Compound Jirian October is a 1,600-acre residential city on the Sheikh Zayed Axis in 6th of October, developed by an alliance of Mountain View, Palm Hills and Nations of Sky, and built around an artificial branch of the Nile that runs through the middle of the site. Roughly 90% of the units in the Mountain View and Nations of Sky zones open directly onto that waterway, which is the single fact that separates this project from every other compound in West Cairo. Most gated communities in 6th of October and Sheikh Zayed sell a view of a small lake or a landscaped strip. Jirian sells a riverfront, and the masterplan, the unit mix and the pricing all follow from that decision.
Apartment prices at Compound Jirian October start from EGP 7,874,000 in the Palm Hills zone, townhouses in the Nations of Sky zone start from EGP 22,000,000, and the seven-bedroom palaces on the water reach EGP 285,000,000. Every unit is delivered fully finished in 2029, on a plan that asks for 5% at contract and spreads the balance over 8 years. This guide covers the three zones and their designers, the full unit and price tables for 2026, the payment terms, the location on the West Cairo road network, the amenities, the three developers’ track records, and an investment reading grounded in those numbers.
Why is Compound Jirian October different from other 6th of October compounds?
Compound Jirian October differs from other 6th of October compounds because three developers share one masterplan organised around a continuous artificial Nile branch, so about 90% of villas and apartments in the Mountain View and Nations of Sky zones have a direct water frontage rather than a view of a single central lake. The name itself comes from the Arabic word for flowing, a reference to that waterway.
The planning choice matters more than it first appears. A compound with one central lagoon can give a water view to a single front row of units, and everything behind that row pays a premium for proximity to something it cannot see. Jirian instead threads the water through the whole site as a network of channels and residential islands, which is why the waterfront ratio is close to nine units in ten instead of one in ten. The developers treated the water as the organising axis of the city, then placed the residential blocks along its banks and on the islands it forms.
The second distinction is the ownership structure. Mountain View, Palm Hills and Nations of Sky each took a section of the land and designed it with their own architectural language, so the buyer chooses between three distinct neighbourhoods inside one gate. That produces visual variety that a single-developer compound rarely achieves, and it spreads delivery responsibility across two companies with long completed-project records plus a third partner that carried the original concept.
The three zones of Jirian: Mountain View, Palm Hills and Nations of Sky
The alliance markets the overall land at 1,600 acres. The three zones for which detailed plans have been released account for 374, 360 and 90 acres respectively, and each one has a different character, a different unit mix and a different price band. Understanding which zone a unit sits in is the first step to reading the price tables further down, because the same three-bedroom villa costs very different amounts depending on the developer behind it.
Mountain View zone: 374 acres raised 20 metres above the water
Mountain View took the corner closest to Sheikh Zayed and shaped it as a terraced landscape that rises up to 20 metres above the level of the Nile branch. That elevation gives residents a downward view over the water and the green corridors instead of a flat view across them. Around 90% of the units in this zone overlook the river, and the land is divided into themed districts, the best known of which is Blue Islands, a cluster of residential islands set inside the water network.
The company applied a 100% detached rule to its villas here, so no villa shares a wall with a neighbour. The zone carries the widest product range in the project: one to three-bedroom apartments from 60 m², penthouses up to 175 m² plus a Luxury Penthouse line with elevated views, townhouses and Luxury Villas from 165 m², and The Nile House palaces at the top of the range.
Palm Hills zone: 360 acres on three islands with six G+80 towers
Palm Hills drew its 360 acres on the 6th of October edge of the site in a contemporary architectural style, and dedicated about 20% of the zone’s surface to the water channel. The land is arranged as three islands. The first is reserved for villas and townhouses with full privacy inside the landscape, while the other two carry residential towers whose windows open onto the water horizon.
Those towers are the tallest element in the project: six residential towers of G+80 with panoramic views over the Nile branch. The result is a zone that balances the horizontal scale of the villa island against the vertical scale of the tower islands, which is why Palm Hills carries the lowest apartment entry price in the project alongside some of its most expensive standalone villas.
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Nations of Sky zone: 90 acres of villas and palaces only
Nations of Sky holds the smallest zone at 90 acres and the most exclusive brief. The entire area is reserved for townhouses, standalone villas and palaces, with no apartment buildings. About 90% of its units front the waterway directly, and an internal water network runs through roughly 22% of the zone’s surface. The buyer this zone targets wants a large plot, maximum privacy and a private stretch of water, and the price table for the zone reflects that from its EGP 22,000,000 townhouse floor to the EGP 285,000,000 palace.
Across all three zones the masterplan keeps generous spacing between units and distributes services and leisure facilities along the length of the city, so no resident is far from the daily amenities. Villas in the Mountain View and Nations of Sky zones are fully detached, while the towers sit on the islands to take the widest possible viewing angle over the water.
Unit types and sizes in Compound Jirian October
Compound Jirian October offers apartments, duplexes, penthouses, townhouses, twin houses, standalone villas and palaces, with sizes running from 60 m² one-bedroom apartments to 1,000 m² seven-bedroom palaces. Apartments are concentrated in the Mountain View and Palm Hills zones, while the Nations of Sky zone sells villas and palaces only. The table below groups the ranges as published in the project data.
| Unit type | Size (m²) | Bedrooms | Zone |
|---|---|---|---|
| Apartment | 60, 175 | 1, 3 | Mountain View / Palm Hills |
| Duplex | 206, 220 | 3 | Mountain View / Palm Hills |
| Penthouse | 99, 220 | 2, 3 | Mountain View / Palm Hills |
| Townhouse | 165, 190 | 3 | All three zones |
| Twin house | 180 | 3 | Mountain View |
| Standalone villa | 175, 600 | 3, 5 | All three zones |
| Palace | 1,000 | 7 | Nations of Sky |
The one and two-bedroom apartments suit couples and small families who want a fully finished waterfront unit inside a budget of roughly EGP 8 to 17 million. Three-bedroom apartments and duplexes between 137 and 220 m² serve larger households that need separation between living and sleeping areas. Townhouses at 165 to 190 m² and the 180 m² twin houses give a villa lifestyle at a lower plot cost, and the standalone villas from 175 m² up to 600 m² serve buyers who want detached living with a private water frontage.
The palaces are a category of their own. Each spans 1,000 m² with seven bedrooms, sits in the Nations of Sky zone, and is priced at EGP 285,000,000. Palm Hills also offers villas on one or two floors that separate social and private areas, and Mountain View’s Luxury Villa and Luxury Penthouse lines occupy the upper end of its own zone. The width of this range means a buyer can move between price tiers inside one project instead of comparing several compounds.
Compound Jirian October prices 2026 by zone
Prices at Compound Jirian October start from EGP 7,874,000 for a one-bedroom apartment in the Palm Hills zone, from EGP 8,237,000 for an apartment in the Mountain View zone, and from EGP 22,000,000 for a townhouse in the Nations of Sky zone. The Mountain View zone tops out at EGP 52,104,000 for a standalone villa, and the Nations of Sky palaces set the project ceiling at EGP 285,000,000. All figures below were updated for 2026 and move with availability and with the unit’s position on the water.
Mountain View zone prices
| Unit | Bedrooms | Size (m²) | Installment price (EGP) |
|---|---|---|---|
| Apartment | 1 | 60, 75 | 8,237,000, 8,681,000 |
| Apartment | 2 | 95, 140 | 12,060,000, 16,824,000 |
| Apartment | 3 | 145, 175 | 16,727,000, 22,150,000 |
| Duplex | 3 | 220 | 28,552,000, 29,220,000 |
| Penthouse | 3 | 185, 220 | 24,982,000, 29,114,000 |
| Townhouse | 3 | 165 | 24,170,000, 24,370,000 |
| Twin house | 3 | 180 | 23,755,000, 23,916,000 |
| Standalone villa | 3, 5 | 175, 320 | 24,505,000, 52,104,000 |
Palm Hills zone prices
| Unit | Bedrooms | Size (m²) | Installment price (EGP) |
|---|---|---|---|
| Apartment | 1 | 62, 64 | 7,874,000, 9,170,000 |
| Apartment | 2 | 106, 144 | 12,720,000, 17,670,000 |
| Apartment | 3 | 137, 163 | 16,571,000, 24,042,000 |
| Duplex | 3 | 206, 220 | 23,320,000, 26,479,000 |
| Penthouse | 2, 3 | 99, 194 | 12,060,000, 21,350,000 |
| Townhouse | 3 | 174, 176 | 22,783,000, 24,595,000 |
| Standalone villa | 3, 4 | 196, 405 | 33,592,000, 95,012,000 |
Nations of Sky zone prices
| Unit | Bedrooms | Size (m²) | Installment price (EGP) |
|---|---|---|---|
| Townhouse | 3 | 185, 190 | 22,000,000, 25,500,000 |
| Standalone villa | 3 | 205, 270 | 34,000,000, 49,000,000 |
| Standalone villa | 4 | 390, 460 | 63,000,000, 80,000,000 |
| Standalone villa | 5 | 600 | 162,000,000 |
| Palace | 7 | 1,000 | 285,000,000 |
What the price per metre tells you
The average price per square metre runs from about EGP 119,500 on the larger Mountain View apartments to about EGP 285,000 on the Nations of Sky palaces. That spread reflects the different briefs of the zones rather than a difference in build quality: a 175 m² three-bedroom apartment in a terraced block and a 1,000 m² detached palace on its own water frontage are not the same product. Inside a single zone, the useful comparison is between a unit on the water and an interior unit of the same size, and the waterfront unit consistently carries the higher resale price and the stronger rental demand.
Set against compounds in Sheikh Zayed and 6th of October that offer lake or garden views only, the entry price at Jirian is higher, and buyers should read that as the cost of the river frontage and the location rather than as a premium without substance. The Palm Hills zone is the place to look for the lowest apartment ticket, and the Mountain View zone for the widest choice of mid-range apartments between EGP 12 and 22 million.
Payment plan, down payment and reservation deposits
Compound Jirian October sells on a plan that begins with a 5% down payment at contract, adds a second 5% two months later, and then divides the remaining value into equal installments over up to 8 years. For a Palm Hills one-bedroom apartment at EGP 7,874,000 that means roughly EGP 394,000 at signing and a similar amount two months on, which keeps the entry barrier low for a fully finished waterfront unit. The reservation deposit and the maintenance deposit are set separately, as follows.
- Down payment: 5% of the unit value at contract, followed by a further 5% after two months.
- Installment term: equal installments over up to 8 years.
- Reservation deposit for apartments: from EGP 100,000.
- Reservation deposit for townhouses: from EGP 150,000.
- Reservation deposit for villas: from EGP 200,000.
- Maintenance deposit: about 9% of the unit value.
Two practical notes on these terms. The 9% maintenance deposit is a real cost to budget alongside the 10% paid in the first two months, so a buyer should plan on close to a fifth of the unit value moving in the first year even though the headline down payment is 5%. Second, the 8-year term runs past the 2029 delivery date, so a buyer who takes the full term will still be paying installments for roughly four years after receiving the keys, which is helpful for anyone planning to cover part of those installments with rental income from a finished unit.
Where is Compound Jirian October located?
Compound Jirian October sits directly on the Sheikh Zayed Axis inside 6th of October City, with a frontage on the Middle Ring Road that connects it to most of West Cairo’s districts. The site is minutes from Sphinx International Airport and from the Grand Egyptian Museum and the Giza Pyramids, and the 26th of July Axis links it to central Cairo. The alliance chose the plot for the combination of that road access with enough land to carve a Nile-inspired waterway through the whole site.
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The Sheikh Zayed Axis is the upscale spine of the wider 6th of October area, and the position on it places Jirian between the settled residential districts of Sheikh Zayed on one side and the newer developments on the October edge on the other. That is why the project reads as part of Sheikh Zayed in some listings and as part of 6th of October in others. Administratively it lies within 6th of October City on the axis that carries Sheikh Zayed’s name.
Roads, landmarks and services near Jirian
- Middle Ring Road: direct frontage, linking residents to most Cairo districts without crossing the city centre.
- Sphinx International Airport: minutes away, a practical advantage for frequent business and leisure travellers.
- Grand Egyptian Museum and the Giza Pyramids: a short drive, adding a tourism dimension to the area’s property values.
- 26th of July Axis: connects 6th of October and Sheikh Zayed to downtown Cairo.
- Wahat Road and the new Dabaa Axis: open direct routes towards October Gardens and the North Coast.
- Mall of Egypt, Mall of Arabia and Arkan Plaza: the main retail and entertainment destinations of West Cairo, minutes from the site.
- Sheikh Zayed Specialized Hospital, the Shooting Club and the Gezira Club branch: medical and social services within the immediate radius.
- October 6 University and MSA University: two of the largest private universities in the area.
The neighbouring residential stock gives a buyer clear reference points. Established communities such as Seven Residence in October Gardens and Pyramids City 5 sit in the same corridor, and larger master-planned projects like Badya by Palm Hills and Mountain View iCity October are the closest comparables built by two of the same developers. Comparing Jirian’s per-metre pricing against those projects is the most direct way to judge how much of the premium is attributable to the waterfront.
6th of October City as the surrounding context
6th of October is among the largest and most mature of the new cities west of Cairo. It already contains private universities, hospitals, large malls, industrial zones and entertainment districts, so a buyer in Jirian is not waiting for the surrounding city to be built. The maturity of the services reduces the usual risk of moving into a brand-new project, because schooling, healthcare and retail are functioning today rather than promised for a later phase.
The Sheikh Zayed Axis adds a second layer. It is the corridor along which the most expensive West Cairo compounds have clustered over the last decade, and a project on the axis inherits that pricing environment. Jirian’s contribution to the corridor is the waterfront, which the older Sheikh Zayed compounds cannot retrofit, and that is the structural reason the project can hold a higher entry price than its neighbours.
Amenities and services inside the compound
The facilities at Compound Jirian October are planned as the services of a self-contained city rather than a conventional compound, with a clear emphasis on activities tied to the waterway alongside the everyday services. Each zone carries facilities that suit its own character, from the golf course and the wellness resort to the private marinas and the tower islands.
- A golf course set within rolling green landscape.
- A wellness resort combining physiotherapy, yoga and relaxation areas.
- An international commercial district with global retail brands, restaurants and cafés.
- Six residential towers of G+80 with panoramic water views in the Palm Hills zone.
- A multi-level riverside promenade running the length of the waterfront.
- Private marinas with boat docks giving direct access onto the Nile branch.
- A social and sports club with gyms, indoor pools and lounge areas.
- 24/7 security with surveillance cameras, electronic gates and trained guards.
- Maintenance services, smart-home systems, high-speed internet and banking services.
- Family entertainment areas, children’s playgrounds, gardens and green walkways.
The marinas and the riverside promenade are the two items on that list that no other West Cairo compound can currently match, and they define the lifestyle the project is selling: a resident can walk or boat along the water inside the gate. The commercial district, the club and the banking services mean that the daily routine of shopping, sport and errands happens inside the compound, which supports both owner-occupation and the rental case for investors.
Who is the developer of Compound Jirian October?
Compound Jirian October is developed by a three-way alliance of Mountain View, Palm Hills Developments and Nations of Sky, each responsible for its own zone of the masterplan. Mountain View and Palm Hills are two of Egypt’s largest private developers with decades of completed communities in New Cairo, 6th of October, the North Coast and Ain Sokhna, while Nations of Sky is the newer partner that carried the project’s original concept.
Mountain View
Mountain View, founded in 2005, ranks among the biggest developers in both New Cairo and West Cairo. Its portfolio includes Mountain View iCity in New Cairo and in October, Mountain View Hyde Park, Kingsway October, and a chain of coastal projects on the North Coast and in Ain Sokhna. The company’s terraced, nature-led planning style is visible in the raised 374-acre Jirian zone, which uses the same play of elevation and landscape that characterises its iCity communities.
Palm Hills Developments
Palm Hills Developments, established in 1997 and listed on the Egyptian Exchange, is one of the pioneers of large-scale community development in Egypt. Its record includes Badya in October, Palm Hills New Cairo, The Crown in October, Hacienda Bay and Hacienda White on the North Coast, and Palm Hills New Alamein. That breadth across residential, coastal and city-scale projects gives a buyer a realistic reference for the execution standard to expect on the 360-acre Palm Hills zone at Jirian.
Nations of Sky
Nations of Sky is the third partner and the originator of the Jirian urban concept. It is a recent entrant to the market, established in 2024, and its 90-acre zone is positioned as the most exclusive part of the city, limited to villas and palaces on the water. For the buyer, the important point is that the newer company’s zone sits inside a masterplan shared with two developers whose completed-project record is long, which distributes the delivery risk that would otherwise attach to a first project.
Three developers of this scale on one plot is rare in the Egyptian market. It gives the buyer architectural variety and choice on one hand, and on the other it spreads responsibility and expertise across entities that each have their own delivery history. For a unit bought off-plan with handover in 2029, the presence of Mountain View and Palm Hills materially lowers the probability of a stalled project compared with a single new developer working alone.
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Finishing standard and the 2029 delivery schedule
Every unit in Compound Jirian October is delivered fully finished, from the 60 m² apartments to the 1,000 m² palaces, so the buyer receives a unit ready to occupy or rent without a separate finishing budget. The announced delivery year is 2029, about four years from contract, and the project is being executed in several phases so that the three zones follow a staggered timetable rather than a single handover date.
Full finishing changes the economics of the purchase in two ways. It removes the twelve to eighteen months and the additional capital that a semi-finished unit in a comparable compound would need before it could be lived in or let, and it makes the unit income-producing from the month of handover. Combined with the payment plan that continues past 2029, this is the mechanism that lets an investor use rent to service the final years of installments.
Who should buy at Jirian, and who should look elsewhere?
The project fits three buyer profiles well. The first is a family or couple that wants a fully finished apartment with a water view on the Sheikh Zayed Axis, with a budget between roughly EGP 8 and 17 million and a willingness to wait until 2029. The second is a villa buyer who values a detached house on a private water frontage and is prepared to pay from EGP 22 million for a townhouse or from EGP 34 million for a standalone villa in the Nations of Sky zone. The third is a long-horizon investor who wants a scarce asset in a corridor where prices have historically moved with the axis.
It fits three profiles less well. A buyer looking for the cheapest possible unit in 6th of October will find lower entry prices in compounds without a waterfront. A buyer who needs to move in within a year is not served by a 2029 handover. And a buyer who wants a small apartment specifically in the villa-focused Nations of Sky zone will not find one, because that zone carries no apartment buildings and the early phases across the project lean towards villas and larger units until later apartment releases arrive.
Is Compound Jirian October a good investment?
Compound Jirian October is a strong candidate for long-term investors because its central asset, an extended artificial Nile branch with about 90% of units on the water, cannot be replicated by neighbouring compounds, and scarce assets in the Sheikh Zayed Axis corridor have historically held value. Fully finished handover in 2029 and an 8-year plan support a buy-and-let strategy from the day of delivery. This analysis is guidance, not investment advice.
The investment case rests on four facts stated earlier. The waterfront ratio makes the typical unit at Jirian a front-row product, whereas the typical unit in a lake compound is an interior one, and front-row units command higher resale and rental figures. The location on the Sheikh Zayed Axis and the Middle Ring Road, with Sphinx Airport and the Grand Egyptian Museum minutes away, ties the project to the infrastructure that has driven West Cairo pricing over the medium term. Two developers with long delivery records reduce completion risk. And full finishing plus the payment term running past handover lets rental income carry part of the final installments.
The considerations on the other side are equally concrete. The entry price is higher than in nearby non-waterfront compounds, and the buyer is paying that premium up front against an asset delivered in 2029. Early-phase supply leans towards villas and large units, which limits the choice of lower-priced apartments until later releases. And the four-year horizon suits patient capital more than a buyer chasing a quick resale. Precise appreciation figures for the corridor are not part of the published project data, so any projection should be treated as an estimate.
Frequently asked questions about Compound Jirian October
Is Jirian in Sheikh Zayed or in 6th of October?
Compound Jirian October lies inside 6th of October City on the Sheikh Zayed Axis, which is why listings name it under both areas. The site fronts the Middle Ring Road, and its Mountain View zone occupies the corner nearest to Sheikh Zayed’s established districts, while the Palm Hills zone faces the October side.
Who is the developer of Jirian?
Compound Jirian October is developed jointly by Mountain View, Palm Hills Developments and Nations of Sky. Mountain View holds a 374-acre zone, Palm Hills a 360-acre zone and Nations of Sky a 90-acre zone, and each company designs, sells and delivers the units within its own section of the shared masterplan.
What is the payment plan for Jirian?
Compound Jirian October is sold with 5% paid at contract, a further 5% after two months, and equal installments on the balance over up to 8 years. Reservation deposits start at EGP 100,000 for apartments, EGP 150,000 for townhouses and EGP 200,000 for villas, and a maintenance deposit of about 9% applies.
When will Jirian be delivered?
Compound Jirian October is scheduled for delivery in 2029, roughly four years from contract, with all units handed over fully finished. Construction is phased across the three developer zones, so handover dates within the project follow a staggered timetable rather than a single date for every unit.
What types of units are available in Jirian?
Compound Jirian October sells apartments from 60 m², duplexes and penthouses up to 220 m², townhouses from 165 m², twin houses of 180 m², standalone villas from 175 to 600 m² and 1,000 m² palaces with seven bedrooms. Apartments are limited to the Mountain View and Palm Hills zones; Nations of Sky offers villas and palaces only.
Summary
Compound Jirian October combines a Mountain View, Palm Hills and Nations of Sky alliance, an artificial Nile branch with roughly 90% of units on the water, and a Sheikh Zayed Axis position minutes from Sphinx Airport and the Grand Egyptian Museum. Fully finished delivery in 2029, prices from EGP 7,874,000 and an 8-year plan cover the range from apartment to palace. To check availability or arrange a viewing, reach out through the form on this page.