Jirian - Mountain View New Zayed

Jirian - Mountain View New Zayed: the Nile inside the compound

Jirian - Mountain View New Zayed is Mountain View's part of Jirian, a city on 2,600 feddans along the new Nile channel west of Cairo. On offer are apartments, a duplex, twin houses, townhouses and villas, the cheapest a 75 m² one-bedroom apartment at EGP 8,681,153, all with 5% down and 8 years of instalments, and handover in February 2030.

Jirian is a single city divided between three developers: Mountain View, Palm Hills and Nations of Sky. That gives you a rare chance to compare the same unit type within the same city, on the same river, across three developers. That is what we do with the figures.

Who is Jirian Mountain View for?

What sets Jirian apart from any compound in Zayed is that the water is not a man-made lake; the Nile runs through the middle of the project, with homes along its banks. Mountain View holds about 25% of the city, and its part includes zones such as Nile 180 and Blue Islands, a gated island with villas right on the water.

Someone who wants to live on the Nile at an apartment price

The one-bedroom starts at EGP 8,681,153 with EGP 434,000 down and an instalment of roughly EGP 86,000 a month over 8 years. That is a way into a project on the Nile in west Cairo for the price of an ordinary apartment in Zayed.

A family that needs three bedrooms

The three-bedroom apartment starts at 145 m² for EGP 16,727,153, with 6 available. It is the best value among the apartments, as you will see.

A family that wants a villa on the water

Standalone villas start at 175 m² for EGP 27,345,304, up to a 320 m² 5-bedroom villa. The spread in their prices comes down to how close they are to the water and where they sit on the master plan.

A long-term investor

New Zayed's prices are still at the bottom of the ladder compared with old Zayed, and Jirian is a whole city on the Nile. It is a bet that the area matures and rises in value; handover is more than three years away, so this is a long-horizon investment, not a quick sale.

Which unit in Jirian Mountain View gives the most for the money?

• Twin house against townhouse: the twin house is 180 m² at EGP 23,755,781 and the townhouse 165 m² at EGP 24,170,130. So the twin house is 15 m² larger and about EGP 414,000 cheaper, with more privacy. There is no reason to take the townhouse here.
• The 5-bedroom villa against the 4-bedroom: the 5-bedroom is 320 m² at EGP 49,623,356 and the 4-bedroom 245 m² at EGP 47,119,584. So 75 m² and an extra room cost only about 2.5 million. The 5-bedroom works out at about 155,000 per m², the 4-bedroom at about 192,000.
• Three bedrooms against two: the three-bedroom starts at 145 m² for EGP 16,727,153 and the two-bedroom at 95 m² for EGP 12,060,653. So 50 m² more cost about 4.67 million, about 93,000 per extra metre, below either apartment's average.
• The duplex: 220 m² at EGP 28,552,653, about 129,800 per m². A villa's space at a lower price per metre than the townhouse.

The upshot: among apartments take three bedrooms, among houses take the twin house over the townhouse, and among villas the 5-bedroom is far better than the 4-bedroom.

Mountain View, Palm Hills or Nations of Sky in Jirian?

This is a comparison you will not find anywhere else, because all three sit on the same Nile in the same city. Using the price per m² of each type's cheapest unit:

• Villas: Mountain View about 155,000, Nations of Sky about 161,500, and Palm Hills about 163,700. So Mountain View's villas are the cheapest per metre.
• Townhouses: Mountain View about 146,500, Nations of Sky about 118,900 and Palm Hills about 130,900. Here Mountain View is clearly the dearest.
• Apartments: Mountain View about 115,400 for three bedrooms, Palm Hills about 108,000.
• Duplexes: Mountain View about 129,800, Palm Hills about 107,400.

So if you want a standalone villa on the Nile, Mountain View is cheaper. For a townhouse, Nations of Sky is better value. For an apartment or duplex, Palm Hills is slightly cheaper. Open all three pages and compare handover dates too before deciding.

What income does a Jirian Mountain View instalment suit?

Every type comes with 5% down and 8 years of instalments. If the instalment is to stay under a third of household income:

• One-bedroom apartment: an instalment of about EGP 86,000 a month, so an income of around 258,000.
• Three-bedroom apartment: an instalment of about EGP 165,500, so an income of around 497,000.
• Twin house: an instalment of about EGP 235,000, so an income of around 705,000.
• 5-bedroom villa: an instalment of about EGP 491,000, so an income of around 1.47 million.

These figures are approximate and before any increases; the details are under payment plans.

The Nile inside the project: what difference does it make?

The difference is that the water here comes from the Nile channel itself, not a closed lake made for decoration. Units on the bank look onto open water, which stays a real advantage in sale and rent for years, because outside Jirian there is no project in Zayed on flowing water.

In Mountain View's part, Blue Islands is a gated island with villas right on the water. If you are looking for a villa, ask whether it is in Blue Islands, Nile 180 or elsewhere, because that explains the wide spread in villa prices, from 27 up to 49 million for a 3-bedroom villa.

Price per m² against New Zayed

Outside Jirian, using the price per m² of each project's cheapest unit:

• VYE SODIC, 5.2 km away: around EGP 147,000 per m².
• Solana, 3.3 km away: around EGP 125,400 per m².
• Karmell, 4.4 km away: around EGP 124,500 per m².
• Elora, 2.8 km away: around EGP 87,900 per m².

Jirian Mountain View's apartments, at about 115,700 for the cheapest unit, are cheaper than VYE, Solana and Karmell, and dearer than Elora. So a reasonable price for a project on the Nile, but its handover is further off than most of those we compared, some of which, like VYE and Karmell, are ready now.

The location: the Sheikh Zayed axis and the Middle Ring Road

The project sits on the Sheikh Zayed axis with direct frontage on the Middle Ring Road, also reached from the 26th of July axis, the Wahat road and the desert road. Sphinx Airport is 18 minutes away, Juhayna Square 25 minutes, and Mall of Egypt, the Grand Egyptian Museum and Lebanon Square within about 35 minutes. See it under location, or browse the other projects on the New Zayed page.

Who is the developer of Jirian Mountain View?

Among Mountain View's projects are Mountain View iCity and Grand Valleys, which is being handed over now. In Jirian it is part of an alliance with Palm Hills and Nations of Sky, each building its own part of the same city.

Things to know before you book

• Every unit is handed over in February 2030, more than three years of instalments before moving in.
• In a project on the Nile, ask whether your unit looks onto the water, because that affects price and resale.
• Read the pros and cons and the amenities above.

Your next step

Choose the type from the available units, and turn to the FAQs for any question.

If you want to compare Jirian Mountain View with Palm Hills and Nations of Sky for the same type, message Masharf on WhatsApp from the button on this page, and we will send you the comparison and a written offer.