Grand Valleys - Kayan City New Capital City

Grand Valleys - Kayan City New Capital City: a ready, finished townhouse

Grand Valleys - Kayan City New Capital City is a villa compound by Mountain View in partnership with STM, on 500 feddans in Kayan City. Townhouses are on offer now, 250 m² with four bedrooms, priced from EGP 30,463,098 to EGP 35,468,692, with 8 years of instalments and handover this month, fully finished.

In other words, a house you can move into or let straight away, with no year of finishing work and no finishing bills. That changes how to compare it with any other townhouse in the area, because most of the ones around it are still on paper or handed over unfinished. Let us compare properly.

Who is Grand Valleys for?

The whole project is built around valleys: 15 of them inside the compound, each with its own homes and facilities. Buildings take only 7% of the land and the remaining 93% is greenery and open space, a very rare figure even for villa compounds. Your neighbours are few, the gaps between houses are wide, and children have room to move about without you worrying.

A family that wants to move into a house with a garden within weeks

The townhouse is handed over this month, fully finished. If you rent now and want to stop, this is one of the fastest ways into a house with a garden in east Cairo.

A family working in both New Cairo and the New Administrative Capital

Kayan City sits in the middle: South 90th Street is 5 minutes away and the Ain Sokhna road 10 minutes, with the New Administrative Capital on the other side. If one of you works in New Cairo and another in the capital, this location shortens both commutes.

An investor who wants rent from the first month after handover

A ready, finished four-bedroom house in a Mountain View villa compound starts earning rent straight away. With 8 years of instalments, the rent covers part of the instalment from the start.

The price per metre in Grand Valleys: how to read it

The cheapest townhouse is EGP 30,463,098 for 250 m², about 121,900 per m². The dearest is EGP 35,468,692 for the same size, about 141,900 per m². A 5 million gap on the same area surely comes from the house's position in the compound: on a wider valley, near the facilities, or with a better view.

The key point: the price includes full finishing. So when you compare it with a project handed over semi-finished, add today's real finishing cost to the other project's price before judging. Sometimes a square metre that looks cheaper on paper turns out dearer once finished.

Grand Valleys townhouses against New Capital townhouses

These are the nearest townhouses with recorded prices, using the price per m² of each one's cheapest unit:

• VILLAGE DE LA CAPITALE, 5.2 km away: 196 m² at EGP 24,356,000, about 124,300 per m².
• El Patio Jade, 6 km away: 185 m² at EGP 19,150,000, about 103,500 per m².
• Midtown Sky, 5.8 km away: 350 m² at EGP 31,576,733, about 90,200 per m².
• Rosevil, 6.4 km away: 209 m² at EGP 18,245,000, about 87,300 per m².
• Vinci, 6.2 km away: 255 m² at EGP 18,300,000, about 71,800 per m².

Grand Valleys is roughly level with Village de la Capitale but gives you 54 m² more, and dearer per metre than the rest. Midtown Sky, for example, offers 350 m² for close to the price of a Grand Valleys townhouse, and Vinci a similar size for about 12 million less.

What you pay the difference for here is handover now, full finishing and 93% green space. So before comparing by the metre, ask every project when it hands over and at what finishing level. If both matter to you, Grand Valleys is a reasonable deal. If you are in no hurry and ready to finish a house yourself, there are much cheaper options.

How to choose the right townhouse of the three

When everything on offer is the same size with the same number of rooms, the whole difference is position. A 5 million gap between the cheapest and dearest unit must have a reason you can see for yourself. These are the things we check with clients:

• Outlook: a house facing the valley or open green space costs more but lets and sells faster.
• Orientation: a north-facing frontage brings a better breeze; a west-facing one heats up in the afternoon.
• Distance from new construction: next to a phase still being built, you will live with building noise for years.
• Distance from the gate and facilities: close enough for errands, far enough from the traffic.

Instalments in Grand Valleys

Instalments run over 8 years, and the deposit for these units is not recorded with us, so ask about it first. If the full price of the cheapest unit were spread over 8 years, the instalment would be about EGP 317,000 a month, needing an income of about 950,000 to keep it under a third.

The larger the deposit, the lower the instalment, so if you have cash, work out the instalment on the deposit you can manage. These figures are approximate and before any increases; the details are under payment plans.

What is inside Grand Valleys?

The whole compound is a villa community: more than 384 homes across standalone villas, twin houses and townhouses, with no apartment buildings. The houses are in Mountain View's familiar white and blue.

The new phase, The Greens, covers 120 feddans inside the project and has its own page. That means the compound is still growing, so ask where the new works are relative to your house if you are moving in now.

Kayan City and getting to Grand Valleys

South 90th Street is 5 minutes away, Mountain View Hyde Park 7 minutes and the Ain Sokhna road 10 minutes. The Regional Ring Road and the Gamal Abdel Nasser axis take you in any direction. Around you are New Cairo, El Rehab and their universities on one side, and the New Administrative Capital's landmarks, from Al Fattah Al Aleem Mosque to the government district, on the other.

See it under location, or browse the other projects on the New Capital page.

Who is the developer of Grand Valleys?

Mountain View is the developer, and Grand Valleys is a partnership with STM. In east Cairo it also has Mountain View iCity and Aliva in Mostakbal City, and on the coast Crysta and LVLS. Because the houses here are ready, you can inspect the finishing itself before signing, and ask neighbours who received their homes before you about build quality and maintenance.

Things to know before you book in Grand Valleys

• The deposit is not recorded with us, so ask about it and the instalment schedule in detail before booking.
• Inspect the house itself in daylight and compare the finishing with the written specification before the handover report.
• Ask about the maintenance deposit, because it is paid right at handover and must be ready on top of the deposit.
• Read the pros and cons and the amenities above.

Your next step

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

If you want to view a ready house or find out the exact deposit and instalments, message Masharf on WhatsApp from the button on this page, and we will arrange the viewing and send you a detailed written offer.