iCity October vs iCity New Cairo · The 2026 Complete Comparison

iCity October vs iCity New Cairo · The 2026 Complete Comparison

Mountain View iCity October and Mountain View iCity New Cairo are two editions of the same architectural philosophy from Mountain View — the "iCity" philosophy: very low density, a central crystal lagoon, the Smart Living system, and a 4–5 floor cap. The core difference: one is in 6th October, the other in New Cairo. The choice depends entirely on a single question: "Are you east-side or west-side?"

In one line · TL;DR

| Metric | iCity October | iCity New Cairo | |---|---|---| | Developer | [Mountain View](/en/developers/mountain-view) | [Mountain View](/en/developers/mountain-view) | | Location | 6th October, Waahat Road | Fifth Settlement, New Cairo extension | | Total area | 470 acres | 500 acres | | Total units | ~6,500 | ~7,500 | | Green coverage | 85% | 82% | | Starting price | EGP 5.8M | EGP 6.8M | | Starting EGP/sqm | 52,000 | 62,000 | | Down payment | 5% | 5% | | Installment years | 9 | 9 | | Delivery year | 2026 (phases delivered) | 2027 |

Project overviews

Mountain View iCity October

iCity October launched in 2016 by Mountain View on 470 acres in 6th October, on Waahat Road. This was the first iCity project in Egypt, after which the "City within the City" philosophy spread: an integrated city at premium-compound quality with a 22-acre central crystal lagoon (the largest in west Cairo), the Heartwork Smart Living system, 85% green coverage, and buildings capped at 4 floors. About 60% of the project is delivered with families living there since 2020. Primary buyer: premium families in Zayed and October, professionals working in Smart Village or the media industry.

Mountain View iCity New Cairo

iCity New Cairo launched in 2017 by Mountain View on 500 acres in the Fifth Settlement extension, south of Cairo Festival City. It's the "eastern" edition of iCity October — same philosophy, but closer to the heart of Cairo and to Cairo Airport (27 km). 82% green, 18-acre crystal lagoon, Smart Living system. About 25% of the project is delivered, with expected delivery in 2027 for current phases. Primary buyer: premium families in New Cairo, professionals at AUC or Festival City, and investors.

Location showdown

| Distance to | iCity October | iCity New Cairo | |---|---|---| | Smart Village | 8 km | 50 km | | Mall of Arabia | 12 km | 60 km | | Cairo Festival City | 60 km | 5 km | | AUC | 65 km | 9 km | | Cairo Airport | 70 km | 27 km | | Sphinx Airport | 16 km | 50 km |

The question is straightforward: "Where's your work and where are your kids' schools?"

• West (Zayed, October, Smart Village, Media City) → iCity October
• East (New Cairo, AUC, Festival City, the airport) → iCity New Cairo

Overall, iCity New Cairo wins on location thanks to airport proximity and central New Cairo. But if your work is in the west, iCity October is the realistic uncontested pick.

Master plan & density

The two are essentially the same plan with minor tweaks:

• iCity October: 6,500 units on 470 acres ≈ 14 units/acre. 85% green (the largest among October compounds).
• iCity New Cairo: 7,500 units on 500 acres ≈ 15 units/acre. 82% green.

Density is very close, iCity October is greener by 3%.

Unit types & sizes

The two share nearly the same product library:

| Type | iCity October | iCity New Cairo | |---|---|---| | Apartments | 120–200 sqm | 120–220 sqm | | Duplexes | 200–280 sqm | 220–280 sqm | | Townhouses | 240–320 sqm | 240–320 sqm | | Twin houses | 280–360 sqm | 280–380 sqm | | i-Villas | 320–380 sqm | 280–380 sqm | | Lakeview studios | 90–130 sqm | 90–120 sqm |

Both share the same variety; iCity October has slightly smaller villas in its latest launches.

2026 pricing comparison

| Unit | iCity October | iCity New Cairo | |---|---|---| | 130 sqm apartment starts from | EGP 6.8M | EGP 8.0M | | 150 sqm apartment starts from | EGP 7.8M | EGP 9.3M | | 180 sqm apartment starts from | EGP 9.4M | EGP 11.2M | | Townhouse starts from | EGP 14.5M | EGP 17.5M | | Twin house starts from | EGP 17M | EGP 21M | | i-Villa starts from | EGP 22M | EGP 27M | | Starting EGP/sqm | 52,000 | 62,000 |

iCity October is ~16–19% cheaper per sqm than iCity New Cairo. The delta reflects: (1) location (New Cairo is more expensive per sqm across every compound), (2) October has newer infrastructure but relatively lower demand, (3) development stage: iCity October is further along in delivery. Payment plans are identical.

Amenities comparison

| Amenity | iCity October | iCity New Cairo | |---|:-:|:-:| | Crystal lagoon | Yes (22 acres, largest in west Cairo) | Yes (18 acres) | | Smart Living system | Yes (full) | Yes (full) | | Onsite international school | Yes | No (nearby schools) | | Sports club | Yes | Yes | | Medical centre | Yes | Yes | | Commercial hub | Partial | Adjacent | | Cycling tracks | Yes (10 km) | Yes (8 km) | | Co-working / business hub | Partial | No |

iCity October wins on delivered amenities thanks to the larger lagoon, operational international school, and active commercial hub. iCity New Cairo offsets this with Cairo Festival City being just 5 km away.

Developer track record

Both are by the same developer: Mountain View, founded 2005, with 16 delivered projects. iCity October started delivery in 2020 with ~60% delivered. iCity New Cairo is in early-delivery stage (~25%). Build quality at iCity October is consistent, with short delays (3–6 months) in some phases due to COVID.

Track records are tied, with an edge to iCity October because the higher delivery completion gives practical quality confirmation.

Investment perspective

Price evolution 2021–2026

• iCity October: 13.3% 5-year CAGR
• iCity New Cairo: 14.1% 5-year CAGR

2026 rental yield

• iCity October: 5.0% annualised
• iCity New Cairo: 5.2% annualised

iCity New Cairo wins on investment — higher starting basis but faster growth and expected demand increase as current phases hand over. iCity October suits investors looking for steady yield with moderate appreciation.

Who should buy each

Buy iCity October if you:

• Work or study in the west (Zayed, October, Smart Village)
• Have a budget of EGP 6–15M
• Need a delivered or near-delivered unit
• Like the larger lagoon and operational international school
• Prefer a cheaper price per sqm with the same Mountain View philosophy

Buy iCity New Cairo if you:

• Work or study in the east (AUC, New Cairo, Festival)
• Have a budget of EGP 7–20M
• Want higher capital appreciation
• Travel often (airport is 27 km vs 70 km from October)
• Value proximity to Cairo Festival City and the major malls

The verdict

The first and only material question: "Are you east or west?"

• iCity October for the western buyer: if your work or lifestyle is in west Cairo, iCity October is the pick. ~16–19% cheaper, higher delivery completion, larger lagoon, and an operational international school.
• iCity New Cairo for the eastern buyer: if your work or lifestyle is in east Cairo, iCity New Cairo is the pick. Closer to airport and central New Cairo, higher capital growth, better rental yield.

To narrow this down, talk to a specialist who'll compare based on your work location.

FAQs

What's the core difference between iCity October and iCity New Cairo?

Both are by Mountain View with the same iCity philosophy (low density, crystal lagoon, Smart Living). The core difference is location: iCity October is in 6th October (west Cairo), iCity New Cairo is in Fifth Settlement (east Cairo).

Which is cheaper in 2026?

iCity October is ~16–19% cheaper per sqm. A 150 sqm apartment in iCity October starts at EGP 7.8M; in iCity New Cairo it starts at EGP 9.3M (April 2026).

Which is better for investment?

iCity New Cairo posted 14.1% annualised growth vs 13.3% for iCity October. iCity New Cairo is better for capital growth; iCity October is better for immediate yield (delivered units at lower entry price).

Which is closer to Cairo Airport?

iCity New Cairo — 27 km. iCity October 70 km. Daily commute saves 40+ minutes at rush hour from iCity New Cairo.

Which is closer to Smart Village?

iCity October — only 8 km. iCity New Cairo 50 km. If you work at Smart Village, iCity October is the only choice.

Which has the larger lagoon?

iCity October — 22 acres (the largest in west Cairo). iCity New Cairo — 18 acres. Both are crystal lagoons with turquoise water.

Which project is more delivered?

iCity October ~60% delivered (families since 2020). iCity New Cairo ~25% delivered. If you need a ready unit soon, iCity October is the pick.

What's the best fit for families with children in international schools?

iCity October — operational onsite international school. iCity New Cairo doesn't yet have an onsite international school but is close to Choueifat and SAC.

What if my work is downtown?

Both are roughly equivalent (30 km from iCity New Cairo, 30 km from iCity October but via different routes). The difference is traffic: iCity New Cairo via Suez Road, iCity October via 26 July Corridor. 26 July is denser in morning rush hour.

Further reading

• Mountain View guide: every project
• 6th October guide: top 15 compounds
• New Cairo guide: top 20 compounds
• How to choose between east and west Cairo
• Mountain View iCity vs Hyde Park
• Palm Hills October vs SODIC Westown

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