LVLS Mountain View North Coast-Sahel

LVLS Mountain View North Coast-Sahel: duplex or townhouse?

LVLS Mountain View North Coast-Sahel is a project by Mountain View in Ras El Hekma at kilometre 179, on 201 feddans with 600 metres of seafront. Everything on offer has three bedrooms, in two types: duplexes from 145 m² at EGP 19,692,375, and townhouses from 180 m² at EGP 28,892,892, with 10% down.

With only two types on offer, the decision looks simple: duplex or townhouse. But the difference between them is more than size; it covers price, handover date and instalment term, and each suits a different buyer. Let us work it out.

Who is LVLS for?

The village takes its name from its idea: terraces rising up to 40 metres above sea level, so every unit sees the water with nothing blocking it. Inside the village is a 1,500-metre man-made lagoon, so a water view reaches every home, not only the front row.

A family that wants a summer home soon, at the lowest price

The duplex is handed over in August 2028, less than two years away. Three bedrooms on 145 m² is space for a family with children in summer, at the lowest entry price in the village.

A family that wants a larger summer house with a private garden

The townhouse starts at 180 m², a ground-floor house with a garden. But you pay a large difference and wait longer, as you will see.

An investor in coastal summer rentals

Three-bedroom family units are the easiest to let in peak weeks on the coast. And the water view that the terraces and lagoon bring to every unit raises the rent, even when the unit is not on the front row.

Duplex or townhouse in LVLS?

This is the comparison that will decide it:

• Size: the townhouse is 180 m² and the duplex 145 m², so the townhouse is 35 m² larger.
• Price: the townhouse starts at EGP 28,892,892 and the duplex at EGP 19,692,375, so the townhouse is about EGP 9,200,000 more.
• The extra metres: the townhouse's 35 extra m² cost about EGP 263,000 each, far above the duplex's average of about 135,800 per m².
• Handover: the duplex in August 2028 and the townhouse in February 2030, so the duplex is a year and a half earlier.
• Instalments: 7 years for the duplex, 8 for the townhouse.

The upshot: the duplex is clearly better value and handed over sooner. What you pay extra for in the townhouse is the garden and a ground-floor house. If a garden is not essential to you, the duplex saves you more than 9 million and a year and a half of waiting.

A 10% deposit: the cash you need

The deposit here is 10%, higher than many Ras El Hekma villages that start at 5%. So you need cash ready:

• Duplex: EGP 1,969,238 down, and an instalment of about EGP 211,000 a month over 7 years.
• Townhouse: EGP 2,889,289 down, and an instalment of about EGP 271,000 a month over 8 years.

If the instalment is to stay under a third of household income, the duplex needs an income of about EGP 633,000 a month and the townhouse about 813,000. These are approximate and before any increases; the details are under payment plans.

The larger deposit has an upside too: the monthly instalment is lower than it would be with 5% down on the same price. So if you have the cash, it works in your favour over the long run.

Terraces in LVLS: how to choose your unit's level

In a terraced village, a unit's level makes a difference in several ways:

• Higher levels: a wider sea view and a better breeze in summer, but a longer walk to the beach.
• Levels near the sea: an easier walk down to the water, but possibly a narrower view.
• Near the lagoon: a water view even for units away from the shore.

Ask about the unit's level and its position relative to the sea and lagoon before booking, because it affects both use and resale price.

What sets LVLS apart from other Ras El Hekma villages?

Most coastal villages are flat: the front row sees the sea and the rest see the back of the row in front. LVLS was designed to solve that in two ways at once:

• Terraces: the land rises up to 40 metres above the sea, so each row is higher than the one in front and sees the water over it.
• The lagoon: 1,500 metres of man-made water inside the village, so even units away from the beach have a water view.
• The seafront: 600 metres on the sea for a 201-feddan village, a good figure that keeps the beach from feeling crowded.

That matters to a unit's value when you sell or let it, because the view is the first thing anyone looking on the coast asks about.

LVLS phases

• The Beach Top: from EGP 19,692,375, with the duplexes.
• Sea Mount: from EGP 28,892,892, with the townhouses.

So choosing between the duplex and the townhouse is the same as choosing between the two phases. Open each one's page and see its position and level relative to the sea before deciding.

Price per m² in LVLS against Ras El Hekma

Using the price per m² of the cheapest unit in each nearby village:

• Katameya Coast, 4.6 km away: around EGP 177,900 per m².
• Salt, 6.6 km away: around EGP 171,600 per m².
• Azzar Island, 5.5 km away: around EGP 152,500 per m².
• Youd, 7.3 km away: around EGP 120,200 per m².
• Safia, 3.3 km away: around EGP 96,000 per m².

The LVLS duplex, at about 135,800 per m², sits mid-circle: clearly cheaper than Katameya Coast, Salt and Azzar, dearer than Safia and Youd. That is for a Mountain View village with a 600-metre seafront and terraces giving every unit a view, a reasonable price if the duplex suits you.

The location: kilometre 179 in Ras El Hekma

LVLS is on the International Coastal Road, reached via the new Fouka road, which has shortened the drive from Cairo. You come via El Dabaa or Fouka and drop straight onto the coastal road, without the old Matrouh detour or the first-day holiday traffic. Its neighbours: Soul by Emaar two minutes away, Rixos Alamein 17 minutes, Mountain View Ras El Hekma 20 minutes and El Alamein Airport 30 minutes. See it under location, or browse the other villages on the Ras El Hekma page.

Who is the developer of LVLS?

Mountain View is the developer, and on the coast it also has Mountain View Ras El Hekma and Crysta in Sidi Abdel Rahman. So you can compare the same developer's villages and choose the place and price that suit you. In Cairo it has Mountain View iCity and many others, delivered and lived in.

Things to know before you book in LVLS

• Only duplexes and townhouses are on offer at present, with no small chalets.
• The deposit is 10%, so have the cash ready before booking, plus the maintenance deposit at handover.
• The finishing level is not recorded with us. Ask before you sign, because finishing a unit after handover on the coast is harder and more expensive.
• Read the pros and cons and the amenities above.

Your next step

If you are torn between the duplex and the townhouse, start with the duplex under available units. If you have a question, you will find it in the FAQs.

Message Masharf on WhatsApp from the button on this page so we can confirm what is available and each unit's level, and send you a written offer with the deposit and instalments.