Mountain View Ras El Hekma North Coast-Sahel

Mountain View Ras El Hekma North Coast-Sahel: the house costs less than the apartment

Mountain View Ras El Hekma North Coast-Sahel is a village by Mountain View on 450 feddans at kilometre 200, in Greek style in white and blue. On offer are studios, apartments, townhouses and twin houses, the cheapest a 65 m² studio at EGP 15,000,000, with deposits from 2.5% and up to 8 years of instalments.

This village turns the usual sums upside down: the townhouse, a ground-floor house with a garden, is cheaper than the two-bedroom apartment and larger than it. That is not a rare case here; it is the rule in today's offer. Let us look at the figures.

Who is Mountain View Ras El Hekma for?

The village is divided into phases named after Greek islands: Scala, Crete Island, Rhodes Heights, Rhodes Island, Evia and Paros. Each has its own character and outlook, so the village has an identity people on the coast recognise it by.

A family that wants a summer house at the best possible value

The 3-bedroom townhouse on 170 m² costs EGP 25,211,238, the cheapest square metre in the whole village at about EGP 148,300. A house with a garden for less than many apartments in the same village.

Someone who wants a summer home next summer

The 154 m² twin house at EGP 36,441,415 is ready for handover now. If you want to walk from your own home to the sea next summer, this is the choice.

Someone who wants to get in with the smallest possible deposit

The studios and apartments need only 2.5% down. A studio at EGP 15,000,000 needs EGP 375,000 down, one of the lowest deposits in Ras El Hekma for a developer of this size.

An investor in summer rentals

Studios and small apartments are easier to let for short summer stays; their price per metre is high, but their total price is lower. And the ready twin house starts earning rent from the first season.

Townhouse or apartment in Mountain View Ras El Hekma?

This is the comparison to make before anything else:

• The townhouse against the two-bedroom apartment: the 150 m² apartment starts at EGP 32,000,000, the 170 m² townhouse at EGP 25,211,238. So the townhouse is 20 m² larger and about EGP 6,789,000 cheaper, with a garden.
• The townhouse against the one-bedroom apartment: the 100 m² apartment starts at EGP 23,000,000. So the townhouse gives you 70 m² and two more bedrooms for only about EGP 2,211,000 more.
• The townhouse against the three-bedroom apartment: the 210 m² apartment starts at EGP 44,000,000, about 18.8 million more than the townhouse for only 40 m² more.
• Price per metre: about 148,300 for the townhouse, about 209,500 to 230,000 for the apartments, and about 231,000 to 261,500 for the studios.

The upshot: if you are after family space, the townhouse is the village's best value by a wide margin. The apartments only make sense if their position is special (right on the sea or the lake), because the wide spread in their prices, such as the one-bedroom from 23 to 43 million, surely comes from location.

Why do the apartments cost more than the townhouse here?

The question is fair, and the answer is usually location, not size. In coastal villages, apartments and studios are usually built in the spots closest to the sea or around the lakes and services, because they fit more units on the same land. Townhouses go in wider, quieter areas.

That means you face a real choice: a smaller apartment closer to the sea and the activity, or a larger house somewhere quieter. The wide range of apartment prices (the two-bedroom from 32 to 56 million) confirms that location sets the price, so ask to see each unit's position on the master plan before comparing.

What income does an instalment here suit?

The deposit is 2.5% for apartments and studios, 5% for the townhouse and 10% for the twin house, with 8 years of instalments except the twin house at 7. If the instalment is to stay under a third of household income:

• Studio: an instalment of about EGP 152,300 a month, so an income of around 457,000.
• Townhouse: an instalment of about EGP 249,500, so an income of around 748,000.
• Two-bedroom apartment: an instalment of about EGP 325,000, so an income of around 975,000.
• Twin house: an instalment of about EGP 390,400, so an income of around 1.17 million.

Note that the townhouse's instalment is lower than the two-bedroom apartment's, even though its deposit is higher. These are approximate and before any increases; the details are under payment plans.

Mountain View Ras El Hekma phases

Three phases have their own pages on Masharf:

• Indigo: from EGP 15,000,000, with the studios and apartments.
• Evia: from EGP 25,211,238, with the townhouse.
• Rhodes Island: from EGP 36,441,415, with the ready twin house.

When comparing two phases, look at the handover date and closeness to the lake or sea before the price gap, because those decide your use and resale value.

Price per m² here against neighbouring villages

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

• Caesar, 1.7 km away: around EGP 195,200 per m².
• Koun, 1.2 km away: around EGP 162,000 per m².
• Ogami, 3.6 km away: around EGP 153,200 per m².
• La Vista Ras El Hekma, 2.8 km away: around EGP 140,000 per m².
• Solare, 1 km away: around EGP 128,800 per m².
• Lyv Caesar, under 1 km away: around EGP 93,000 per m².

Mountain View Ras El Hekma's apartments are among the dearest square metres in this circle, above Caesar itself. But the townhouse, at about 148,300, is cheaper than Ogami, Koun and Caesar, and close to La Vista. So the village is not expensive across the board; what costs more are the apartments and studios.

The location: kilometre 200 in Ras El Hekma

The village is at kilometre 200 of the Alexandria to Matrouh road, about three hours from Cairo via the new El Dabaa road, and also reached by the International Coastal Road, the new Fouka road and the El Alamein road. Around it are New Alamein City and the El Alamein and Borg El Arab airports. Neighbouring villages include LVLS, Hacienda West, Salt and Kin Island in Crysta.

See it under location, or browse the other villages on the Ras El Hekma page.

Who is the developer of Mountain View Ras El Hekma?

Mountain View develops it, and on the coast it also has LVLS and Crysta in the same Greek style. Because the twin house here is ready, you can inspect the finishing and build quality yourself. In Cairo it has Mountain View iCity, Aliva and others, so it has many delivered projects whose residents you can ask.

Things to know before you book

• Apartment prices vary widely by position, so ask for the price of the specific unit and its place on the master plan.
• Deposits range from 2.5% to 10% by type, so work out exactly how much cash you need.
• Units other than the twin house are handed over in February 2029, more than two years of instalments before your first summer there.
• Read the pros and cons and the amenities above.

Your next step

If you are after family space, start with the townhouse under available units. If you have a question, you will find it in the FAQs.

If you want to view the ready twin house or find out where the available apartments sit, message Masharf on WhatsApp from the button on this page, and we will send you what is available today with a written offer.