Al Dabaa is the North Coast zone that sits in the gap most buyers overlook. Far enough west to escape the congestion of the Sidi Abdel Rahman stretch, close enough to El Alamein to be genuinely accessible, and the address where a handful of developers have quietly built some of the most competitively priced resort products on the Mediterranean. It is the flagship project from The Waterway Developments at KM 173 in this corridor — a 124-acre resort community with 540 metres of sandy beach, crystal lagoons, a hotel, and 1,086 units spanning beach cabins to first-row villas.
This guide covers The Waterway North Coast in full: location, masterplan, every unit type and confirmed price, payment plan, developer background, and an honest assessment of who this project is right for.
Where Is The Waterway North Coast?
The Waterway North Coast is located at KM 172-173 on the Alexandria-Marsa Matrouh International Coastal Road, in the Al Dabaa zone. El Dabaa sits between KM 155 and KM 177 on the Sahel Map, placing The Waterway North Coast at the western end of this corridor. New Alamein City is 20 minutes away. El Alamein International Airport is within easy reach. Alexandria is approximately 90 minutes east. Cairo is approximately 3 hours via the New Fouka Road.
The project is directly on the Mediterranean seafront. The Dabaa Road provides an additional access route and connects the project to the broader North Coast road network. The zone’s position between Ghazala Bay to the east and Ras El Hekma to the west means The Waterway North Coast benefits from both the established infrastructure of the central North Coast and proximity to the premium water quality that characterises the western stretch.
Key Advantages and Selling Points
- This project offers 1,086 residential units across 124 acres at KM 173, offering one of the most varied product ranges in the Al Dabaa zone. From beach cabins and chalets to twin villas and standalone villas, the project spans a price range that accommodates buyers entering at EGP 25 million and investors targeting EGP 250 million first-row properties. That span within a single development means buyers can scale their investment rather than switching projects entirely.
- Crystal lagoons are distributed throughout the masterplan alongside the 540-metre sandy beach, creating multiple water environments within the resort. This is relevant for buyers who want the lagoon lifestyle in addition to direct sea access rather than choosing one over the other.
- Tropical-styled landscaping is the defining visual characteristic of The Waterway North Coast. The developer chose a resort aesthetic grounded in lush greenery and water features rather than the minimalist or Mediterranean-inspired palettes more common on the North Coast. The result is a project that reads visually distinct from its Al Dabaa neighbours.
- Full delivery. All units are delivered fully finished. In the Al Dabaa zone, where some competitors deliver core and shell or semi-finished, this is a meaningful differentiator for buyers who want a ready-to-use summer property without a finishing project on top of their purchase.
- The Waterway Developments has an active portfolio across Egypt that includes New Cairo and Port Said projects in addition to The Waterway North Coast. The developer brings construction and delivery experience from multiple completed projects to the North Coast product.
- The payment plan requires 10% down on contract, with the balance spread over 6 years with no interest. Phase 1 includes an additional 10% payment on delivery. This structure is straightforward and does not front-load significant amounts beyond the initial reservation.
Masterplan and Total Project Area
The masterplan covers 124 acres at KM 173 with direct Mediterranean beachfront 540 metres wide. The project is organised around a central lagoon system that distributes water access across the residential clusters and connects to the beach. The tropical landscaping runs throughout the masterplan, with palm-lined streets and planted zones between residential buildings creating the resort atmosphere the developer committed to.
| Key Metric |
Confirmed Figure |
| Total area | 124 acres at KM 172-173, Al Dabaa |
| Mediterranean beachfront | 540 metres wide sandy beach |
| Total units | 1,086 across all product types |
| Water features | Crystal lagoons distributed throughout masterplan |
| Hotel | Within the masterplan |
| Landscaping | Tropical-style resort aesthetic |
| Delivery | Q2 2027, fully finished |
Unit Types and Sizes at The Waterway North Coast
The project covers the full spectrum from entry-level chalets to premium first-row villas. All units across all phases are delivered fully finished.
|
Unit Type |
Size Range |
Starting Price (EGP) |
| Lagoon Chalet (3BR) | 184 sqm | From 25,000,000 |
| Penthouse with private pool | 179 sqm | From 34,600,000 |
| Townhouse | From 275 sqm | From 40,800,000 |
| Twin Villa | From 320 sqm | From 48,000,000 |
| Standalone Villa (standalone) | Confirm at reservation | From 80,000,000 |
| 1st Row Beach Villa (single floor) | 485 sqm | 250,000,000 |
Prices sourced from verified Egyptian real estate platforms and developer data (2025). Prices vary by phase, position, view, and proximity to water or beachfront. Contact D5 Realty for current confirmed pricing and unit availability.
Latest Project Updates – 2025 to 2026
Active construction is underway with Phase 1 and Phase 2 both under delivery towards the Q2 2027 handover target. The Waterway Developments has been consistent across both phases in its delivery of full finishing as standard. No changes to the payment plan structure have been announced since the project’s launch. Buyers entering Phase 2 today benefit from the same 10% down, 6-year installment plan without additional interest that Phase 1 buyers contracted under.
Facilities and Amenities
Beach and Water
- 540-metre wide sandy beach with family zones, water sports, and beach-edge dining.
- Crystal lagoons distributed throughout the masterplan, swimmable and accessible from lagoon-facing units.
- Beach promenade connecting the residential clusters to the waterfront.
Hotel and Hospitality
- A hotel within The Waterway North Coast masterplan provides hospitality services to residents and guests.
- Beach dining, kiosks, and F&B outlets on the waterfront.
Sports and Wellness
- Swimming pools across the resort.
- Sports courts and recreational facilities within the masterplan.
- Cycling and walking tracks through the landscaped grounds.
Community and Services
- Tropical-style landscaping throughout: palm-lined streets, planted buffer zones, resort greenery.
- 24-hour gated security.
- Golf cart transportation within the resort.
Developer: The Waterway Developments
The Waterway Developments is the company behind The Waterway North Coast as well as Downtown Port Said and other residential and commercial projects across Egypt. The developer brings an established portfolio of delivered projects to its North Coast commitment, with a track record that extends beyond coastal development into mixed-use projects in established Egyptian cities.
The decision to build The Waterway North Coast in Al Dabaa rather than the more crowded Sidi Abdel Rahman or Ras El Hekma zones reflects a deliberate market positioning: competitive pricing anchored by a genuine Mediterranean location, without the price premium that the sovereign-backed Ras El Hekma zone carries.
Payment Plans
|
Plan / Phase |
Terms |
| Phase 1 | 10% down payment at contract. Balance over 6 years, no interest. Additional 10% on delivery. |
| Phase 2 | 10% down payment at contract. Balance over 6 years, no interest. |
| Finishing | All units delivered fully finished. No additional finishing cost. |
| Delivery | Q2 2027 target. |
Honest Disadvantages
- KM 173 in Al Dabaa is a longer drive from Cairo than the Ras El Hekma zone entry point at KM 178, which might seem counterintuitive. The reason is that Al Dabaa’s road network adds travel time beyond what the KM marker implies. Buyers should model the actual drive time to The Waterway North Coast from their specific Cairo neighbourhood rather than estimating from the KM number alone.
- The Waterway Developments is not a developer with the listed-company transparency of SODIC, Palm Hills, or Emaar Misr. Buyers who rely on EGX disclosures and audited public financials as their primary risk management tool will need to evaluate this developer through alternative means.
- Q2 2027 is a forward delivery. The property cannot be used now. Buyers who need beach access for Summer 2025 or 2026 will need to make separate arrangements during the delivery gap.
Frequently Asked Questions
- What is The Waterway North Coast?
The Waterway North Coast is a 124-acre luxury coastal resort at KM 173 in the Al Dabaa zone of Egypt’s North Coast, developed by The Waterway Developments. It features 1,086 units including lagoon chalets, townhouses, twin villas, and standalone villas, a 540-metre sandy beach, crystal lagoons, and a hotel. All units are delivered fully finished. Prices start from EGP 25 million for 3-bedroom lagoon chalets. Payment is 10% down with 6-year installments at no interest. Delivery is targeted for Q2 2027.
- Where is The Waterway North Coast located?
The Waterway North Coast is located at KM 172-173 on the Alexandria-Marsa Matrouh International Coastal Road in the Al Dabaa zone. New Alamein City is 20 minutes away, El Alamein International Airport is within easy reach, Alexandria is approximately 90 minutes east, and Cairo is approximately 3 hours via the New Fouka Road.
- What are the prices at The Waterway North Coast?
Confirmed prices at The Waterway North Coast are: 3-bedroom lagoon chalet (184 sqm) from EGP 25 million, penthouse with private pool (179 sqm) from EGP 34.6 million, townhouses (from 275 sqm) from EGP 40.8 million, twin villas (from 320 sqm) from EGP 48 million, and the first-row beach villa (485 sqm) at EGP 250 million. All units fully finished.
- Is The Waterway North Coast fully finished?
Yes. All units across both phases of The Waterway North Coast are delivered fully finished. This applies to chalets, townhouses, twin villas, and standalone villas across all positions within the masterplan.
- Who is the developer of The Waterway North Coast?
The developer is The Waterway Developments, an Egyptian real estate company with projects in the North Coast, New Cairo, and Port Said. The Waterway North Coast is the company’s flagship Mediterranean coastal project.
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