented between adults and children.
Football, tennis, and basketball courts.
3 main gardens with water bodies and walking and jogging tracks.

Commercial and daily services

A commercial zone inside the compound houses a supermarket, pharmacies, retail shops, cafes, and restaurants. The point is that a resident can meet daily needs without leaving the compound, which is a practical advantage in the Fifth Settlement, where the road network can stretch a quick trip to a nearby shop into a 20-minute drive at peak times. Keeping essentials on-site removes that friction from everyday life.

Security and maintenance

24-hour security with high-definition surveillance cameras and electronic gates.
A permanent maintenance and facility-management team to keep shared amenities running efficiently.
Dedicated children’s areas with safe play equipment, shaded space, and continuous supervision.

The developer: Mountain View Developments

Mountain View Developments was founded more than 25 years ago and ranks among the 10 largest developers in the Egyptian real estate market by land under development. The company built its own urban model around low-density compounds with high green ratios, and Creek View is the newest application of that model in the Fifth Settlement. For a project still under construction, the developer’s identity is not a branding detail but a risk factor, because a documented delivery record is what tells a buyer the 2029 handover date is credible.

Notable earlier Mountain View projects

Mountain View iCity Fifth Settlement, the smart-city project in the same district.
Mountain View Hyde Park, one of the company’s largest projects in New Cairo.
Grand Valleys in the New Administrative Capital.
Mountain View iCity October and Mountain View 4 October Park.
Aliva Mountain View in Mostakbal City.
Coastal projects including Plage North Coast, LVLS, Mountain View Diplomats in Ras El Hekma, and Mountain View Ain Sokhna.

This portfolio spans delivered and handed-over projects across five geographic zones, East Cairo, West Cairo, the North Coast, Ain Sokhna, and the New Administrative Capital. For a buyer in an under-construction project like Creek View, that breadth is the strongest available assurance, because a developer’s delivery history converts directly into lower execution risk on the unit being purchased today.

It also sets a reference for what the finished product tends to look like. Mountain View has applied the same low-density, high-green template repeatedly, and iCity and Hyde Park sit in the same district as Creek View, so a prospective buyer can walk delivered examples of the developer’s landscaping standards, facility quality, and community management rather than judging from renders alone. For an under-construction purchase, being able to inspect a completed project by the same developer nearby is a practical way to test whether the 2029 promise is likely to match the eventual reality.

Creek View is the newest of these launches, which places it early in its construction cycle with delivery targeted for 2029. Buying at this stage is what opens the gap between the current reservation price and the handover value, and it is also why the developer’s track record carries so much weight in the decision, since the unit is being paid for well before it is physically complete. The phased rollout of the four clusters means later phases can carry different pricing from the opening ones, so the timing of a reservation within the cycle is itself part of the purchase.

Investment analysis: who is Creek View a fit for?

Assessing Creek View as an investment rests on four factors that can be checked against prior data rather than opinion. The first is the location. The Fifth Settlement has reached urban maturity, meaning infrastructure is complete, services such as international schools, universities, hospitals, and markets are in place, and rental demand is stable thanks to the presence of the American University, corporate offices, and embassies. That maturity lowers the risk on a rental investment and helps hold occupancy.

The second factor is the developer. Mountain View’s record of completed handovers, including Hyde Park, iCity, and 4 October Park, reduces the probability of a slip past the announced 2029 delivery. The gap between buying from a developer with a delivery record and buying from a newer name can run to years in actual handover time, and that difference is itself part of the return calculation. The third factor is the pricing window. The roughly three-year distance between today’s reservation price and the 2029 handover gives room for the unit to appreciate before delivery, the classic model for buying into an under-construction asset. Paired with the 14-year installment plan, the larger share of the unit value is paid after handover, so an owner can start leasing before completing payment.

The fourth factor is the depth of rental demand around the compound. Demand for premium units near the American University and the Andalus neighborhood comes from several sources at once, faculty and postgraduate students at AUC, staff at New Cairo companies and embassies, and returning expatriate families. That variety spreads the risk, because if one demand segment softens seasonally, another compensates. An area with diversified demand behaves very differently from one dependent on a single source.

These four factors feed into how the return actually forms. On the rental side, the mix of AUC-linked tenants, corporate staff, and diplomatic households in the Fifth Settlement supports steady leasing rather than a single peak season, which is what keeps a rental return predictable enough to service part of the installment. On the capital side, the appreciation case leans on the built-up ratio and the neighboring price benchmarks, because a low-density unit next to established luxury compounds tends to hold its position as the surrounding tier sets the reference price. Neither outcome is guaranteed, but both rest on attributes already stated on this page rather than on a forecast.

Resale liquidity is the other side of the same coin. The wide payment structure that helps a first buyer also helps a future one, because a unit that can be taken over with a modest remaining down payment and a long installment tail appeals to a larger pool at resale than a unit that demands a heavy cash settlement. Combined with a location inside a mature, in-demand district, that keeps the exit path for an owner wider than it would be in an isolated or early-stage area, which matters as much to an investor as the entry price.

Target buyer profiles

Owner-occupier: an upper-middle-income family seeking a low-density compound at a reasonable price relative to neighboring options.
Rental investor: the apartments in the EGP 6,000,000 to EGP 10,000,000 band are the best fit, a sensible ticket size against strong local rental demand.
Long-term investor: the iVilla and standalone villa units suit buyers targeting capital appreciation rather than rental yield.

This analysis is for guidance only and is not investment advice. Any purchase decision depends on the buyer’s own financial circumstances and time horizon.

Frequently asked questions

When are Creek View units delivered?

Compound Creek View Fifth Settlement, New Cairo delivers its units in 2029 according to the schedule announced by Mountain View. Units are handed over semi-finished, meaning the structural build and the base finishes for floors and walls are complete, while the owner adds the final interior finishes to personal taste.

How much do prices at Creek View New Cairo start from?

Prices at Compound Creek View Fifth Settlement, New Cairo start at EGP 6,000,000 for apartments from 120 m² and rise to EGP 20,000,000 for standalone villas. iVilla Roof units start at EGP 15,000,000 and iVilla Garden units at EGP 16,000,000, based on the figures announced for 2026.

What is the built-up ratio at Creek View?

Compound Creek View Fifth Settlement, New Cairo holds its built-up ratio at 16.2% across 119 acres, leaving 83.8% for green areas, water bodies, and open space. This is well below the Fifth Settlement average of 18% to 25%, which is what gives the compound its low-density character.

What is the down payment and installment plan?

Compound Creek View Fifth Settlement, New Cairo requires a reservation down payment starting at 5% of the unit value, with installments extending up to 14 years. Delivery is set for 2029, so most of the unit value is paid after handover, which lets an owner begin leasing the unit while still paying.

Who is the developer of Creek View?

Compound Creek View Fifth Settlement, New Cairo is developed by Mountain View Developments, founded more than 25 years ago and among the 10 largest developers in Egypt by land under development. Its earlier projects include Hyde Park, iCity, and Grand Valleys, giving it a documented delivery record.

What is the Creek Living concept at Creek View?

Creek Living is the design philosophy behind Compound Creek View Fifth Settlement, New Cairo, where homes are positioned alongside water channels and gardens rather than facing other buildings. It is delivered through 4 residential clusters woven around 3 gardens, Creek Heights, Creek Valleys, and Creek Island, so most units sit within a short walk of open water and green space.

Summary and contact

Compound Creek View Fifth Settlement, New Cairo brings together a mature New Cairo location, a low-density master plan at just 16.2% built-up, and a long 14-year payment plan from a developer with a documented delivery record. That combination makes it a sound fit for a buyer seeking a family home or a medium-risk investment in an area where rental demand stays steady. The mix of apartments, iVilla units, and standalone villas keeps the entry point accessible while leaving room to scale up.

To ask about available units, updated prices, or to book a viewing, get in touch through the contact form on this page.

Compound Creek View Fifth Settlement, New Cairo

About the Project