Mountain View 2 (MV2) · 5th Settlement – New Cairo · Mountain View Developments
Mountain View 2 (MV2)
A completed 146-villa enclave on 50 feddans — an almost closed resale market in New Cairo's 5th Settlement
Project overview
Mountain View 2 is the company's second New Cairo compound after the founding MV1, but it chose a very different identity from day one: a pure gated villa community — no apartments, no towers — fully delivered and now one of the rarest resale markets in the 5th Settlement. For anyone wanting a ready villa inside a mature Mountain View community in this pocket of New Cairo, this is effectively the only door.
The numbers explain the scarcity: just 50 feddans (~214,000 sqm) carrying only 146 homes, with a planning equation almost unique in East Cairo — 88% of the land is greenery, lakes and water features against just 12% buildings. That extremely low built density means real distance between villas and a level of privacy newer compounds, which double the unit count on similar land, simply cannot offer.
The July 2026 resale market prices that scarcity clearly: standalone villas list between EGP 46M and 95M for 390–950 sqm, at EGP 80,000–186,000 per sqm depending on position and finishing per Property Finder, while Nawy records the compound's resale floor at EGP 70M. Sample listings include a 605 sqm villa on a 930 sqm plot at EGP 67.25M and a 5-bedroom at EGP 60M.
The key market read: total supply never exceeds 24–38 sale listings across Dubizzle, Property Finder and Aqarmap, and rentals are practically nonexistent — a single villa listed on Bayut in 2026. This is not a flipper's market; it is a community of resident owners holding onto their homes, which is exactly why any listing that does surface deserves serious, fast consideration.
Quick facts
Gallery
Location & distances
Mountain View 2 sits in one of the 5th Settlement's quietest pockets while staying immediately plugged into the big axes: near both South 90th Street and the Ring Road, about 5 minutes from AUC and roughly 15 minutes from the New Administrative Capital. That mix — the seclusion of a low-density villa enclave with instant access to New Cairo's arteries — is what has anchored its value with resident owners over years of operation and made leaving it a rare decision.
- Immediately near South 90th Street
- Minutes from the Ring Road entrance
- About 5 minutes from the American University in Cairo (AUC)
- Roughly 15 minutes from the New Administrative Capital
- A short drive from sister compound Mountain View Hyde Park on 90th Street
- Surrounded by the 5th Settlement's international schools, banks and malls
- 50 fully gated feddans with round-the-clock secured entrances
Units & prices
Unit types: Standalone Villa, Twin House, Townhouse
Everything here is a villa: standalones spanning 390 to 950 sqm, split between 4-bedroom models (430–560 sqm) and 5-bedroom models (410–603 sqm), alongside twins and townhouses whose resale supply is extremely rare. Homes were delivered years ago, wrapped in private gardens with genuine separation thanks to the 12% built density — fully operating family houses, not shells awaiting finishing.
Resale (secondary-market) prices as of July 2026: villas from EGP 46M per Property Finder, with Nawy recording the resale floor at EGP 70M — there is no developer pricing; the compound is fully sold and delivered.
Units, areas & prices table
Latest available unit data — prices are indicative and move with every launch
| Unit type | Areas | Price from | Notes |
|---|---|---|---|
| Standalone Villa | 390-950 م² | EGP 46M | July 2026 resale — EGP 46M–95M range at EGP 80-186k/sqm (Property Finder) |
| 4BR Villa | 430-560 م² | EGP 70M | July 2026 resale — typical range EGP 70M–80M |
| 5BR Villa | 410-603 م² | EGP 60M | July 2026 resale — typically EGP 60M–95M; listed samples at EGP 60M, 65M and 67.25M |
| Twin / Townhouse | 355+ م² | On request | July 2026 resale — extremely rare supply inside the compound |
Prices and areas are indicative per the latest available update and may change without notice — request the latest official price list.
Amenities & facilities
Master plan
The master plan rests on one decisive equation: only 12% of the land is built against 88% greenery and lakes — a ratio almost unmatched among New Cairo's completed compounds. Across 50 feddans, just 146 villas are arranged around a network of natural gardens, lakes and jogging and cycling tracks, with 9 pools and varied courts serving a deliberately small number of families. The result is planning that gives every villa a green outlook and genuine breathing distance from its neighbor, keeping the community quiet even at full occupancy.
Latest project updates
Resale levels: standalone villas EGP 46M–95M (390–950 sqm) at EGP 80-186k/sqm; Nawy's resale floor at EGP 70M with total supply never exceeding 38 listings.
FazWaz logs its last completion-status update — the compound is fully complete, operating as a resident-owner community with nothing under construction.
Why invest here
MV2's investment case rests on double scarcity: scarcity of product (just 146 villas in a completed community that will never be rebuilt at this density in central New Cairo) and scarcity of supply (only 24–38 listings in the entire market). The per-sqm spread of EGP 80,000–186,000 reflects a wide negotiation gap between units by position and finishing — letting a fast-moving buyer pick up a villa below the compound average, then benefit from natural repricing in a market where sellers, not buyers, usually hold the upper hand.
FAQ
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