Overview
LVLS — Mountain View is a 201-feddan 100% sea-view villa coastal community at KM 179 on Egypt's North Coast Mediterranean coast. The project tagline — "Happiness at All Levels" — reflects a masterplan built around five elevation levels and three exceptional experiences where panoramic sea views, exclusive beachfront, and vibrant village atmosphere combine. Mountain View positions LVLS within its Coastal Living product line alongside Crysta, Plage, MV Ras El Hikma, and MV Sokhna on the Red Sea.
The concept delivers uninterrupted Mediterranean views across a terraced elevation design rising to +45 metres above sea level at Sea Mount. Every unit in the community is designed as a sea-view villa product — LVLS is not a Cairo urban compound and is not located in New Cairo or any inland governorate. The development spans 201 feddans with 600 metres of beach frontage, a 7-feddan swimmable lagoon, and 2.5 kilometres of lagoon beach frontage documented in lvls-cheat-sheets-v2.pdf and lvls-sales-kit-v1.pdf.
Three zones structure buyer choice within one masterplan: Sea Mount (gated elevated villas), Beach Top (lagoon-front Greek-inspired downtown), and Blu Ville (sandy beach house fronts with 100% lagoon view). Product mix spans Crown Villas, Sea Villas, Sea Twin houses, Sea Townhouses in four- and six-attached configurations, and Beach Houses in four- and eight-unit clusters. Unit coding follows LV - [District] - [Type] - [Plot] - [Unit] with district codes SM (Sea Mount), BT (Beach Top), and BV (Blu Ville).
Documented starting prices range from 8,200,000 EGP for Beach House Roof to 32,000,000 EGP for Sea Villa per lvls-sales-kit-v1.pdf. Crown Villa at 450 m² and 6 bedrooms sits in a premium tier without published starting price in sales kit materials. Finishing specifications differ between Crown Villa (Grohe fittings, marble/porcelain reception) and all other types (Ideal Standard fittings, porcelain reception) per lvls-finishing-specs.pdf — air-conditioning units are not included in any finishing package.
Location
LVLS occupies KM 179 on Egypt's North Coast — the Mediterranean coastal corridor where Mountain View has maintained presence since 2006 at Ras El Hikma. The compound is approximately two minutes from Soul per lvls-sales-kit-v1.pdf, placing it within the western North Coast premium belt documented across Mountain View coastal brochures.
| Field | Value |
|---|---|
| Coast | North Coast (Mediterranean) |
| Kilometre marker | KM 179 |
| Reference | 2 mins from Soul |
North Coast map context from workspace materials places LVLS near Sidi Abdel Rahman, New Alamein, Plage, Hacienda Bay, Marassi, MV Ras El Hikma, and Crysta (approximately 35 minutes from Crysta at KM 120). This corridor positioning connects LVLS buyers to established Mediterranean destinations, regional airports, and sibling Mountain View coastal inventory without requiring Cairo city-centre commutes for summer residency.
KM 179 situates LVLS further west along the North Coast than Crysta's Kilometre 120 corridor — buyers comparing Mountain View coastal compounds should evaluate drive times between KM 179 and KM 120 destinations when planning multi-property visits. The 600-metre beach frontage and +45-metre elevation at Sea Mount are location-defining metrics tied specifically to the KM 179 site rather than transferable to other Mountain View projects.
LVLS is a North Coast coastal compound exclusively. No workspace source places LVLS in New Cairo, 6th October, or any non-coastal governorate. Overseas buyers evaluating foreign-currency payment via AAIB Dubai accounts should confirm KM 179 unit availability with sales before assuming cross-project inventory overlap with inland Mountain View compounds.
The sales kit location map positions Soul at two minutes — a nearby North Coast reference point for buyers familiar with that corridor destination. Crysta at approximately 35 minutes provides a sibling Mountain View coastal comparison point at Kilometre 120 versus LVLS at Kilometre 179. Plage appears as a map neighbour in Crysta brochure materials, situating LVLS within the western North Coast premium belt alongside Marassi, Hacienda Bay, and New Alamein references.
Master Plan
The LVLS masterplan organises 201 feddans into three elevation-driven experiences — Sea Mount, Beach Top, and Blu Ville — documented across lvls-cheat-sheets-v2.pdf, lvls-sales-kit-v1.pdf, and lvls-e-brochure-final.pdf.
| Zone | Elevation | Size | Concept |
|---|---|---|---|
| Sea Mount | Up to +45m | ~133 feddans (sales kit: 131+ feddans gated) | 100% sea-view villas, gated, 600m beach front, Horizon Pool |
| Beach Top | Stepped levels to +45m | — | Lagoon-front living, Greek-inspired downtown |
| Blu Ville | Sea level to +2m | — | House front is a sandy beach, 100% lagoon view |
Key masterplan metrics: 600 m beach frontage · up to +45 m elevation above sea level · 7-feddan swimmable lagoon · 2.5 km lagoon beach frontage · 1.5 km sandy beach (sales kit reference). Sea Mount valleys provide open spaces varying from 20 to 40 metres. Beach Top lagoon dimensions vary per urban section documentation in cheat sheets.
Sea Mount spans six elevation levels from +9 m through +45 m per cheat sheet urban section — SM LVL+2 through SM LVL+45. The gated parcel entrance controls access to Sea Mount villa inventory. Horizon Pool — an infinity pool at elevation — anchors Sea Mount recreation alongside pool locations documented in masterplan extracts.
Promenades include Sea Walk, Light Walk, and Horizon Walk connecting residential zones to beach and lagoon frontage. The Lighthouse hub delivers hospitality programming. Beach Top carries commercial and retail components within its Greek-inspired downtown concept. Blu Ville positions beach house products where the house front faces sandy beach with 100% lagoon view.
Orientations documented across the masterplan: north, east, west, south. View categories include sea view, partial sea view, lagoon view, partial lagoon view, and landscape — with pool variants for partial sea view and landscape positions. Water activities and exclusive hospitality and mixed-use experiences are listed in sales kit masterplan sections.
Unit Types
LVLS product inventory spans six documented unit types with BUA, bedroom counts, and starting prices from lvls-sales-kit-v1.pdf. Finishing specifications from lvls-finishing-specs.pdf apply per tier below.
| Product | BUA (m²) | Bedrooms | Starting Price (EGP) |
|---|---|---|---|
| Crown Villa | 450 | 6 BR | Premium tier (no published price) |
| Sea Villa | 300 | 5 BR | 32,000,000 |
| Sea Twin House | 180 | 3 BR + living | 14,700,000 |
| Sea Townhouse | 180 | 3 BR + living | 9,850,000 |
| Beach House Garden | 150 | 3 BR | 9,000,000 |
| Beach House Roof | 145 | 3 BR | 8,200,000 |
Crown Villa at 450 m² with six bedrooms represents the top BUA tier — finishing includes local marble or imported porcelain (RAK or equivalent) in reception and kitchen floors, high-quality ceramic in bedrooms, Grohe or equivalent fittings, and glass shower partitions in all bathrooms. Crown Villa pricing is not published in the sales kit starting-price table; contact sales for premium-tier quotes.
Sea Villa at 300 m² and five bedrooms starts at 32,000,000 EGP — the highest documented starting price in sales kit materials. Sea Twin House at 180 m² with three bedrooms plus living room starts at 14,700,000 EGP. Sea Townhouse at 180 m² with three bedrooms plus living room starts at 9,850,000 EGP, available in corner and middle configurations per sales kit floor plan extracts.
Beach House Garden at 150 m² starts at 9,000,000 EGP with ground-floor garden positioning in Blu Ville. Beach House Roof at 145 m² starts at 8,200,000 EGP — the entry documented price point for LVLS coastal ownership. All non-Crown types receive porcelain reception floors, ceramic bedroom floors, Ideal Standard or equivalent fittings, and plastic paint ceilings — AC not included.
Cheat sheets document product mix including Sea Townhouses in four-attached and six-attached clusters and Beach Houses in four-unit and eight-unit clusters. Unit coding: LV - [District] - [Type] - [Plot] - [Unit] with types CV, SV, TW, TH, BH across SM, BT, and BV districts.
Payment Plan
LVLS offers a documented installment structure: 10% down payment, 5% after 6 months, over 8 years. This three-part entry structure — initial down payment, second installment at the six-month milestone, and remaining balance spread across eight years — applies across the product lines listed in sales kit starting-price tables from Beach House Roof through Sea Villa.
| Milestone | Amount |
|---|---|
| Down payment | 10% |
| Second installment | 5% after 6 months |
| Remaining balance | Over 8 years |
Overseas buyers may pay in AED, USD, or EUR via AAIB Dubai foreign-currency accounts — a documented option in cheat sheet and sales kit materials for international purchasers who prefer non-EGP settlement. Confirm current AAIB account details and eligible product lines with sales before initiating foreign-currency payment.
Starting prices from 8,200,000 EGP (Beach House Roof) to 32,000,000 EGP (Sea Villa) should be evaluated against the 10%+5% entry requirement before selecting product tier. Crown Villa premium-tier pricing requires direct sales consultation. No workspace source publishes differentiated payment terms per zone (Sea Mount versus Beach Top versus Blu Ville) — the 10%/5%/8-year structure applies at the project level per sales kit documentation.
For a Beach House Roof at 8,200,000 EGP, the 10% down payment equals 820,000 EGP with a further 5% (410,000 EGP) due after six months. Sea Villa buyers at 32,000,000 EGP face a 3,200,000 EGP down payment and 1,600,000 EGP second installment at the six-month milestone before eight-year installment scheduling on the remaining balance. Sea Twin House (14,700,000 EGP) and Sea Townhouse (9,850,000 EGP) sit between entry beach house and premium sea villa tiers for payment-plan budgeting.
AAIB Dubai foreign-currency settlement in AED, USD, or EUR is documented for overseas purchasers — confirm eligible accounts and conversion terms with sales. Cheat sheets and sales kit both reference the payment structure, providing dual-source confirmation within LVLS approved materials.
Delivery Information
Delivery timelines are not published in LVLS sales materials in the workspace. Neither lvls-sales-kit-v1.pdf, lvls-cheat-sheets-v2.pdf, lvls-e-brochure-final.pdf, lvls-finishing-specs.pdf, nor lvls-open-inventory.pdf extracts a handover schedule, construction milestone table, or per-zone delivery date.
Buyers evaluating Sea Villa (32,000,000 EGP tier), Beach House Garden (Blu Ville sandy beach front), or Sea Mount Crown Villa inventory should contact our sales team for current delivery dates, phase sequencing across Sea Mount, Beach Top, and Blu Ville, and whether open-inventory plots carry accelerated handover timelines.
The lvls-open-inventory.pdf document maps Phase-2 elevations and unit coding across Sea Mount, Beach Top, and Blu Ville — useful for availability queries but not for delivery scheduling. Finishing specifications are documented; delivery is not. Confirm whether 2025/2026 inventory reflects updated pricing or availability beyond sales kit publication date.
Sea Mount Phase-2 elevations in open-inventory materials span LVL+6.30 through LVL+44.10 across SM, BT, and BV districts — elevation coding that may inform construction sequencing but does not substitute for published handover dates. Crown Villa, Sea Villa, Sea Twin, Sea Townhouse, Beach House Garden, and Beach House Roof finishing packages are fully specified in lvls-finishing-specs.pdf (Grohe for Crown, Ideal Standard for others, AC excluded) — buyers can evaluate fit-out scope while awaiting delivery confirmation from sales.
Entrances A through F and parcel-gated Sea Mount access documented in cheat sheets suggest multi-entry phasing across the 201-feddan masterplan. Greek-inspired downtown at Beach Top and sandy beach fronts at Blu Ville may follow different construction timelines than Sea Mount gated villas — contact sales for zone-specific delivery estimates.
Amenities
LVLS amenities concentrate on Mediterranean coastal programming across 201 feddans at KM 179 — beach frontage, lagoon recreation, elevated pool infrastructure, and village-scale commercial and hospitality experiences.
600-metre beach front provides direct Mediterranean access at Sea Mount — the primary open-sea amenity distinguishing LVLS from lagoon-only coastal compounds. Horizon Pool (infinity pool at elevation) delivers Sea Mount recreation with panoramic sea views from the +9 m through +45 m terraced levels. 7-feddan swimmable lagoon supplements open-sea frontage with 2.5 km lagoon beach frontage documented in cheat sheets.
Sea Walk, Light Walk, and Horizon Walk promenades connect residential zones to beach and lagoon edges. The Lighthouse hub anchors hospitality programming. Water activities and exclusive hospitality and mixed-use experiences are listed in sales kit amenity sections. Beach Top contributes commercial and retail within its Greek-inspired downtown concept — a village-atmosphere amenity distinct from Sea Mount's gated villa elevation.
Blu Ville amenity positioning centres on sandy beach house fronts where residents face lagoon and sand rather than elevated terrace views. Sea Mount valleys (20–40 m open spaces) provide landscaped breathing room between terraced villa levels. Pool locations are documented per zone in cheat sheet masterplan extracts.
No workspace source documents on-compound schools, hospitals, or Cairo-commute shuttle services — amenity scope is coastal and village-focused per approved PDF materials.
Open-space categories in open-inventory materials include ranges above 150 m, 25–50 m, and 50–100 m alongside Sea Mount valley spans of 20–40 m — landscape amenity depth supporting the terraced elevation design. View variants with pool adjacency (partial sea view + pool direct/indirect, landscape + pool) add recreation positioning beyond standard sea, lagoon, and landscape categories. The 1.5 km sandy beach referenced in sales kit materials supplements the 600 m open beach front and 2.5 km lagoon beach frontage metrics.
Why Consider
LVLS delivers a 100% sea-view villa community across 201 feddans at KM 179 — a documented Mountain View Coastal Living product with pricing from 8,200,000 EGP (Beach House Roof) to 32,000,000 EGP (Sea Villa) per sales kit materials. Three zones — Sea Mount, Beach Top, Blu Ville — provide experience choice within one North Coast masterplan rather than requiring buyers to select separate developments.
Up to +45 m elevation at Sea Mount with 600 m beach front and Horizon Pool infinity edge creates sight lines that sea-level coastal compounds cannot replicate. The 7-feddan swimmable lagoon and 2.5 km lagoon beach frontage add water recreation beyond open Mediterranean frontage. Five elevation levels and three exceptional experiences structure product positioning from entry Beach House tiers through Crown Villa six-bedroom premium stock.
An 8-year payment plan with 10% down and 5% after 6 months lowers entry barriers for North Coast summer-home and investment buyers. Foreign-currency payment via AAIB Dubai (AED, USD, EUR) supports overseas purchasers — documented in cheat sheets alongside EGP pricing. Finishing specifications differentiate Crown Villa (Grohe, marble/porcelain) from standard tiers (Ideal Standard, porcelain) with AC excluded across all types.
KM 179 corridor positioning — two minutes from Soul, 35 minutes from Crysta — places LVLS within Mountain View's established North Coast portfolio alongside Ras El Hikma heritage since 2006. Buyers comparing Mediterranean coastal compounds should weigh LVLS elevation and lagoon programming against Crysta's Kin Islands and American/Greek/Bahamas architectural phases at Kilometre 120.
Crown Villa at 450 m² with six bedrooms and Grohe-fitted finishing targets generational and large-family buyers at the premium tier without published starting price. Beach House Roof at 8,200,000 EGP provides the documented entry point for KM 179 coastal ownership. Sea Townhouse and Sea Twin House mid-tiers (9,850,000 and 14,700,000 EGP) bridge beach house and sea villa price bands. Product mix diversity — four- and six-attached townhouses, four- and eight-unit beach house clusters — supports buyer segmentation within one 201-feddan masterplan.
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