Mountain View Executive Residence Katameya New Cairo

Mountain View Executive Residence Katameya New Cairo: a delivered compound on 90th Street

Mountain View Executive Residence Katameya New Cairo is a residential compound by Mountain View on 20 feddans in the Fifth Settlement, overlooking South 90th Street. The compound is built, handed over and lived in; the units on offer are 226 m² three-bedroom apartments and three-bedroom duplexes from 215 to 314 m², all ready to move into. The project is also known as Mountain View Residence Katameya.

This is not a project on a map that you wait years for. The street is planted, the lakes are working and the neighbours live here, so the "will it be delivered?" risk does not exist. But buying in a ready compound has different sums, and unit prices are not recorded with us, so let us explain how to judge the offer you will be given.

Who is Mountain View Executive Residence for?

It is a small compound, only 20 feddans, on New Cairo's most important street. That small size means fewer residents, more quiet and easier security, though fewer facilities inside than in large towns, which the services minutes away outside make up for. That makes it suit a particular kind of buyer:

A family that wants to live in New Cairo today

If you rent and want to stop right away, here you buy a unit you take over and move into, with no years of waiting or construction to follow.

A family that needs a lot of space without leaving 90th Street

The 226 m² apartment has three bedrooms and two bathrooms, a comfortable size for a whole family. The duplex runs from 215 to 314 m² with three bedrooms and four bathrooms, over two full floors.

Someone who wants to see it with their own eyes before paying

In a lived-in compound you can visit any time, see the actual unit, the neighbours and the facilities, and ask residents about management and maintenance. That is an advantage no project still under construction can offer.

Units in Mountain View Executive Residence: apartment or duplex?

Both have three bedrooms, but the difference is in how you will live:

• The 226 m² apartment: one floor, bedrooms away from the reception, and a large kitchen. It suits a family with elderly members or young children, since there are no stairs inside the home.
• The duplex from 215 to 314 m²: two floors, living downstairs and sleeping upstairs, with four bathrooms. It suits a family with older children who want privacy.
• Finishing: the duplexes are recorded with us at mixed finishing levels, so you may find one finished and another needing work, a difference that affects the real price a great deal.

Duplex sizes vary between 215 and 314 m², a 99 m² gap. So before comparing prices, make sure you are comparing the same size and the same finishing level.

Mountain View Executive Residence for sale: is the price reasonable?

Since prices are not recorded, the best way to judge any offer is the price per metre. Divide the price by the area and compare it with the projects around you. These are the nearest projects with recorded prices:

• El Patio Town, 1.3 km away: around EGP 144,700 per m².
• Grova East Hills, 1.7 km away: around EGP 130,700 per m².
• Riverton, 2.3 km away: around EGP 113,200 per m².
• Rock Vera, 2.3 km away: around EGP 72,800 per m².
• Jadie Residence, 1 km away: around EGP 66,900 per m².

Bear in mind that most of these projects are still being built, so you would wait years. A ready unit usually sells at a premium over an off-plan unit in the same area, because you save years of waiting and rent. So the fair comparison is the price per metre here against the price per metre there, plus the value of the years you save.

How to negotiate the price of a ready unit

With ready units, the first asking price is rarely the final price. These points strengthen your hand:

• Finishing: if the unit needs finishing or renovation, get a quote from a finishing company for its size and use that figure in negotiation.
• Payment method: paying cash or with a large deposit earns a discount in most cases, so ask about the difference between the cash price and the instalment price.
• Comparison: show the seller the price per metre of ready units around it, not of projects still on paper.
• Time: a seller whose unit has been empty for a while is usually more willing to deal.

The duplexes come in different sizes (215 to 314 m²) and finishing levels, so ask for each unit's price separately and work out each one's price per metre before choosing, because the lowest total price is not always the cheapest square metre.

Buying in a ready compound: what to check

Buying without waiting years is a big advantage, but it has its rules. These are what we check with clients before any deposit:

• Who is selling: the developer or an owner? If an owner, make sure the contract is in their name and no instalments remain on it.
• Payment method: ready units are usually cash or short instalments. Ask about the exact terms before building your sums.
• Maintenance: make sure the maintenance deposit is paid with no arrears, and ask about annual charges.
• The unit's condition: inspect by day and by night, and test the plumbing, electrics and air conditioning.

Renting in a ready compound on 90th Street

If you are thinking of buying to let, a ready compound gives you a clear advantage: rent starts from the first month, not after years. A location on 90th Street near the American University, hospitals and malls draws families and professionals who want to live near work.

The large sizes here (226 m² and up) suit families who rent for long periods, which is easier for an owner than short lets that change often. But before buying to let, ask in the area about actual rents for units of the same size, and work out the return on the price you will pay.

Mountain View Executive Residence location in Katameya

Where is Mountain View Executive Residence? In the Fifth Settlement, New Cairo, on the Katameya side, which is why people search it as "Mountain View Executive Residence Katameya". The compound sits directly on South 90th Street, the artery carrying New Cairo's work and services. The American University is close, Downtown Mall and the Air Force Specialized Hospital are part of your daily circle, and the roads are the Ring Road, the Middle Ring Road, the Ain Sokhna road and the Gamal Abdel Nasser axis.

The neighbourhood is one of New Cairo's most established: Highland Park, Mivida, Gardenia Heights and ZED East are around you, which helps your unit hold its value. See it under location, or browse the other projects on the New Cairo page.

The developer: Mountain View

Who is the developer of Mountain View Executive Residence? Mountain View, which in New Cairo also has Mountain View iCity and Mountain View Hyde Park. This compound itself is evidence of its work, since it is delivered and lived in and you can see its standard for yourself. It also has many projects under construction, such as Aliva in Mostakbal City, so if you are willing to wait, compare them.

Things to know before you buy

• Prices are not recorded with us, so ask for the specific unit's price, work out its price per metre yourself and compare it with the neighbours above.
• Ask about the finishing level of each unit, especially the duplexes, and see it for yourself.
• Ask about the payment method, because ready units are usually not on long instalments, so have cash ready or ask about a mortgage.
• Read the pros and cons and the amenities above.

Your next step

See the available units, and turn to the FAQs for any question.

To find out what is available today, its prices and payment terms, message Masharf on WhatsApp from the button on this page, and we will send you today's prices and arrange a viewing of the unit itself.