Mountain View 4 October Park spreads 184 homes across 46 acres in 6th of October City, which works out to more than 1,000 square metres of masterplan land behind every front door. That single ratio explains the project better than any adjective: Mountain View Developments filled the land with standalone villas, twin houses and townhouses only, and left apartments out of the mix entirely. Buyers here are paying for horizontal living, wide setbacks and a plot count low enough that the community never behaves like a dense compound.
The second reason the project stands apart sits on the horizon. Units look west toward the Giza Pyramids plateau, a view that no other developer in 6th of October can manufacture, and the drive to the Pyramids themselves takes about 7 minutes. Prices currently open at EGP 23,282,000 for a 210 m² townhouse and reach EGP 37,623,000 for a 275 m² standalone villa, all fully finished, with a 5% down payment and instalments stretched over 10 years. Most of the compound was handed over back in 2023, so what is on the table today is a near-ready home inside a community you can walk through before you sign.
A 46-acre masterplan drawn for 184 households
The land plan is the clearest statement of intent in this project. Dividing 46 acres, roughly 193,000 square metres, by 184 units leaves each home a share of the masterplan above 1,000 square metres once roads, landscape and facilities are counted in. Compounds in 6th of October that mix apartment buildings into the same footprint typically carry several times that unit count on comparable land, which is why the distances between blocks here read differently on site.
Mountain View Developments allocated the dominant share of the site to landscaped open space, with artificial lakes threaded between the clusters rather than pooled in one central feature. The developer has repeated this build-to-nature ratio across its portfolio since Mountain View 1 in New Cairo, and it is the visual signature that returning buyers recognise. The exact built-up percentage and the exact green-space percentage are not published for this project, so a buyer who needs those figures contractually should request the approved masterplan sheet from the developer directly.
Where is Mountain View 4 October Park located?
Mountain View 4 October Park sits inside 6th of October City in West Cairo, on a quiet plot with a direct visual line to the Giza Pyramids plateau and a 7 minute drive to the Pyramids area. Mall of Arabia stands within short walking distance, and Juhayna Square connects the compound to the city’s main axes.
That combination is unusual for West Cairo. Most compounds with a genuine tourist-grade view sit far from daily retail, and most compounds next to major retail sit in the busiest pockets of the city. Mountain View picked a calm interior parcel and accepted a slightly longer approach road in exchange for silence, which is the same site-selection habit visible at Mountain View iCity October and Mountain View Chill Out Park. The result is a compound where the school run, the supermarket trip and the weekend outing all stay inside a short radius.
Landmarks and distances around the compound
- Giza Pyramids: a direct view from the units and roughly 7 minutes by car to the plateau entrance.
- Mall of Arabia: a short walk away, and the largest retail and entertainment destination in West Cairo.
- Grand Egyptian Museum: a few minutes’ drive, which also anchors the tourism corridor the project overlooks.
- Remaya Square: the main handover point into Greater Cairo traffic heading toward Giza and central Cairo.
- Juhayna Square: the junction feeding the 26th of July Axis and the Cairo Alexandria Desert Road.
- Neighbouring communities: Neom Pyramids Compound and Kayan Compound, both serving a similar buyer profile, sit close enough to be direct comparisons on price per metre.
Neom Pyramids Compound and Kayan Compound are the two closest reference points on price. Both draw the same West Cairo family buyer and both compete on the Pyramids-side location, yet each carries a denser unit programme on its land. Comparing the price per metre of a townhouse across the three communities is the fastest way to test whether the premium attached to a 184-unit masterplan is being priced fairly at contract, and it is a check worth running before a deposit is transferred.
Villas and townhouses only: how the unit mix is built
Four unit categories make up the community, and every one of them is horizontal or semi-horizontal. The official catalogue lists three bedrooms as the standard configuration across the range, with the largest standalone category going above that. The absence of apartments is deliberate rather than accidental, and it narrows the audience to households buying a whole house with its own garden or private plot.
| Unit type | Area from (m²) | Bedrooms | Price 2026 (EGP) |
|---|---|---|---|
| Standalone villa type A | 275 | 3+ | up to 37,623,000 |
| Standalone villa type B | 245 | 3 | 34,707,000 to 37,623,000 |
| Standalone villa type C | 230 | 3 | within the standalone villa band |
| Townhouse middle and corner | 210 | 3 | 23,282,000 to 28,570,000 |
The type A standalone villa opens at 275 m² and carries the widest garden frontage in the community, which places it at the top of the price band. Type B starts at 245 m² and keeps the same three-bedroom layout, trading some plot width for a lower entry figure. Type C begins at 230 m² and functions as the entry point into standalone ownership for buyers who want a detached house without stretching to the largest plot.
Townhouses start at 210 m² and come in middle and corner positions. A corner unit gains an extra exposed façade and a larger usable garden, and it typically prices toward the upper end of the townhouse band, while a middle unit sits at the entry figure. Twin houses complete the mix for buyers who want a detached feel on a smaller plot. Anyone searching for a compact apartment in 6th of October will not find one here, and that is the single hardest constraint in the project.
What is the price per metre at Mountain View 4 October Park?
The price per metre at Mountain View 4 October Park runs from about EGP 125,500 for a townhouse to about EGP 151,500 for a standalone villa, updated for 2026. The gap between the two figures reflects the full private garden and the open outlook that come with a detached plot, and both rates already include full finishing.
Total ticket prices begin at EGP 23,282,000 for the 210 m² townhouse and climb to EGP 37,623,000 for the 275 m² type A standalone villa. Because every unit is delivered fully finished, that number is close to the real cost of moving in, unlike core and shell projects where a buyer adds a seven-figure finishing budget after handover. Prices were last updated in 2026 and remain subject to release phase and market movement, so the figure quoted at the time of contract is the one that counts.
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Payment plan: 5% down and ten years of instalments
- Down payment: from 5% of the unit value.
- Instalment period: up to 10 years, interest free.
- Finishing: full finishing included inside the quoted price, with no separate finishing contract.
- Handover: within about a year for the remaining inventory, across 2026 and 2027.
A 5% entry is aggressive for this price tier. Most 6th of October compounds ask between 10% and 15% at contract, so the barrier here is roughly a third to a half of the market norm. On the entry townhouse at EGP 23,282,000, the down payment lands near EGP 1,164,100, a figure that opens the project to buyers whose liquid savings would not normally reach a villa community. The trade is a heavier monthly commitment afterwards, since the balance spreads over 10 years rather than a longer horizon.
Handover status: a compound you can inspect before you buy
This compound is not a new launch. The project was announced years ago and the bulk of its units were handed over during 2023, which means the roads, the landscape, the lakes and the clubhouse facilities already exist on the ground. What remains available today is a mix of final-phase units and inventory re-released by the developer, delivered to the same full finishing standard and carrying the updated payment terms.
For a buyer, that stage matters more than any render. You can walk the internal streets, measure the distance from your plot to the gym, check how the lakes were executed against the marketing images, and speak to households already living there. Handover for the remaining units falls within roughly a year of contract, across 2026 and 2027, so the waiting period is a fraction of the four or five years typical for off-plan villas in West Cairo.
Facilities and services across the 46 acres
Swimming pools of varied sizes are distributed through the compound to serve different age groups rather than concentrated in one location. An integrated commercial strip holds cafés and restaurants so that daily errands and casual dining stay inside the gates, and a fully equipped gym covers the fitness side. Jogging tracks and cycling trails run between the residential clusters and the landscaped areas, which suits a masterplan where the walkable distances are generous by design.
Social, recreational and sports clubs are positioned to serve groups of neighbouring homes, and dedicated barbecue zones let families host gatherings without leaving the community. On the infrastructure layer, the project runs backup power generators to keep services live during outages, modern fire suppression systems, and scheduled maintenance and cleaning crews. These are the operational details that decide whether a delivered compound still looks good in its fifth year, and they are already observable here because the community is occupied.
Security operates 24/7 with guarding teams supported by a CCTV network covering the entry points and the internal circulation. That layer carries extra weight for standalone villa owners, who pay a premium for privacy and expect a matching guarantee over the perimeter of a house that sits on its own plot rather than behind a shared building entrance.
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Mountain View Developments, the company behind the project
Mountain View Developments is the real estate arm of Dar Al Mimar Group, founded in 2005 and chaired by Eng. Amr Ismail. Its cumulative real estate investment in Egypt has reached EGP 67 billion, spread across East Cairo, West Cairo and the coastal markets. The developer’s positioning has stayed consistent for two decades: mid to upper tier gated communities where landscape area, not tower height, carries the value proposition.
In 6th of October the company also built Mountain View iCity October, Mountain View Giza Plateau, Mountain View Park The Lake and Mountain View Chill Out Park. In New Cairo its portfolio covers the Mountain View 1, 2 and 3 series alongside iCity Fifth Settlement, Hyde Park, Park Island and Mountain Park. On the coast it runs Mountain View Ras El Hekma in the North Coast, Diplomats 4, and Mountain View Sokhna 1 and 2. The relevant signal is that this list describes delivered communities, not announcements, which is what places Mountain View in the lower-risk band among Egyptian developers.
Who the compound suits, and who it does not
The project targets families buying a complete house, either a townhouse or a standalone villa, inside a gated community with a distinctive view and a workable link to Greater Cairo. At EGP 23 million to EGP 38 million, it sits in the upper-middle luxury band of West Cairo, above the mid-tier 6th of October compounds and below the top price ceilings of Sheikh Zayed. The natural buyer is a household whose income supports a monthly instalment between roughly EGP 200,000 and EGP 350,000, who wants a ready or near-ready home, and who values the Pyramids outlook and walkable access to Mall of Arabia over proximity to the New Administrative Capital or East Cairo.
It does not suit two groups. Buyers looking for a smaller apartment at a lower entry price in the same district have nothing to select from here, since the inventory is entirely horizontal. Buyers whose work centres on New Cairo or the New Capital will find the daily commute across the city difficult to justify, no matter how the compound itself performs.
Investment read: what supports value here
Four factors reduce the risk profile relative to comparable West Cairo projects. The first is the developer’s record: two decades of activity and EGP 67 billion of investment lower the probability of schedule failure or a masterplan executed below the marketed standard. The second is project stage, since most of the compound is delivered and every promise about facilities can be verified physically rather than taken from a brochure.
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The third is the district trajectory. 6th of October City continues to absorb new road capacity and public investment around the Grand Egyptian Museum and the Pyramids tourism corridor, which supports long-term demand for upper-tier housing on this side of the city. The fourth is scarcity of type: new 6th of October compounds increasingly lean on apartments to make land economics work, so an all-horizontal community of 184 homes with a Pyramids view is a category that is not being reproduced at scale. Rental yields for a comparable villa in the district currently sit in the 4% to 6% annual range, which is conservative but stable. This analysis is offered as guidance and does not constitute investment advice.
Points to verify before signing
Two items deserve direct confirmation with the developer. The exact built-up to green-space ratio has not been published for this project, and although the low density is obvious from the unit-to-acreage arithmetic, a buyer who cares about guaranteed open space should ask for the approved figure in writing. The second item is the specific unit’s position within the masterplan, because in a community this size the difference between a plot facing the plateau and a plot facing an internal street is material to both living experience and resale.
The absence of apartments, which the developer states openly, is worth restating as a constraint rather than a defect. It limits the resale pool to buyers shopping in the same price tier, which tends to make horizontal communities slower to trade but firmer on price than mixed compounds where a large apartment inventory competes with itself.
Frequently asked questions
Is the compound ready for delivery?
Mountain View 4 October Park is largely delivered, with the majority of its 184 units handed over during 2023. The remaining inventory is ready for handover within about a year of contract, across 2026 and 2027, so buyers can inspect the finished streets, facilities and landscape before committing.
Does the project include apartments?
Mountain View 4 October Park has no apartments at all. The 184 homes consist only of standalone villas, twin houses and townhouses, starting at 210 m² for a townhouse and 230 m² for the entry standalone villa. Buyers seeking a smaller vertical unit in 6th of October need a different compound.
What finishing do the units come with?
Units at Mountain View 4 October Park are delivered fully finished, from the entrance door through to bathrooms and kitchen. The quoted price of EGP 23,282,000 upward already covers that work, so the owner’s remaining spend is furniture and personal décor rather than a separate finishing contract.
How far is the compound from the Pyramids and Mall of Arabia?
Mountain View 4 October Park sits about 7 minutes by car from the Giza Pyramids and within short walking distance of Mall of Arabia. The Grand Egyptian Museum is a few minutes away, while Juhayna Square links the compound to the 26th of July Axis and the Cairo Alexandria Desert Road.
The bottom line
Mountain View 4 October Park makes a narrow, clearly aimed offer: 184 fully finished villas and townhouses on 46 acres in 6th of October, facing the Giza Pyramids, entered with a 5% down payment and settled over 10 years. Its advanced construction stage and the developer’s twenty-year delivery record place it among the lower-risk routes into a horizontal luxury home in West Cairo. To confirm current prices or arrange a viewing, reach out through the form on this page.