Compound Grand Valleys New Capital is a villa-only residential compound developed by Mountain View inside Kian City (R7) in the New Administrative Capital, along the extension of South 90th Street and the Sixth Settlement. The project marks Mountain View’s first entry into the New Capital after more than fifteen delivered communities in New Cairo, the North Coast, and 6th of October. Its defining figure is a built-up ratio capped at 7% across 500 acres, which leaves more than 460 acres for greenery, water features, and services rather than concrete.
That low density sits behind the entire proposition. Mountain View arranged the land into 12 valleys, each carrying its own visual identity and villa layout, so every standalone villa faces a dedicated landscape instead of a facing wall. Standalone Quattro villas start from 250 m² of built-up area with full super lux finishing, priced from EGP 30,000,000 on installments that reach 9 years. The compound targets families upgrading from the Fifth Settlement who want a second home or a larger unit without moving into the deep interior of the Capital.
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Why Mountain View chose Kian City for its first Capital project
Mountain View selected Kian City (R7) because it forms the direct extension of South 90th Street and the Sixth Settlement, placing the compound on the seam between New Cairo and the New Administrative Capital. This position serves Mountain View’s traditional Fifth Settlement client base, buyers hunting for a second unit or an upgrade who resist relocating into the core of the Capital. The developer also announced a development partnership with STM Investment in March 2025, which strengthens funding and accelerates the construction pace. Kian City itself is one of the newest approved residential districts in the Capital, zoned by the New Urban Communities Authority for low-density villa and premium-compound development, which keeps the surrounding buyer profile consistent with the project’s price tier.
Location and surrounding axes
The compound sits along the South 90th Street and Sixth Settlement extension inside Kian City, a mid-point that shortens the drive from Greater Cairo and from the heart of the Capital at the same time. A network of new arteries feeds the district, giving residents two directions of access rather than one. The most relevant landmarks and axes are listed below with their distances.
- Mohamed Bin Zayed Axis (North and South), the direct link between the New Administrative Capital and New Cairo.
- Al Amal Axis, a main entry corridor into the Capital from the Suez and 10th of Ramadan direction.
- The Middle Ring Road, connecting directly to New Cairo, Badr City, and El Shorouk City.
- Ain Sokhna Road, roughly 10 minutes by car from the project entrance.
- The Monorail station serving daily transit between the Capital and New Cairo.
- The New Administrative Capital International Airport, a short drive from the compound.
Within the Capital, the project lies close to the Green River, the longest linear park in the district, and near the Central Park and the Iconic Tower in Downtown. It also sits a short distance from the Government District and the Financial District, which matters for the wave of civil servants whose workplaces have relocated to the new government headquarters. On the immediate neighbor level, The Island New Capital and De Joya 4 stand nearby, creating a homogeneous residential surround in both price tier and target resident profile.
Area and urban design: a 7% built-up ratio
The compound spans 500 acres, roughly 2,100,000 m², of which Mountain View allocated only 7% to buildings. That figure sits well below the New Capital compound average of 18% to 25%, so the project leans on low density, greenery, and water bodies rather than tight plotting. The masterplan splits the land into 12 valleys, each with its own visual identity and villa distribution, replacing the conventional grid of packed streets. This division gives every villa a natural view over a landscape assigned to it and lowers visual density even inside the project.
Unit types and sizes at Grand Valleys
Mountain View dedicated the project to standalone villas alone, a decision that separates it from the developer’s other communities that mix apartments and villas such as iCity and Hyde Park. The units carry the Quattro Villas name, finished in full super lux and ready for immediate occupancy in the first phases, or handed over within about one year of contract in later phases. The table below summarizes the villa types, sizes, layout, and target buyer.
| Unit type | Built-up area | Bedrooms | Finishing | Target buyer |
|---|---|---|---|---|
| Standalone villa (Quattro) | from 250 m² | 4 to 5 | full super lux | complete families |
| Villa with garden | 250 m² plus land plot | 4 to 5 | full super lux | buyers wanting privacy and outdoor space |
| Twin house | 250 m² built-up, 355 m² land | 4 plus rooftop room | full super lux | families balancing size and budget |
The typical villa model runs across three floors. The ground floor holds the reception, kitchen, and a guest bathroom. The first floor carries a master bedroom plus two additional bedrooms, and the top floor adds a master bedroom with an open area of about 50 m² usable as a lounge or a barbecue zone. The internal distribution suits families of 5 to 7 members, with a clear visual and functional split between family spaces and guest-hosting spaces.
How much does a villa at Compound Grand Valleys New Capital cost?
Villa prices at Compound Grand Valleys New Capital start from EGP 30,000,000 for the base 250 m² unit on installments, while some twin house units start from EGP 29 million. The price includes full super lux finishing, which places the effective rate per meter near EGP 120,000 once land and services are counted. Prices were updated for 2026 and shift with contract timing and unit availability.
Payment and installment plans
Mountain View built a flexible payment structure at Grand Valleys that opens with a small down payment and stretches the balance over years, letting the buyer manage cash flow without heavy pressure. The available terms are set out below.
- A 5% down payment of the unit value at contract.
- A second installment of 5% paid 3 months after contract.
- The remaining unit value installed over 8 years in equal, interest-free payments.
- An option to extend installments to 9 years in specific cases determined by the sales team.
- A cash discount reaching 35% on full cash settlement.
The absence of interest on the installments makes the long-term cost of the unit precisely calculable. That contrasts with bank mortgage financing, which currently adds an annual interest rate between 12% and 18% to a comparably priced unit.
Finishing and delivery: units ready to receive
Grand Valleys carries two delivery tiers. Quattro villas are ready for immediate handover with complete finishing, and villas within later phases begin handover about one year from the contract date. This split serves two buyer types: the buyer seeking immediate housing without the usual 4 to 5 year wait common across Capital projects, and the buyer seeking to invest ahead of a price rise while accepting a short wait. The full super lux finishing covers flooring, doors, bathrooms, a fitted kitchen, and wall paint, so the unit is livable with no added finishing cost.
Amenities and services inside the compound
The developer followed a self-sufficient gated community philosophy, so a resident need not leave the project for daily needs. Because the land is split into 12 separate valleys, the amenities are distributed across the wide area rather than clustered in one spot. The sports and social facilities include a large club in the MV Club style, similar to the one running in iCity and Hyde Park, multiple swimming pools across varied sizes and depths for adults and children, a gym equipped with current machines alongside spa, jacuzzi, and sauna centers, and a refined clubhouse with a leisure zone, restaurants, and cafes, set among crystal lagoons and water features distributed between the villas.
On the daily and commercial side, the compound holds a retail area with shops, brands, and a supermarket, a mix of local and international dining, a nursery and a safe kids area, a large mosque, and a private garage for each villa plus visitor parking. Security runs on an integrated 24-hour system with human guarding, surveillance cameras across the main corners and entrances, and periodic maintenance teams that keep the infrastructure and facilities in order.
Mountain View as a developer: record and credibility
Mountain View for Real Estate Development was founded in 2005 by International Group Holding, and it ranks among the five largest developers in Egypt by size and by number of delivered projects. Over twenty years the company delivered communities including Mountain View iCity Fifth Settlement on 500 acres, Mountain View Hyde Park on 200 acres, Mountain View 1, 2, and 3 in New Cairo, plus Mountain View North Coast, Mountain View Galala, Aliva in Mostakbal City, and Kingsway in 6th of October. Its handover record on these projects is among the least delayed in the Egyptian market, which lowers operational risk for the buyer at Grand Valleys, especially given the project’s early-delivery philosophy. The design language leans on a lightened modern European style with landscape as the core of the living experience, visible here through the valley division, the crystal lagoons, and wide green buffers between blocks.
Investment analysis for the Grand Valleys compound
Compound Grand Valleys New Capital combines several factors that make it a candidate for value appreciation over the medium to long term, based on verifiable facts rather than open promises. First, a large share of government employees has actually moved to the new workplaces in the Government District, which builds rising demand for housing inside the Capital. Second, the low 7% building ratio caps supply inside the project, holding a limited villa count of about 384 units across 500 acres against neighboring compounds that place thousands of units on smaller land.
Third, full finishing cuts the extra cost on the buyer and lifts resale value, since ready villas in the Capital trade at roughly 15% to 25% above their semi-finished counterparts. Fourth, the interest-free plan keeps the total cost over 8 years equal to the announced price, whereas bank financing on a similar unit adds between 40% and 60% in cumulative interest. Fifth, the compound is Mountain View’s first project in the Capital, so the company has reason to concentrate on its success as a base for later projects in the district, historically a driver of execution quality in a developer’s opening project. The project suits families seeking a permanent mid-to-large home and investors targeting a villa asset specifically inside the Capital, and it suits less anyone seeking a unit under EGP 15 million or anyone who prefers apartments over villas. This analysis is guidance only and not investment advice, since property values shift on macroeconomic, political, and regulatory factors.
Frequently asked questions about Compound Grand Valleys New Capital
When does Grand Valleys New Capital deliver?
Compound Grand Valleys New Capital includes Quattro villas ready for immediate handover with complete finishing, alongside later phases that begin handover within one year of the contract date. Delivery runs on the super lux standard with all interior finishing in place, making units directly livable.
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What is the price per meter at Grand Valleys Mountain View?
A villa at Compound Grand Valleys New Capital starts from EGP 30 million for 250 m² including full finishing, which places the rate per meter near EGP 120,000 once land value and services are factored in. Prices were updated for 2026 and vary with unit and contract timing.
Is Grand Valleys Mountain View villas only, or are there apartments?
Compound Grand Valleys New Capital is a fully standalone villa project and contains no apartments or duplexes. This direction secures privacy for residents and lifts the average neighbor profile inside the community, setting it apart from other Mountain View projects that carry a mix of unit types.
Where exactly is Grand Valleys in the Capital?
Compound Grand Valleys New Capital sits in Kian City (R7) in the New Administrative Capital, specifically along the South 90th Street and Sixth Settlement extension, close to the Bin Zayed Axis and the Al Amal Axis, and a short distance from the Government District, the Financial District, and the Capital airport.
Summary
Compound Grand Valleys New Capital brings together three factors rarely combined among its competitors: a developer with a clean handover record entering the Capital for the first time, a low 7% building ratio across 500 acres, and villa-only units with full finishing from EGP 30 million on interest-free installments up to 9 years. To check updated prices or book a viewing, reach out through the form on this page.
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