Author: Khaled Hamdy

How Almaza Bay North Coast Turned a Quiet Stretch of Coast into a Full Destination

When Travco Properties launched Almaza Bay North Coast in 2014, the stretch of Mediterranean coastline at KM 247 in Sidi Heneish was not on most people’s North Coast map. The established resorts were further east, clustered around Marassi and Sidi Abd El-Rahman. Sidi Heneish, with its sharper, lighter water and quieter atmosphere, was known mainly to people who had driven further west out of curiosity.

Almaza Bay North Coast changed that. Travco Properties arrived in Sidi Heneish before any other major developer and built something that didn’t exist on the Egyptian North Coast at the time: a fully integrated destination where multiple luxury hotels, diverse dining venues, a marina, music events, and European beach tourism all operated within a single masterplan. The project instantly became a trendsetter, not just for the beach and the architecture, but for the concept of what a North Coast development could be.

Today, Almaza Bay North Coast spans 6.5 million square metres with over 3,000 residential units, 5.5 kilometres of beachfront, seven luxury JAZ Hotels running at 90 percent occupancy during summer, and a summer visitor profile that spans Italy, Germany, and the Czech Republic alongside Egyptian families. The brands that now cluster around it in Sidi Heneish, Hacienda Heneish, Silver Sands ORA, and others, all arrived after Almaza Bay North Coast had already proved that this part of the coast was worth developing. Being first was not luck. It was the foundation of everything that followed.

Where Is Almaza Bay North Coast Located?

Almaza Bay North Coast is located at KM 247 to 250 on the Alexandria-Marsa Matrouh International Coastal Road, in the Sidi Heneish area, approximately 40 km east of Marsa Matrouh and in Matrouh Governorate. The broader Sidi Heneish stretch runs from KM 221 to KM 250, placing Almaza Bay North Coast at the western end of this corridor, where the water transitions to the cleaner, lighter turquoise characteristic of the coastline closest to Matrouh.

New Alamein City is to the east, and Ras El Hekma Bay is in the nearby zone heading westward. El Alamein International Airport provides air access, and the New Fouka Road has materially reduced the drive time from Cairo to under 2.5 hours for most of the North Coast corridor that includes Sidi Heneish. The location that once felt remote when Almaza Bay North Coast first opened has become considerably more accessible as North Coast infrastructure has expanded.

Nearby Landmarks and Distances

Destination	Distance and Time
Marsa Matrouh	Approximately 40 km west, around 30 minutes.
El Alamein International Airport	Via the coastal road eastward.
New Alamein City	East along the coastal road.
Hacienda Heneish (Palm Hills)	Within the Sidi Heneish corridor, KM 247.
Silver Sands ORA (Naguib Sawiris)	KM 243, within the same coastal stretch.
Ras El Hekma Bay	The adjacent zone heading west.
Cairo via New Fouka Road	Under 2.5 to 3 hours depending on entry point.
Alexandria	Approximately 220 km east.

 

The Sidi Heneish corridor now attracts the same calibre of developer attention that Sidi Abd El-Rahman commanded a decade ago. Silver Sands ORA by Naguib Sawiris, Hacienda Heneish by Palm Hills, and several other major launches have all entered this stretch since Almaza Bay North Coast established the zone’s credentials. Every developer who came after had the advantage of a market already proven.

Key Advantages and Selling Points of Almaza Bay North Coast

• Almaza Bay North Coast was the pioneer of Sidi Heneish. When Travco Properties launched in 2014, no major competitor had committed to this stretch of coastline. The decision to develop 6.5 million square metres at KM 247 before the zone had been validated by other investors was the founding act of what is now one of the most active development corridors on Egypt’s entire North Coast. That pioneer credibility is built into every conversation about Sidi Heneish.
• Seven JAZ Hotels operating on-site, most achieving 90 percent summer occupancy with European visitors from Italy, Germany, and the Czech Republic. Almaza Bay North Coast is the only project on Egypt’s North Coast to integrate seven luxury hotels within a single development. That hotel density creates a level of hospitality activation, around-the-clock staffing, and resort energy that residential-only compounds simply cannot replicate. The European visitor base in particular is a direct result of Travco Group’s 46-year tourism infrastructure and international charter relationships.
• 5.5 kilometres of pristine Mediterranean beachfront with the water quality characteristic of Sidi Heneish at KM 247. The stretch of Mediterranean coast at this latitude, close to Matrouh, consistently registers among the clearest on Egypt’s entire northern coast. The colour of the water at Almaza Bay North Coast, the Maldives comparison is made by multiple visitor reviews without prompting, is a function of the geography rather than investment in artificial lagoons.
• A dining scene with genuine culinary range. Pier 88 for Italian fine dining, Sammy’s Beach Bar for Greek-inspired casual dining, Makai Tukai for Asian cuisine, Corallo for fresh seafood, and Sofra for Lebanese and Oriental flavours. Five distinct dining venues with five distinct menus is a level of culinary variety that most North Coast projects address with a single beach restaurant and a hotel buffet.
• The Shorelines concert series brings international and regional music programming to the beach during the summer season. Combined with regular music events and bonfires, the entertainment calendar at Almaza Bay North Coast generates social energy independent of whether residents are there for the beach or the hotels. Camp by Les Elfes, a Swiss children’s camp operating within the development, adds a family dimension that is unusual and internationally credible.
• Travco Group’s 46 years of hospitality management experience means Almaza Bay North Coast is operated rather than just developed. The difference between a Travco project and a development company’s project is the operational DNA. Every hotel on-site is managed by people who understand how hospitality infrastructure runs on a daily, seasonal, and annual cycle. The quality of maintenance, the cleanliness standards, and the year-to-year consistency at Almaza Bay North Coast reflect an operator’s standards applied to residential living.

 

Total Project Area and Masterplan

Almaza Bay North Coast covers 6.5 million square metres in eight self-contained phases, each designed as its own mini-village within the larger development. The 5.5 km beachfront runs continuously along the Mediterranean, with the hotel zone, residential clusters, marina, aqua park, and retail areas organized to give every phase its own sense of self-containment without disconnecting from the broader destination.

The eight-phase structure reflects Travco Properties’ approach to delivery: progressive, sustained, and consistently maintained across phases rather than rushed to completion. Phase by phase, the project has grown while maintaining the standards of the earlier phases. That consistency is why residents from Phase 1 and residents from Phase 7 experience the same maintenance quality and resort atmosphere.

Key Metric	Confirmed Figure
Total area	6.5 million square metres (approximately 1,500 acres)
Beach frontage	5.5 km of Mediterranean beachfront
Number of phases	8 phases, each a self-contained community
Residential units	Over 3,000 units across all phases
Hotels	7 JAZ Hotels with 90% peak summer occupancy
Location	KM 247-250, Sidi Heneish, Alexandria-Matrouh Road

Unit Types and Sizes at Almaza Bay North Coast

Almaza Bay North Coast offers residential units across its eight phases, with a variety of configurations suited to different buyer profiles. The unit range spans the typical North Coast coastal community spectrum from chalets to standalone villas, all designed with a contemporary European-inspired aesthetic that reflects Travco’s long-standing relationship with European hospitality standards.

Unit Type	Size Range and Notes
Chalets (Beach Houses)	Various sizes. Entry point for Almaza Bay North Coast ownership.
Townhouses	Multi-floor family configurations with private outdoor space.
Twin Houses	Paired villas sharing one wall, private garden included.
Standalone Villas	Premium tier. Private gardens, larger plot sizes, greater privacy.
Apartments	Various configurations across select phases.

 

Each phase introduces its own architectural character and unit mix, while maintaining the overarching design language of the project. The proximity to one of seven JAZ Hotels in most phases means unit owners in Almaza Bay North Coast have hotel services, dining, and beach club access within walking distance of their own properties.

Pricing for Almaza Bay North Coast varies significantly by phase, unit type, floor, and view. Contact D5 Realty for current availability, pricing, and resale units in delivered phases.

Latest Project Updates – 2025 to 2026

Almaza Bay North Coast continues to develop along its eight-phase masterplan. JAZ Almaza Blu, the newest hotel in the development, opened in 2025 as a boutique addition to the JAZ hotel cluster within the resort, designed for couples and families seeking a more intimate and curated experience within the larger Almaza Bay North Coast ecosystem.

The 2025 Shorelines season confirmed Almaza Bay North Coast’s position as one of the North Coast’s most actively programmed summer destinations. The Shorelines concert series has become a fixture of the Egyptian summer cultural calendar, bringing international and regional artists to the Mediterranean beachfront across the peak season weeks.

The broader Sidi Heneish corridor that Almaza Bay North Coast pioneered in 2014 has become one of the most active development zones on the entire North Coast in 2025 and 2026. Silver Sands ORA is under construction. Hacienda Heneish by Palm Hills is in delivery. The validation that Travco achieved by arriving first has now made the zone the subject of an entire wave of comparable investment.

Facilities and Amenities

Hotels

• Seven JAZ Hotels across the resort: JAZ Almaza Beach Resort, JAZ Crystal Resort, JAZ Tamerina, JAZ Oriental Resort, JAZ Neo Almazino, JAZ Almaza Blu (opened 2025), and Sakhra Hotel and Spa. Most operating at 90 percent occupancy during summer with European guests from Italy, Germany, and the Czech Republic.
• All JAZ Hotels on-site are operated by JAZ Hotels, the hospitality brand within Travco Group’s portfolio, applying the same group-wide service standards across every property.

Dining

• Pier 88, Italian fine dining with beachfront positioning and an elevated cuisine standard that defines the signature dining experience at Almaza Bay North Coast.
• Sammy’s Beach Bar, relaxed Greek-inspired cuisine and bar in a casual beach setting.
• Makai Tukai for Asian cuisine, drawing variety-seeking diners.
• Corallo with fresh seafood and a Mediterranean Sea view, operated within the JAZ hotel zone.
• Sofra for Lebanese and Oriental cuisine, serving guests who prefer traditional regional flavours.
• The Cookery Co. for casual beachside meals throughout the day.

Entertainment and Events

• Shorelines concert series: annual summer music programming bringing international and regional artists to the Almaza Bay North Coast beachfront.
• Camp by Les Elfes: Swiss children’s summer camp operating within the development, providing structured and internationally supervised children’s programming.
• Regular bonfires, beach parties, and nightlife programming throughout the summer season.

Water, Sports and Wellness

• Aqua park within the destination.
• Marina for water sports, boat access, and recreational marine activities.
• International gym and spa facilities.
• Multiple pools across the hotel zone and residential areas.
• Water activities: jet skiing, parasailing, paddle boarding, and diving trips.

Retail and Infrastructure

• Retail hub with shopping, cafes, and everyday convenience within the resort.
• 24-hour security across all phases.
• Travco Group property management and maintenance services.

 

Developer: Travco Properties – The Hospitality DNA Behind Almaza Bay North Coast

Travco Group International was founded in 1979 by Hamed El Chiaty and has grown into the Middle East’s largest operator of hotels, resorts, and cruises, with 46 years of continuous hospitality experience across Egypt, the Maldives (Vakkaru Maldives, in a UNESCO Biosphere Reserve), and international markets. The Group operates more than 60 companies across three continents.

Travco Properties was established in 2014 specifically to bring Travco Group’s hospitality expertise into the real estate development sector. The first project was Almaza Bay North Coast. The logic was straightforward: a company that manages hotels and resorts at international standards has a fundamentally different understanding of how a coastal destination needs to function than a standard real estate developer. That understanding shows in every aspect of Almaza Bay North Coast, from the maintenance standards to the event calendar to the quality of the dining venues.

The integrated model here, where the developer is also the hospitality operator through the JAZ Hotels brand, removes the fragmentation that affects most Egyptian coastal projects where the developer builds and leaves, and a separate management company operates with different standards. At Almaza Bay North Coast, Travco Properties and Travco Group are the same organisation. The development and the operation are managed by the same people who answer to the same leadership.

Almaza Bay North Coast Unit Prices

Unit Type	Price Range (EGP)
Chalets (Beach Houses)	Confirm at reservation — varies by phase, size, and floor
Townhouses	Confirm at reservation — varies by phase
Twin Houses	Confirm at reservation
Standalone Villas	Confirm at reservation — premium tier
Resale units (delivered phases)	Active resale market — D5 Realty can provide current listings

 

This is one of the most active resale markets on the Sidi Heneish corridor, with multiple delivered phases providing immediate-ownership options for buyers who do not want to wait for new-launch delivery timelines. Contact D5 Realty for confirmed current pricing across both new and resale units.

Payment Plans

Element	Confirmed Detail
Down payment	10% of total unit price.
Second payment	10% on booking.
Installment structure	Confirm at reservation per phase and unit type.
Resale units	Typically cash — confirm unit by unit for any remaining plan balances.

Honest Disadvantages

• The distance from Cairo is genuine. At approximately 2.5 to 3 hours from Cairo via the Fouka Road, Sidi Heneish is further from the capital than the Marassi and Sidi Abd El-Rahman cluster. Buyers planning regular weekend use by road from Cairo should factor the drive time in honestly. The cleaner water and quieter atmosphere are genuine compensations, but the road is not short.
• The summer season concentration: Almaza Bay North Coast is a summer-first destination. The hotels run at 90 percent occupancy in the peak months, the restaurants and events are fully activated, and the energy is exactly what the project was built to deliver. Outside summer, some venues operate on reduced hours. Buyers wanting year-round activity should weigh this.
• With over 3,000 units across eight phases, Almaza Bay North Coast is a large-scale development. Some buyers who prefer a smaller, more intimate community will find the scale too broad. The eight-phase structure means the resort covers significant ground and different phases have different characters, proximity to the beach, and proximity to the hotel cluster.

Final Word

Most North Coast projects tell you what they have. Almaza Bay North Coast can show you what it has built. Eleven years of operation, eight phases of delivery, seven hotels running at 90 percent occupancy with European visitors who return every summer, a dining scene that has no direct comparable on the western North Coast, and the Shorelines concert series activating the beach across the peak season.

The Sidi Heneish corridor that surrounds Almaza Bay North Coast today was, in 2014, an unproven stretch of beautiful coastline that Travco Properties decided to develop first. That decision has shaped everything that has come since. For buyers considering Sidi Heneish today, understanding which project arrived first is the starting point

 

Frequently Asked Questions

 

• What is Almaza Bay North Coast exactly?

Almaza Bay North Coast is a 6.5 million square metre coastal destination by Travco Properties, located at KM 247 to 250 in Sidi Heneish on Egypt’s North Coast, approximately 40 km east of Marsa Matrouh. Launched in 2014, it was the first major development in the Sidi Heneish corridor and remains the largest and most comprehensively integrated. The resort includes over 3,000 residential units across eight phases, 5.5 km of beachfront, seven JAZ Hotels, five dining venues including Pier 88, the Shorelines concert series, and Camp by Les Elfes.

 

• How many hotels does Almaza Bay North Coast have?

Almaza Bay North Coast has seven JAZ Hotels: JAZ Almaza Beach Resort, JAZ Crystal Resort, JAZ Tamerina, JAZ Oriental Resort, JAZ Neo Almazino, JAZ Almaza Blu (opened 2025), and Sakhra Hotel and Spa. Most run at 90 percent occupancy during the summer season, with a significant portion of guests coming from European markets including Italy, Germany, and the Czech Republic.

 

• Why do European visitors come to Almaza Bay North Coast?

Travco Group, the parent company of Travco Properties, has 46 years of international tourism and hospitality operations and long-standing relationships with European charter and tour operators. The JAZ Hotels brand at Almaza Bay North Coast operates to standards familiar to European beach resort visitors from the Mediterranean and Red Sea hotel market. The water quality at Sidi Heneish, consistently among the clearest on Egypt’s entire North Coast, and the all-inclusive hotel infrastructure at JAZ properties make the destination directly competitive with traditional European package holiday destinations.

 

• What restaurants are at Almaza Bay North Coast?

The resort has five distinct dining venues: Pier 88 for Italian fine dining, Sammy’s Beach Bar for Greek-inspired casual dining, Makai Tukai for Asian cuisine, Corallo for fresh seafood, and Sofra for Lebanese and Oriental cuisine. The Cookery Co. provides everyday casual beachside dining. This range of cuisines within a single development is unusually wide by North Coast standards.

 

• Was Almaza Bay North Coast the first project in Sidi Heneish?

Yes. Travco Properties launched Almaza Bay North Coast in 2014 before any major developer had committed to the Sidi Heneish corridor at scale. The project instantly became a trendsetter, in Travco Group’s own words, and the major developments that followed including Silver Sands ORA (Naguib Sawiris), Hacienda Heneish (Palm Hills), and others all arrived after Almaza Bay North Coast had established Sidi Heneish as a viable and desirable address.

What It Means When Montage Says Yes

Montage Hotels and Resorts has been operating since 2002. In 24 years, they have opened six ultra-luxury properties worldwide, all in the United States and Mexico. Every single one holds a Forbes Travel Guide Five-Star Award, making Montage the only hotel brand in the world where every property carries that distinction. The brand has turned down far more opportunities than it has accepted, because its position in the market depends entirely on never diluting what the name means.

On May 17, 2026, Montage and Modon Holding announced Montage Ras El Hekma, marking the first time in the brand’s history that it has chosen a location outside North America. The project sits in Wadi Yemm, the first precinct of the 170.8 million square metre Ras El Hekma masterplan to move into active delivery. It will include 200 hotel guestrooms and suites and just 96 Montage Residences for private purchase – the first branded residences available anywhere in the entire Ras El Hekma development.

For buyers evaluating the Ras El Hekma market, this announcement requires careful reading. Montage does not enter destinations for marketing purposes. When Alan Fuerstman, the founder and CEO of Montage International, describes the Egypt launch as a milestone in the brand’s international expansion, he is describing a selection process that has produced six properties in 24 years. Ras El Hekma is the seventh. And it is the first time the brand has left its home continent.

Where Is Montage Ras El Hekma Located?

Montage Ras El Hekma is located in the Wadi Yemm precinct of Ras El Hekma, on Egypt’s North Coast. Wadi Yemm holds a specific significance within the broader 170.8 million square metre masterplan: it is the first of the zone’s 17 planned precincts to move into active delivery, meaning the infrastructure, road network, and residential phases of Wadi Yemm are already advancing rather than remaining in planning stages.

The resort and residences sit along 2.25 kilometres of Mediterranean shoreline within Wadi Yemm. The broader Ras El Hekma zone is located on Egypt’s North Coast, approximately 200 km west of Alexandria and under 2.5 hours from Cairo via the New Fouka Road. El Alamein International Airport is 30 to 40 minutes away, and a new international airport is under construction within the Ras El Hekma city boundaries, with a Q4 2026 opening target.

Nearby Landmarks and Distances

Destination	Distance and Time
El Alamein International Airport	30 to 40 minutes from the Ras El Hekma zone.
New Ras El Hekma International Airport	Under construction inside the city. Target Q4 2026 opening.
New Alamein City	Approximately 30 to 40 minutes east.
Marassi and Sidi Abdel Rahman	East along the same coastal road. Approximately 1 hour.
SODIC Ogami (KM 205)	Within the broader Ras El Hekma zone.
Cairo via New Fouka Road	Under 2.5 hours.
Alexandria	Approximately 200 km east.

 

The Wadi Yemm position within the master plan is commercially significant. As the first precinct entering active delivery, it is the most advanced part of the Ras El Hekma city today. Buyers in Montage Ras El Hekma are not buying into a future masterplan phase. They are buying into the precinct that is currently being delivered, with the hotel and branded residences serving as the experiential anchor of the entire first chapter of the zone’s development.

Key Advantages and Selling Points of Montage Ras El Hekma

• Montage Hotels and Resorts is the only hotel brand in the world where every property holds a Forbes Travel Guide Five-Star Award. That statement comes from Forbes Travel Guide itself, confirmed in 2024 when Montage Big Sky received a Five-Star rating in its inaugural year. Owning a Montage Residence means your home sits within the hospitality infrastructure of a brand whose entire identity is built on never delivering a property that falls below that standard. No other branded residence in Ras El Hekma, or anywhere else in Egypt, can make that claim.
• Only 96 Montage Residences will exist in the entire Ras El Hekma development. This is not a residential compound with hundreds of units. It is a private collection of 96 villas designed to feel like a curated estate community rather than a resort neighbourhood. The ratio of private residences to hotel infrastructure means each villa owner has access to the full service and amenity programme of a 200-room ultra-luxury hotel, shared among fewer than 100 private homes.
• Montage Ras El Hekma is the first branded residences project available for purchase in the entire Ras El Hekma masterplan. No other developer in the 170.8 million square metre zone has launched a hotel-managed branded residence product for private sale. Buyers in Montage Ras El Hekma are not simply buying the best offering within a category of competing branded residences in the zone. They are buying into the category before it has any competition.
• This is Montage’s first property outside North America, and its selection of Ras El Hekma as that debut destination tells the global hospitality market something specific about how the zone is perceived at the highest levels of the luxury industry. Montage has described itself as defined equally by the deals it turns down as by those it accepts. Choosing Ras El Hekma signals that the destination has met the bar those standards require.
• The resort serves as the experiential core of the wider Wadi Yemm community, positioned along 2.25 kilometres of Mediterranean shoreline. Select villa positions offer dual views across the Mediterranean and the adjacent championship golf course within the Ras El Hekma masterplan, a combination of sea and fairway orientation that commands the strongest resale premium of any residential configuration.
• This marks the beginning of a broader Montage-Modon partnership, with both parties indicating potential future collaboration across Modon’s other destinations. Buyers in Montage Ras El Hekma are not buying into an isolated project. They are buying at the start of a relationship between two organizations whose shared ambition extends beyond this single property.

Total Project Area and Masterplan

Montage Ras El Hekma occupies a dedicated site within Wadi Yemm, the first precinct of Ras El Hekma’s broader 170.8 million square metre masterplan. The resort’s own footprint extends along 2.25 kilometres of Mediterranean coastline, with the 200-room hotel and 96 villas integrated across this stretch to maintain the sense of openness and space that Montage properties consistently prioritise in their masterplan approach.

The broader context gives the property its most powerful credential. Modon’s Ras El Hekma masterplan spans 17 planned precincts across 44 kilometres of North Coast beach, backed by the USD 35 billion investment agreement with ADQ, Abu Dhabi’s sovereign wealth fund, and expected to attract USD 110 billion in total investment by 2045. Wadi Yemm’s position as the first active delivery precinct within that plan means Montage Ras El Hekma is not waiting for the surrounding city to catch up. The city is being built around it in parallel.

Metric	Detail
Hotel guestrooms and suites	200
Montage Residences (private villas)	96 only
Beachfront	2.25 km of Mediterranean shoreline
Precinct	Wadi Yemm — first of 17 precincts in active delivery
Masterplan context	Part of USD 35B Ras El Hekma, 170.8M sqm, 44km coastline
Announcement date	May 17, 2026

Unit Types and Sizes at Montage Ras El Hekma

The 96 Montage Residences at Ras El Hekma are all villas. There are no apartments, studios, or compact units in this collection. The decision to offer only villas reflects a deliberate positioning: Montage Residences are intended for a buyer who wants private, low-density luxury living within a fully serviced hotel environment, not a high-yield apartment investment.

Villa Configuration	Notes
3-Bedroom Villas	Entry tier within the Montage Residences collection. Confirm sizes at reservation.
4-Bedroom Villas	Mid-range. Fluid indoor-outdoor design throughout.
5-Bedroom Villas	Larger configurations with expanded private space.
6-Bedroom Villas	Top tier. Premium positioning within the 96-unit collection.
Dual-view villas (selected)	Specific homes offering both Mediterranean sea views and championship golf course views.

 

All villas are oriented toward the sea, designed with what Montage describes as an emphasis on fluid indoor-outdoor living and a strong connection to the natural environment. The indoor-outdoor design philosophy is central to how Montage properties are built everywhere in their portfolio — at Laguna Beach and Kapalua Bay, the blur between interior spaces and the landscape is one of the defining characteristics of the experience. At Montage Ras El Hekma, the Mediterranean coastline is the landscape in question.

Specific unit sizes, confirmed floor plans, and full villa specification details will be published ahead of the sales launch. Register with D5 Realty for priority access and first notification when these details are released.

Latest Project Updates – 2025 to 2026

Montage Ras El Hekma was officially announced on May 17, 2026 in a joint statement from Modon Holding and Montage International. The announcement was covered by Gulf News, Hospitality Design, Hospitality Net, Arab Finance, and multiple hospitality and property media across the Gulf and Egypt, confirming its standing as a material announcement for the regional market.

Bill O’Regan, Group CEO of Modon Holding, confirmed at the Montage Ras El Hekma launch announcement that the partnership aligns with Modon’s strategy to position Ras El Hekma as a Mediterranean destination defined by quality, experience, and long-term investment value. Alan Fuerstman, Founder and CEO of Montage International, described the Egypt launch as a milestone in the brand’s international expansion, marking the first time in 24 years that Montage has chosen to operate outside North America.

Montage Ras El Hekma was launched into a Ras El Hekma zone that is already in active development. Modon delivered AED 3.9 billion in net profit and AED 46 billion in revenue backlog in 2025, confirming that the sovereign master developer behind Montage Ras El Hekma has both the financial standing and the delivery momentum to execute. Gridora, a joint venture between ADQ, IHC, and Modon, is fast-tracking the road and utility infrastructure across the zone in parallel with residential and hospitality launches.

Facilities and Amenities

Hotel and Spa

• 200 guestrooms and suites across the Montage Ras El Hekma hotel, managed to Montage’s Forbes Five-Star standard.
• Spa Montage with 13 private treatment rooms. Montage spas are a core element of the brand’s identity, each one operating as a destination in its own right within the property.
• Owners’ clubhouse is designed exclusively for Montage Residences villa owners, separate from the hotel’s public areas.

Beach and Water

• Beachfront swimmable lagoons directly on the 2.25km Mediterranean shoreline.
• Private beach access for Montage Residences villa owners within the resort’s footprint.

Dining

• Six dining venues within Montage Ras El Hekma, covering a range of culinary experiences from casual beachside dining to formal restaurant settings. Montage’s culinary programming has consistently received Five-Star recognition alongside the hotel at every property in the portfolio.

Retail and Events

• Retail areas within the resort for residents and hotel guests.
• Event spaces for private and social gatherings.
• Family-oriented experiences integrated into the resort programming.

Masterplan Amenities

• Championship golf course within the Ras El Hekma masterplan, accessible from dual-view villas with both sea and fairway orientation.
• Full zone infrastructure from Modon: 44km of Mediterranean beach, world’s largest marina with 3,000 berths, international airports, smart city systems, medical and educational facilities across Wadi Yemm and future precincts.

 

Developer: Modon Holding – The Sovereign Master Developer Who Selected Montage

Modon Holding is an Abu Dhabi-based investment company appointed by ADQ, Abu Dhabi’s sovereign wealth fund, as master developer of the entire Ras El Hekma zone. In 2024, Modon achieved real estate sales exceeding 13 billion AED. The company operates across the UAE, Spain, the United Kingdom, Morocco, and now Egypt, with Ras El Hekma as the flagship Egyptian project and the largest coastal development in the company’s portfolio by land area.

Modon’s approach to hospitality partnerships in Ras El Hekma has been deliberate and selective. Their signed hotel brands include Four Seasons, which announced a property in the zone ahead of Montage’s entry, and now Montage itself as the first branded residence offering. The pattern reflects Modon’s stated ambition: to bring the hospitality operators that define ultra-luxury at the global level to a Mediterranean destination that can compete on those terms.

For buyers evaluating the Modon-Montage partnership specifically, the key signal is that Modon chose Montage for the first branded residences in the entire Ras El Hekma zone. Not a major global chain with hundreds of properties. A brand with six properties worldwide, all Five-Star, that has spent 24 years defining itself by restraint. That pairing is a deliberate statement about what the Wadi Yemm precinct is intended to represent.

 

Montage Ras El Hekma Unit Prices

Pricing for the 96 Montage Residences at Montage Ras El Hekma has not been published as of the time of writing. The May 17, 2026, announcement confirmed the partnership, the unit count, and the project concept. Official pricing will be released ahead of the formal sales launch.

What Is Confirmed	Detail
Residence count	96 villas only — the entire collection
Villa configurations	3 to 6 bedrooms
Pricing status	Not yet published. Releases at the official sales launch.
Market positioning	Ultra-luxury – the highest tier in the Ras El Hekma pipeline
Comparable reference	North Bay Highland by El Gouna (Victor Legorreta design) at USD 1.8M to USD 3.2M. Montage Residences will position above comparable branded villa products in the regional market.

Montage Residences worldwide are consistently priced at the upper tier of any market they enter. At Montage Los Cabos, for example, residences range from several million dollars upward. The North Coast context, the sovereign masterplan backing, and the 96-unit scarcity will all contribute to a price point that sits at the top of the Ras El Hekma residential market. Register with D5 Realty for confirmed pricing and priority access at launch.

Payment Plans

Payment plan structure for the Montage Residences has not been published as of the time of writing. These details will be confirmed at the official sales launch. What is known is the broader Modon framework for Ras El Hekma residential products, which has consistently offered structures including 5% down payments with installments of up to 7 to 8 years on other Modon-linked projects in the zone.

Element	Status
Payment plan structure	To be confirmed at the official sales launch.
Deposit or EOI framework	To be confirmed – register with D5 Realty for updates.
Modon zone framework (reference)	5% down payment with up to 7 to 8 years installments on comparable Wadi Yemm products.
Finishing standard	Montage delivery specification — consistent with Forbes Five-Star property standards.

Honest Disadvantages

• Pricing is not yet confirmed. Buyers cannot evaluate Montage Ras El Hekma against other Ras El Hekma options at a specific price per square metre because that information has not been released. The announcement is three weeks old. Buyers are entering at the earliest possible stage, which offers a first-access advantage but requires accepting that full product specification is still pending.
• 96 villas is the strength and the limitation simultaneously. The scarcity is real, and it drives the exclusivity. But it also means that when the 96 are sold, no more will be available. Buyers who wait for all details to be published before committing risk finding the collection fully subscribed. The trade-off between certainty and access is fundamental to how branded residence pre-launches work at this tier.
• Montage has no prior presence in Egypt or the Middle East. The Forbes Five-Star track record across six US and Mexican properties is unambiguous. But how the brand translates its service culture to an Egyptian operational context, the quality of the local management team, and how the resort performs in its first years of operation are all unknowns. Buyers who need an Egyptian track record for a Montage property before committing simply cannot have one yet.
• The broader Ras El Hekma masterplan is a multi-decade project. Wadi Yemm, being the first delivery precinct is a genuine advantage relative to other precincts. But the full vision of the city, all 17 precincts, 44 kilometres of beach, the world’s largest marina, and the complete hotel and commercial ecosystem, will take many years to reach maturity. Buyers should hold their position patiently rather than expecting a fully operational destination at handover.

Final Word

There are branded residences, and there are branded residences. Attaching a hotel name to a residential product is straightforward. Attaching a name that means every property it has ever been on holds a Forbes Five-Star Award, a name that has operated for 24 years without ever opening a property that compromised that standard, is something different.

The Montage Ras El Hekma announcement is not a statement about what Ras El Hekma aspires to become. It is a statement from one of the world’s most selective hospitality organizations about what Ras El Hekma already is, at least in terms of its potential to meet the conditions that ultra-luxury demands. Modon built the zone. Montage validated it. Ninety-six villas is all there is. The question for buyers is whether they want to be among the 96 or whether they want to wait until the answer becomes obvious to everyone.

Register with D5 Realty for confirmed pricing and first access at the Montage Ras El Hekma sales launch.

Frequently Asked Questions

• What is Montage Ras El Hekma?

Montage Ras El Hekma is an ultra-luxury resort and branded residence development by Modon Holding and Montage Hotels and Resorts, announced on May 17, 2026. Located in Wadi Yemm, the first active delivery precinct of the 170.8 million square metre Ras El Hekma masterplan on Egypt’s North Coast, it will feature 200 hotel guestrooms and suites alongside 96 Montage Residences (villas from 3 to 6 bedrooms) along 2.25 kilometres of Mediterranean shoreline. It is the first Montage property outside North America and the first branded residences available for purchase in the entire Ras El Hekma development.

 

• Who is Montage Hotels and Resorts?

Montage Hotels and Resorts is an ultra-luxury hospitality brand founded in 2002 by Alan J. Fuerstman. The brand operates six properties: Montage Laguna Beach, Montage Deer Valley, Montage Kapalua Bay, Montage Palmetto Bluff, Montage Los Cabos, and Montage Healdsburg, with Montage Big Sky as the newest addition. Every single property holds a Forbes Travel Guide Five-Star Award, making Montage the only hotel brand in the world with that distinction. Ras El Hekma is their first property outside North America in 24 years of operation.

 

• How many residences will Montage Ras El Hekma have?

There will be exactly 96 Montage Residences at Ras El Hekma. This is the entire collection. All 96 Montage Ras El Hekma villas are in 3 to 6-bedroom configurations, oriented toward the Mediterranean, with selected homes offering dual views across the sea and the adjacent championship golf course. These 96 villas represent the first branded residences available for purchase in the entire Ras El Hekma masterplan.

 

• Why is Montage choosing Ras El Hekma significant?

Montage has operated exclusively in North America for 24 years, turning down the vast majority of approaches to protect its Forbes Five-Star standard across every property. Choosing Ras El Hekma as their first international location signals that the destination has met the bar that one of the world’s most selective hotel brands requires. Alan Fuerstman described it as a milestone in the brand’s international expansion. For Ras El Hekma’s positioning as a global-tier Mediterranean destination, that selection carries more weight than any developer announcement or marketing campaign.

 

• What amenities will Montage Ras El Hekma have?

Montage Ras El Hekma will include 200 guestrooms and suites, beachfront swimmable lagoons, Spa Montage with 13 treatment rooms, six dining venues, retail areas, event spaces, and an owners’ clubhouse for Montage Residences villa owners. The 96 villas will have access to the full hotel service and amenity programme. The broader Ras El Hekma zone adds the world’s largest marina (3,000 berths), championship golf, international airports, and the full Modon masterplan infrastructure.

 

• What is Wadi Yemm?

Wadi Yemm is the first of 17 planned precincts within the Ras El Hekma city masterplan to move into active delivery. As Ras El Hekma’s opening chapter, it is the most advanced part of the 170.8 million square metre zone today. Montage Ras El Hekma is positioned as the experiential and hospitality core of Wadi Yemm, anchoring the precinct’s identity as the zone’s premier residential address.

 

The Problem Every Red Sea Developer Has – and How El Gouna Solved It

Visit any Red Sea resort in October and you find the same thing. Sun loungers stacked and wrapped. Restaurants on reduced hours. Hotels running at a fraction of their summer capacity. The Red Sea coast of Egypt has always had spectacular geography, warm water, and world-class reefs. What it has struggled to have is a reason for people to come in October, or February, or December.

El Gouna solved that problem not by changing the weather or building more hotels, but by building a cultural calendar. Starting with the El Gouna International Squash Open in 2010, then the Sandbox Festival in 2014, and then the El Gouna Film Festival in 2017, the town deliberately filled the months outside the summer beach season with events significant enough to draw international visitors on their own merits.

The results are measurable. In the first half of 2025, El Gouna achieved hotel occupancy rates between 75 and 85 percent, with international guests making up the majority. That is not a summer number. That is a year-round number. And it does not happen by accident. It happens because in April the world’s best squash players are at Abu Tig Marina, in May the beach at El Gouna is hosting Egypt’s largest electronic music festival, and in October the town’s convention centre is running one of the Arab world’s most respected film festivals. This is the story of how those events were built, what they deliver, and why they made El Gouna the only Red Sea destination in Egypt that genuinely operates 365 days a year.

Where Is El Gouna Located?

El Gouna sits on Egypt’s Red Sea coast, 25 kilometres north of Hurghada City. The town covers 36.9 million square metres across 20 islands and several connected peninsulas, all built around a natural lagoon system. Hurghada International Airport is 25 minutes away by road and receives over 60 direct international flights daily from across Europe, Russia, and the Gulf.

The location on the Red Sea rather than the Mediterranean matters for the year-round story. The Red Sea’s climate does not have a true off-season. Water temperatures stay warm and comfortable from January through December. Wind conditions are consistent enough to support year-round kite-surfing. Diving on the house reefs is excellent in February as in August. The geography gives the cultural programming something the North Coast never could: an audience that can actually arrive comfortably in any month of the year.

Nearby Landmarks and Distances

Destination	Distance and Time
Hurghada International Airport	25 minutes. 60-plus direct international flights daily year-round.
Hurghada City	25 km south.
El Gouna Airport (private/charter)	Within the town.
Soma Bay	South along the Red Sea coast, approximately 25 minutes.
Makadi Bay	Between El Gouna and Soma Bay on the same coastal road.
Luxor (day trip)	Accessible by road or short flight for cultural excursions.
Cairo by road	Approximately 5.5 hours.
Cairo by flight	Approximately 1 hour to Hurghada Airport.
Central Europe by direct flight	Approximately 4 hours. Frankfurt, Munich, Zurich, Vienna operate year-round scheduled services.

That European flight time is part of the equation. When the El Gouna Film Festival runs in October, the audience arriving is not primarily Egyptian. It is Arab world filmmakers, European critics, GCC investors, and international press who are flying in directly from their home cities on the same routes that bring beach tourists in July. El Gouna turned its accessibility into a cultural asset.

Key Advantages and Selling Points of El Gouna as a Year-Round Destination

The El Gouna Film Festival – October

The El Gouna Film Festival was founded in 2017 by Naguib and Samih Sawiris. It is held annually in October at the El Gouna Convention and Culture Centre, and it has become one of the most significant film events in the Arab world within less than a decade of existence.

The 7th edition in October 2024 screened over 80 films from more than 40 countries in competition, with selections covering narrative features, documentaries, and short films from five continents. The 8th edition took place in October 2025. The festival draws international filmmakers, critics, distributors, and film industry professionals alongside a public audience that fills every hotel in the town and pushes occupancy to 100 percent for the duration.

More than 200,000 visitors attend the El Gouna Film Festival annually. To put that number in context: the North Coast, which concentrates its entire year’s visitors into a four-month summer window, does not generate comparable off-season footfall. October at El Gouna, because of the Film Festival, is now a peak month rather than a quiet one. That transformation in the October occupancy profile has directly increased the investment value of every residential unit in the town.

Sandbox Festival – May

Sandbox is Egypt’s largest electronic music festival. It has been running annually in El Gouna every May since its first edition in 2014, and celebrated its 10th anniversary in 2024. It is organised by Nacelle and has grown from a boutique local event into one of the most respected electronic music gatherings in the broader Middle East and North Africa region.

The three-day open-air festival runs across four individually designed stages: a main stage, the Sandbox Stage for late-night programming, Groovebox as a dedicated beachfront techno space, and an augmented beach stage showcasing regional and local talent. Its lineup consistently features international artists from the global electronic music circuit alongside Egypt’s own emerging producers and DJs. Past performers have included Chloé Caillet, DJ Tennis, Paul Kalkbrenner, TSHA, Soichi Terada, Hunee, Viken Arman, and Sama’ Abdulhadi alongside a strong roster of Cairo and regional artists.

What Sandbox does for El Gouna from a destination perspective is fill May, a month that would otherwise fall between the squash season and the summer beach rush. Festival passes for the 2024 edition sold out across multiple price waves. Accommodation packages were priced at approximately USD 1,000, and the festival’s 80,000-plus Instagram following drives significant international travel interest each year. The 2026 edition is confirmed for May 7 to 9 at El Gouna.

El Gouna International Squash Open – April

The El Gouna International Squash Open is a PSA World Tour Platinum event, which places it at the highest tier of professional squash competition globally. The men’s event has been running since 2010 and the women’s event since 2018, with both held annually in April at Abu Tig Marina. Prize money for 2025 was USD 217,500.

World Tour Platinum is the category just below the World Tour Finals in the Professional Squash Association rankings. That means the field at El Gouna every April includes the current world number one and most of the top 20 players in men’s and women’s squash. The event is broadcast internationally and covered by sports media across Europe, the Gulf, and Egypt. It draws a specific audience: squash enthusiasts, sports tourists, and the broader sports media infrastructure that travels with top-tier professional events.

More practically, the Squash Open fills April in El Gouna. Between the school holiday demand in February and March, the Squash Open in April, Sandbox in May, and the summer peak from June through September, El Gouna’s occupancy calendar has almost no dead months. The Film Festival in October completes the loop, and November through January are covered by the European golf tourists who come specifically for the Karl Litten-designed championship course, ranked among the top ten globally.

Total Area and the Town Design That Enables Year-Round Living

El Gouna covers 36.9 million square metres built across 20 lagoon-connected islands. The design of the town itself is a precondition for everything that has followed. Orascom Development built El Gouna with the infrastructure of a functioning city from the beginning: a hospital, international schools, three marinas, a convention centre, its own power and water systems, and an airport. Without those foundations, no cultural programming can take root.

The El Gouna Convention and Culture Centre, built for the Film Festival but used year-round for conferences, events, and community programming, represents a level of cultural infrastructure investment that no other Red Sea resort has replicated. The glasscourt venue at Abu Tig Marina that hosts the Squash Open is designed as a permanent piece of sports infrastructure, not a temporary structure assembled and disassembled for a single event. The beach venues that host Sandbox have been developed over multiple years into proper festival sites with purpose-built stage infrastructure.

This is the difference between El Gouna and a resort that runs a temporary seasonal event. The infrastructure for year-round living and programming was built into the town’s foundations, and the events grew into it. That sequence matters because it means the events have places they genuinely belong, and residents live alongside those places year-round rather than being disrupted by temporary setups.

Unit Types and Sizes at El Gouna

El Gouna offers residential units across more than 40 distinct neighborhoods, ranging from the most established addresses built in the 1990s through to current new launches in the El Gouna Plus expansion phases. The full range covers every buyer profile from investment apartments to large private villas.

Property Type	Available Range
Studios and 1-bedroom apartments	Entry level – strong rental profile given year-round occupancy
2 and 3-bedroom apartments and chalets	Core market – wide availability across established and new neighborhoods
Townhouses and duplexes	Mid-range – variety across golf, lagoon, and marina positions
Standalone villas	Premium tier – direct lagoon, beachfront, or golf course frontage
New launches 2025	Fanadir Shores (sea access), Highland by North Bay ($1.8M to $3.2M, Victor Legorreta), Kamaran, The Nines (golf), Tuban Waterfalls

All El Gouna properties are priced in USD, making El Gouna the only project in Egypt where buyers transact in hard currency. The year-round occupancy profile driven by the events calendar means rental yields are calculated on a 12-month window rather than the four-month summer peak that defines every other Egyptian coastal market.

Latest Project Updates – 2025 to 2026

In 2025, El Gouna marked 35 years of continuous operation. The anniversary came with the town’s most active year of new launches in over a decade: five new neighborhoods, an accelerated delivery programme offering select units within one year of purchase, and the confirmation of Sofitel as the latest international hotel brand to open in the town.

The 8th El Gouna Film Festival ran in October 2025 with its most international lineup yet. Sandbox confirmed its 2026 edition for May 7 to 9, marking over a decade of consecutive annual festivals in El Gouna. The Squash Open in April 2025 reached a prize purse of USD 217,500, confirming its position at the World Tour Platinum tier. Together, these three anchors continue to deliver what they have delivered for years: a visitor and occupancy pipeline that operates independently of whether the summer beach season runs long or short.

Hotel revenues in H1 2025 grew 45 percent year-on-year. Occupancy ran at 75 to 85 percent across the half-year, driven predominantly by international guests. Real estate sales in 2024 reached EGP 11.8 billion, a 63.8 percent increase over the prior year. These are the numbers of a destination whose event programming has worked. Not hoped-for projections. Verified outcomes from a town that has been running its cultural calendar for over a decade.

Facilities and Amenities

Events and Cultural Infrastructure

• El Gouna Convention and Culture Centre: permanent home of the El Gouna Film Festival and year-round conference and events venue.
• Abu Tig Marina glasscourt and events infrastructure: host of the El Gouna International Squash Open and major sporting events.
• Sandbox Festival beach stages: dedicated El Gouna beachfront infrastructure developed over ten years of annual festivals.
• El Gouna FC stadium: professional football club with a home venue inside the town, adding sports calendar depth throughout the year.

Sports and Outdoor

• Karl Litten-designed Championship Golf Course: ranked top 10 globally. Year-round European golf tourism.
• World-class kite-surfing conditions year-round. Multiple international kite-surfing competitions annually.
• Red Sea diving on house reefs accessible directly from the town. PADI certified centres throughout El Gouna.
• Cycling, running, and water sports infrastructure throughout 36.9 million square metres of town.

Town Infrastructure

• 18 international hotels operating year-round including Four Seasons, Kempinski, Steigenberger, and others. Sofitel confirmed as the latest addition.
• Hospital and medical facilities within the town.
• International schools serving a permanent resident community of 25,000-plus people from over 50 nationalities.
• Three marinas, including Abu Tig Marina, the social centre of the town.
• El Gouna Airport for private and direct charter flights.
• El Gouna Plus: the official property management platform providing rental management and home services for unit owners.

 

Developer: Orascom Development – How Samih Sawiris Built the Events Model

Orascom Development was founded by Samih Sawiris. In 1989 he started building houses on a desert stretch of Red Sea coast 25 kilometres north of Hurghada. The initial vision was modest: a private marina and some beach houses for friends. What he built instead, over three and a half decades, was Egypt’s most compelling argument for what an integrated resort city can become.

The decision to invest in the El Gouna Film Festival in 2017 was not a vanity project. Samih and Naguib Sawiris understood that a town needs reasons for people to visit outside its core season, and that cultural events of international calibre generate a different kind of visitor than beach tourists. The Film Festival drew critics and filmmakers from Cannes, Venice, and Toronto. It put El Gouna on the map of global cultural destinations, not just Red Sea resort lists. That reputational shift has had a direct and measurable impact on property demand, rental yields, and the quality of the permanent resident community.

Orascom Development Holding AG is listed on the SIX Swiss Exchange in Zurich and on the Egyptian Stock Exchange. The dual listing reflects the international character of what El Gouna has become: a town that earns its revenue from 50-plus nationalities and is owned by a company accountable to international shareholders under Swiss governance standards.

 

El Gouna Property Prices

El Gouna is the only project in Egypt where residential properties are priced and sold in US dollars. The following ranges reflect the full market across established resale and current new launches.

Property Category	Price Range (USD)
Entry apartments and studios (resale)	From approximately USD 100,000 to USD 250,000
2 and 3-bedroom apartments (resale)	USD 200,000 to USD 600,000 depending on location and view
Fanadir Shores (new launch, sea access)	Confirm at reservation
Highland by North Bay (new launch, Victor Legorreta)	USD 1,800,000 to USD 3,200,000
Golf and marina-facing villas (resale and new)	Premium pricing reflecting events and lifestyle adjacency
Abu Tig Marina apartments (resale)	Premium. Highest-demand area, active resale transactions.

All El Gouna properties are priced and transacted in USD. Prices vary by neighborhood, view, size, and year of construction. The year-round occupancy driven by the events calendar directly increases rental yield potential compared to seasonal coastal properties. Contact D5 Realty for current availability across new launches and established resale units with verified rental histories.

 

Payment Plans

Option	Terms
New launch standard	Varies by neighbourhood and unit. Confirm at the reservation.
Accelerated delivery units (2025 programme)	Select units available for handover within 1 year of purchase.
Post-delivery payment (2025 programme)	Five-year payment terms after handover on select new launches.
El Gouna Plus rental waiver	One year of rental commission waived with El Gouna Plus management.
Resale units	Primarily cash. Remaining installment balances may transfer – confirm unit by unit.

The 2025 accelerated delivery programme is significant precisely because of the events context. When a unit can be handed over within a year, the buyer is not waiting three or four years to access the rental income generated by the Film Festival, Sandbox, and the Squash Open. For investors focused on yield rather than capital appreciation alone, a short time to first rental is a meaningful commercial difference.

Honest Disadvantages

• El Gouna is not accessible for regular short stays from Cairo. The 5.5-hour road trip or the need to fly makes it a different kind of ownership commitment from a New Cairo apartment or a North Coast compound two hours from the city. The year-round events and the Red Sea climate are genuine compensations, but the distance is real.
• The events calendar, while the single biggest differentiator El Gouna has, also brings periods of peak congestion to a town with a defined road network. During the Film Festival in October and Sandbox in May, accommodation is in extremely short supply, prices spike significantly, and the town feels very different from its quieter months. For permanent residents, that is both the attraction and the occasional inconvenience.
• New launch pricing has risen considerably. The Highland by North Bay neighborhood ranges from USD 1.8 million to USD 3.2 million, reflecting where demand and the events-driven brand premium have taken the top of the market. Entry-level buyers today are better served by the active resale market, where units from earlier development decades remain available at prices that reflect their age and finish standard rather than current new launch benchmarks.
• The USD pricing that protects international buyers creates a currency consideration for Egyptian national buyers. Purchasing in USD requires access to foreign currency through Egyptian banking channels, which adds a layer of administrative complexity compared to an EGP-denominated purchase.

Final Word

Most coastal destinations operate on a simple seasonal logic: summer brings people, everything else waits. El Gouna decided early that waiting was not a business model and built around that conclusion.

The Squash Open, Sandbox, and the Film Festival did not happen because El Gouna got lucky with which events chose it. They happened because Orascom Development and the Sawiris family invested in the infrastructure, the relationships, and the credibility that made El Gouna a place those events could call home. The result is a town that earns its reputation year-round, not just in August.

For buyers, that means something concrete: a property in El Gouna generates rental income in April when the squash players arrive, in May when the electronic music crowd flies in, in October when the film world gathers, and in every month in between for the divers, golfers, and kite-surfers who never needed a festival as an excuse to come. That is what it means to own in the only Red Sea destination that has genuinely solved the off-season problem.

Frequently Asked Questions

• How did El Gouna become a year-round destination?

El Gouna built a cultural and sports events calendar that fills the months outside the summer beach season. The El Gouna International Squash Open (April, PSA World Tour Platinum), Sandbox Festival (May, Egypt’s largest electronic music festival), and El Gouna Film Festival (October, 200,000-plus annual visitors, 80-plus films from 40-plus countries) create three distinct visitor peaks outside the June-September summer window. Combined with year-round golf tourism, kite-surfing, and diving demand, El Gouna operates at 75 to 85 percent hotel occupancy throughout the year rather than peaking in summer and going quiet for the rest.

• What is the El Gouna Film Festival?

The El Gouna Film Festival (GFF) was founded in 2017 by Naguib and Samih Sawiris. It is held annually in October at the El Gouna Convention and Culture Centre. The 7th edition in 2024 screened over 80 films from more than 40 countries, with competition sections covering narrative features and documentaries from five continents. The festival draws more than 200,000 visitors annually and has become one of the most respected film events in the Arab world, pushing El Gouna’s October hotel occupancy to 100 percent for its duration.

• What is the Sandbox Festival in El Gouna?

Sandbox is Egypt’s largest electronic music festival. It has run annually in El Gouna every May since 2014, organized by Nacelle. The three-day open-air festival runs across four dedicated stages on the beachfront, combining an international lineup with strong regional and Egyptian talent. Past performers include Chloé Caillet, Paul Kalkbrenner, TSHA, Soichi Terada, DJ Tennis, and Sama’ Abdulhadi. The 2024 edition was the 10th anniversary. The 2026 edition is confirmed for May 7 to 9.

• What is the El Gouna Squash Open?

The El Gouna International Squash Open is a PSA World Tour Platinum event, the highest tier below the World Tour Finals in professional squash. It has been held annually in April at Abu Tig Marina since 2010 for men and 2018 for women. The 2025 prize money was USD 217,500. The event draws the world’s top-ranked players and is broadcast internationally, bringing a different profile of sports tourist to El Gouna every April.

• Does the events calendar affect property values and rental yields in El Gouna?

Directly and measurably. The events calendar drives year-round hotel occupancy of 75 to 85 percent at El Gouna versus the four-month seasonal window at North Coast properties. For residential owners who use El Gouna Plus or any other rental management service, this means their unit generates rental income across 12 months rather than 3 to 4. The Film Festival specifically pushes October to full hotel occupancy, creating a rental premium period in what would otherwise be a quiet month at any other Egyptian coastal property.

• Who built El Gouna and how did it develop?

El Gouna was founded by Samih Sawiris through Orascom Development in 1989, starting as beach houses for friends and a private marina. Orascom Development Holding AG is now listed on the SIX Swiss Exchange in Zurich and on the Egyptian Stock Exchange. Over 35 years the town has grown to 36.9 million square metres across 20 islands, home to 25,000-plus permanent residents from over 50 nationalities, with 18 international hotels and its own hospital, schools, and airport.

Introduction: Sheikh Zayed Reimagined at City Scale

There is a section of Sheikh Zayed City where a single project is changing what the western edge of Cairo looks like from the air. Compound 205 by Arkan Palm Developments covers 205 acres, rises to 150 metres in its hotel towers, includes a 2-kilometre river running through its centre, and connects to the 26th of July Corridor with a kilometre of direct facade along one of West Cairo’s busiest commercial arteries.

The scale is deliberate. Arkan Palm, a joint venture between Arkan Palm Real Estate and Palm Hills Developments, describes 205 as a city within a city. That description is not marketing exaggeration. The project integrates residential apartments, three Voco Hotels by IHG InterContinental, a medical park managed by Al Safa Hospital, an international school, a business district, a 1.5km commercial boulevard, and entertainment centres all within a single masterplan.

For buyers evaluating West Cairo’s premium residential options in 2025 and 2026, 205 sits at the top of the size and amenity spectrum. And for buyers who follow Egypt’s cultural infrastructure, its 20-minute proximity to the Grand Egyptian Museum adds a dimension to this address that almost no other West Cairo project can claim.

Where Is Compound 205 Located?

Compound 205 is in Sheikh Zayed City, with a 1-kilometre facade along the 26th of July Corridor and a 1.2-kilometre facade along Al Bostan Road to the north. These two arterial roads define the project’s connectivity: the 26th of July Corridor is the primary west-to-central Cairo route, and Al Bostan Road provides access to the residential neighbourhoods of Sheikh Zayed’s northern districts.

The project is also close to Arkan Plaza Mall (450 metres), which is currently Egypt’s first and largest outlet mall, making the immediate retail and commercial ecosystem one of the strongest of any new compound in West Cairo. The Waslet Dahshur Road, accessible within 3 km, connects the project southward toward 6th of October City and the Giza plateau.

Nearby Landmarks and Distances

Destination	Distance and Time
Grand Egyptian Museum	20 minutes. One of the strongest cultural adjacency arguments for any West Cairo project.
Giza Plateau and Great Pyramids	Minutes from the project via the 26th of July Corridor and Waslet Dahshur.
Sphinx International Airport	Close proximity via the Cairo-Alexandria Desert Road.
Arkan Plaza Mall	450 metres. Egypt’s first and largest outlet mall.
Mall of Arabia	Approximately 4 km.
Nile University	Approximately 3 km.
Dar Al Fouad Hospital	Approximately 10 minutes.
Cairo-Alexandria Desert Road	Direct access via the project’s road connections.
Greater Cairo (central)	Approximately 45 minutes via the 26th of July Corridor.

The Grand Egyptian Museum opened as the world’s largest archaeological museum and is one of the most visited cultural destinations in the Middle East. For buyers who value proximity to international-grade cultural infrastructure, 20 minutes from the largest collection of Pharaonic artefacts ever assembled is a genuine lifestyle advantage that will only grow as the museum’s international profile develops.

Key Advantages and Selling Points of Compound 205

• West Cairo’s tallest towers at 150 metres. The height is not just architectural ambition. Towers at 150 metres in Sheikh Zayed provide views of the Giza plateau, the pyramids, and the western desert that no lower-rise project in the area can offer. Upper-floor units in the residential buildings will have some of the most distinctive views in Cairo.
• A 2-kilometre river running through the heart of the project. The artificial river separates the residential area from the service zone, creating a water-facing corridor for units overlooking it and a cooling, landscape-defining feature across a project built in the Egyptian desert climate. At 10 metres wide and 2 kilometres long, this is a water feature of meaningful scale, not a decorative pond.
• 20 minutes from the Grand Egyptian Museum, with proximity to the Giza Plateau. The Grand Egyptian Museum is the world’s largest museum dedicated to a single civilisation, and it has positioned Giza as an international cultural destination of a different category than it previously occupied. A West Cairo residential address within 20 minutes of that museum will benefit from the tourism and cultural attention directed at this corridor for decades.
• Three Voco Hotels by IHG InterContinental with 630 keys. International hotel operators of IHG’s calibre do not anchor into a development without confidence in its long-term commercial viability. Having three IHG-managed hotels within the project means residents have access to five-star hotel services as part of their living environment, and means the project will generate economic activity, foot traffic, and international visibility that a residential-only compound cannot.
• Safa Med Park is managed by Al Safa Hospital. Medical infrastructure within a residential compound is rare at this standard. Al Safa Hospital is one of Egypt’s most reputable private healthcare operators, and having its managed medical park inside 205 means residents have hospital-grade medical services without leaving the project.
• Only 30% of the land is built upon. For a 205-acre project that includes towers, three hotels, a commercial boulevard, a medical park, and a business district, that density ratio is genuinely low. The remaining 70% covers greenery, the river, open spaces, and landscape, which shows directly in the quality of the environment between buildings.
• EGP 75 billion investment volume. This is the confirmed total investment committed to the project. Numbers of this scale in a single master development are rare in West Cairo, and they reflect a developer who has both the financial capacity and the commercial confidence to build at this ambition level.

 

Total Project Area and Masterplan

Compound 205 covers 205 acres in Sheikh Zayed City with a built-up area of only 30%. The master plan is organised into distinct zones, each with a defined function within the overall city-within-a-city concept:

Zone	Description
Residential Towers	Apartments and duplexes with views across the river, Arkan Avenue, and the western Cairo horizon.
Crowne Plaza Hotel District	21 hotel apartment buildings on 50 acres. Three Voco Hotels by IHG (630 keys total).
Arkan Avenue	1.5km commercial boulevard with retail, F&B, and lifestyle offerings.
Canal Walk Island	Riverside commercial area on the 2km internal river.
Safa Med Park	Medical park managed by Al Safa Hospital within the masterplan.
Business District (The Quad)	Administrative complex with offices for commercial and corporate tenants.
International School	Educational facility within the masterplan.
Entertainment Centres	Leisure and entertainment facilities.

Unit Types and Sizes at Compound 205

Compound 205 primarily offers residential apartments and duplexes, designed in larger-than-average configurations that reflect the project’s premium positioning. The developer deliberately avoided smaller units to maintain the demographic and quality profile across the residential component.

Unit Type	Size Range and Notes
1-Bedroom Apartments	From 108 sqm. Larger than the Fifth Settlement standard for this category.
2-Bedroom Apartments	Various sizes above 145 sqm.
3-Bedroom Apartments	Larger configurations — exact sizes confirmed at reservation.
4-Bedroom Apartments	Available — confirms the project is targeting family buyers at the premium end.
Duplexes	Various sizes — confirm at reservation.
Hotel Apartments (IHG managed)	Residential investment within the Crowne Plaza / Voco Hotel buildings.

All units are finished with premium European-inspired and Egyptian-influenced architectural specifications. The glass-facade design maximises natural light and views across the river and greenery. Smart home management systems are integrated throughout the residential blocks.

 

 

Latest Project Updates – 2025 to 2026

Compound 205 is actively under construction with an EGP 75 billion investment programme in progress. The scale of the project means it advances in phases across the different zones, with the residential component, hotel district, and commercial areas developing in sequence rather than simultaneously.

The proximity to the Grand Egyptian Museum corridor has become increasingly relevant since the museum’s official opening. The corridor from Sheikh Zayed and 6th of October through the Giza plateau to Dahshur is becoming one of the most internationally visible addresses in Egypt, and Compound 205’s position within that zone is benefiting from the cultural infrastructure investment being directed at this part of Cairo. The Sphinx International Airport, accessible near the project, adds further connectivity relevance as West Cairo’s transport infrastructure continues to develop.

Facilities and Amenities

Hotels and Hospitality

• Three Voco Hotels by IHG InterContinental with 630 keys within the masterplan.
• Hotel services available to residential unit owners: concierge, valet, and dining.

Retail and Dining

• Arkan Avenue is a 1.5km commercial boulevard with international and local retail, restaurants, and cafes.
• Canal Walk Island, a riverside commercial area with F&B outlets overlooking the 2km internal river.

Medical and Education

• Safa Med Park, a full medical park managed by Al Safa Hospital within the master plan.
• An international school within the compound, removing the need for school commutes for resident families.

Business and Technology

• The Quad 205 is an administrative business district with offices for corporate and commercial tenants.
• Smart city systems: electric mobility, bike lanes, and energy-efficient building infrastructure.
• Smart home management systems integrated throughout residential blocks.
• Monorail station close proximity for public transport connectivity.

Leisure and Green Spaces

• 2km river with Canal Walk promenade, landscaped along both banks.
• 70% of the 205-acre site is dedicated to greenery, open spaces, and water features.
• Entertainment centres and recreational facilities within the masterplan.

Security

• 24-hour security with controlled access across all zones.
• CCTV coverage throughout the masterplan.

Developer: Arkan Palm – A Palm Hills Partnership with Skin in the Game

Arkan Palm Developments was established approximately 12 years ago as a joint venture between Arkan Palm Real Estate and Palm Hills Developments. The Palm Hills involvement is significant beyond the brand recognition: it connects 205 to Egypt’s most commercially successful listed developer, with the financial capacity, construction infrastructure, and community management experience that comes from Palm Hills’ portfolio of 26-plus major projects across 27 million-plus square metres.

Previous Arkan Palm projects include One 33 in 6th of October City and Kayan Project, which established the developer’s track record in West Cairo before the significantly more ambitious 205 project was launched. The EGP 75 billion investment volume committed to 205 reflects a developer that has scaled its ambition significantly and is committing capital at a level that puts genuine financial skin in the game.

The design team for 205 includes Engineers Raef Fahmy and Rami Al-Dahan, who brought a European and Egyptian architectural fusion to the project’s towers, public spaces, and waterfront design. The involvement of named architects with specific design credentials, rather than anonymous in-house teams, reflects a project that takes its visual identity as seriously as its amenity programme.

Compound 205 Unit Prices

Unit Type	Price Range (EGP)
Entry residential apartments	From 17,000,000
Mid-range residential (larger configurations)	Price per sqm from 167,000 — confirm by unit at reservation
3 and 4-bedroom apartments	Larger units: price per sqm consistent, totals vary by size
Hotel apartments (IHG managed)	Premium pricing — confirm at reservation

Prices sourced from multiple 2025 to 2026 Egyptian real estate platforms. The EGP 17,000,000 entry point applies to smaller unit configurations. The price per sqm benchmark of EGP 167,000 for residential applies across the residential range. Confirm current pricing, available units, and floor plans with D5 Realty at the reservation.

Payment Plans

Element	Detail
Down payment	5% of the total unit price.
Second payment	5% three months after delivery.
Installment period	Balance over 7 years.
Finishing standard	Premium European-Egyptian architectural finishes throughout.

As a practical example, a residential apartment at EGP 17,000,000 entry price requires a 5% down payment of EGP 850,000, a second 5% payment of EGP 850,000 three months after delivery, with the remaining EGP 15,300,000 paid over 7 years. Contact D5 Realty for confirmed unit-specific payment schedules.

Honest Disadvantages

• Distance from East Cairo and the Fifth Settlement: Compound 205 is in Sheikh Zayed, which places it on the opposite side of Cairo from New Cairo and the New Administrative Capital corridor. Buyers whose professional and social networks are concentrated in East Cairo should account for the 50 to 60-minute cross-city commute that West Cairo living creates, particularly during morning and evening peak hours on the Ring Road.
• Scale means long construction timelines: A 205-acre project with hotels, a medical park, a commercial boulevard, a school, and a business district does not complete all at once. Buyers purchasing in the residential zone should verify specifically which amenities will be operational at the time of their unit’s handover, rather than assuming the full masterplan vision is immediately available on move-in.
• Price entry point is above the West Cairo average: At EGP 17,000,000 as an entry price with a price per sqm of EGP 167,000 for residential units, Compound 205 is priced at the premium end of the Sheikh Zayed market. Buyers comparing options in West Cairo will find lower per-sqm prices in the area; the premium at 205 reflects the scale of the amenity programme and the Palm Hills partnership but requires buyers to evaluate whether those specific amenities justify the differential for their use case.
• New Arkan Palm Developments entity at this scale: The developer’s previous projects were significantly smaller than the 205-acre, EGP 75 billion 205 development. While the Palm Hills partnership provides institutional credibility and construction infrastructure, buyers should note that this is a step-change in scale for the Arkan Palm joint venture specifically.

Final Word

Compound 205 is the most ambitious West Cairo project of its generation. The combination of scale, hotel partnerships, medical infrastructure, a 2km river, and proximity to the Grand Egyptian Museum and the Giza plateau creates an address with no direct comparable in Sheikh Zayed City.

The buyer this project is right for is someone who wants a large, fully serviced, city-within-a-city living environment in West Cairo, with hotel-grade amenities, the Palm Hills institutional credibility, and proximity to one of the world’s most significant new cultural destinations. For that buyer, 205 is the project in West Cairo right now.

Frequently Asked Questions

• What is Compound 205 by Arkan Palm?

Compound 205 is a 205-acre mixed-use development in Sheikh Zayed City by Arkan Palm Developments (a joint venture of Arkan Palm Real Estate and Palm Hills Developments). The project includes residential towers up to 150 metres, three Voco Hotels by IHG InterContinental (630 keys), a 2km internal river, a 1.5km commercial boulevard (Arkan Avenue), a medical park managed by Al Safa Hospital, a business district, an international school, and entertainment centres. Built-up area is 30% of the total site. Investment volume: EGP 75 billion.

• How far is Compound 205 from the Grand Egyptian Museum?

Compound 205 is approximately 20 minutes from the Grand Egyptian Museum via the 26th of July Corridor and Waslet Dahshur Road. The project is also within minutes of the Giza Plateau and the Great Pyramids. The Sphinx International Airport is accessible via the Cairo-Alexandria Desert Road.

• What are the prices at Compound 205?

Residential apartments at Compound 205 start from EGP 17,000,000, with a price per sqm starting at EGP 167,000 for residential units. Entry-level units begin at 108 sqm (1-bedroom). Larger 3 and 4-bedroom configurations are available. Hotel apartments under IHG management carry a premium pricing tier. Confirm current pricing and availability with D5 Realty.

• What are the payment plans at Compound 205?

Arkan Palm offers a 5% down payment, a second 5% payment three months after delivery, with the remaining balance paid over 7 years. All units are delivered with premium architectural finishes in a European-Egyptian design style.

• Who developed Compound 205?

Compound 205 is developed by Arkan Palm Developments, a joint venture between Arkan Palm Real Estate and Palm Hills Developments, established approximately 12 years ago. Palm Hills Developments is listed on both the Egyptian Stock Exchange and the London Stock Exchange, with a portfolio of 26-plus projects across 27 million-plus square metres. Previous Arkan Palm projects include One 33 and Kayan in West Cairo.

• What hotels are inside Compound 205?

Compound 205 includes three Voco Hotels by IHG InterContinental with a combined total of 630 keys across the hotel district. Voco is IHG’s upper-upscale hotel brand. The hotels are built across 21 hotel apartment buildings occupying approximately 50 acres of the project.

When a 30-Year Developer Wins the Architecture Award

SODIC has been building communities in Egypt for over three decades. Villette in New Cairo, VYE in Sheikh Zayed, June on the North Coast, Allegria in West Cairo. These are projects that formed the backbone of Egypt’s modern residential development market. When a developer with that history decides to stake its most distinctive branding partnership on a North Coast project, and when SODIC Ogami wins Master Plan of the Year at the Architecture Leaders Awards 2025, it is worth paying attention.

SODIC Ogami is SODIC’s 440-acre signature North Coast development at Ras El Hekma, KM 205 on the International Coastal Road. It was developed in partnership with Aldar Properties, Abu Dhabi’s largest listed real estate developer. The masterplan design involves Nobu Hospitality, the globally recognized brand founded by Nobu Matsuhisa and Robert De Niro, whose involvement brings a Nobu Hotel, branded residences, and a Nobu Restaurant to the Mediterranean coast of Egypt. Architecture and planning were executed with DLR Group, an internationally accredited firm with over 40 years in their field.

For buyers evaluating Ras El Hekma, SODIC Ogami occupies the clearest premium position in the current pipeline: a developer whose track record is verifiable, a hospitality partner whose global brand is among the most recognized in luxury, and a masterplan that won the architecture award before a single unit was handed over.

 

Where Is SODIC Ogami Located?

Ogami is located at KM 205 on the International Coastal Road in Ras El Hekma, on Egypt’s North Coast. The project benefits from the New Fouka Road, which has reduced the Cairo to North Coast drive time to under 3 hours. El Alamein International Airport is approximately 30 to 40 minutes away, providing direct access for GCC buyers and making regular short visits practical without a full road journey from Cairo.

Ras El Hekma is the zone anchored by the February 2024 USD 35 billion UAE-ADQ investment agreement. The infrastructure improvements, new airport being built within the zone, and multiple major developments arriving simultaneously are all happening around Ogami’s location. The project is not in an emerging zone waiting for infrastructure. It is in a zone where infrastructure investment is confirmed and active.

Nearby Landmarks and Distances

Destination	Distance and Time
El Alamein International Airport	30 to 40 minutes – year-round international connectivity.
New Alamein City	30 to 40 minutes east.
Cairo via New Fouka Road	Under 3 hours.
Marassi and Sidi Abdel Rahman	East along the same coastal road.
Marsa Matrouh	Approximately 100 km west.
Alexandria	Approximately 200 km east.

The KM 205 position within Ras El Hekma places SODIC Ogami in the heart of the zone, not at its edges. The Mediterranean water quality at this latitude, which is measurably clearer and lighter than at the more eastern North Coast stretches, is part of what drew SODIC to this specific location rather than a more accessible but less premium kilometre marker.

 

Key Advantages and Selling Points of SODIC Ogami

• Nobu Hotel and branded residences within the masterplan. Nobu Hospitality, co-founded by chef Nobu Matsuhisa and Robert De Niro, operates some of the most consistently recognized luxury hotel and restaurant brands in the world. Their presence in Egypt at Ogami is not a small North Coast hotel. It is the first Nobu-branded development on Egypt’s Mediterranean coast, which places Ogami in a different category from any other North Coast project in terms of international hospitality identity.
• Master Plan of the Year at the Architecture Leaders Awards 2025. This is a verified external recognition from an international architecture competition, awarded before full delivery. It confirms that the design and planning concept earned professional architectural recognition, not just marketing approval.
• Island concept masterplan by DLR Group and Nobu’s design philosophy. The project is organised as clusters of homes separated by green spaces and water features, with the entire layout oriented so that 80% of units face north, northwest, or northeast, toward the Mediterranean. That directional planning is a deliberate design decision to ensure sea exposure across the majority of the project rather than concentrating front-row positions.
• SODIC and Aldar Properties partnership. Aldar Properties is Abu Dhabi’s largest listed real estate developer with a portfolio spanning Abu Dhabi, Dubai, Riyadh, and London. Their partnership with SODIC on Ogami connects the project to Gulf capital, Gulf buyer networks, and the international credibility of a developer whose projects are sold and visited across multiple global markets.
• 440 acres in Ras El Hekma with 1,900-plus units and multiple product tiers. The scale allows genuine phase management: inventory can be released gradually, pricing can be maintained across phases, and the project can develop as a functioning destination with a proper critical mass of residents rather than a small resort waiting to fill up.
• The Nobu Restaurant within Ogami gives residents year-round access to one of the world’s most recognisable restaurant brands on the North Coast. For buyers evaluating lifestyle quality rather than just investment metrics, this is the kind of amenity that changes how a development feels to live in outside peak season.

 

 

Total Project Area and Masterplan

SODIC Ogami covers 440 acres at Ras El Hekma. The master plan is organized as an island concept: residential clusters are positioned across the site with green spaces, lagoons, and landscape between each cluster rather than in a single dense block. This layout gives the project its distinctive spatial quality and is what earned SODIC Ogami the Master Plan of the Year recognition.

The total unit count at SODIC Ogami is 1,900-plus across chalets, townhouses, twin houses, and standalone villas. There are no apartments in SODIC Ogami. Every unit type is a house, which reflects a specific positioning: this is a private residential resort for ownership and seasonal use, not a mixed-use development with investment-grade compact units. The Nobu Hotel and branded residences are integrated within the masterplan as a hospitality anchor, not as a separate zone.

 

Unit Types and Sizes at SODIC Ogami

Unit Type	Size Range and Notes
Chalets	From 70 sqm. Entry tier. 80% north-facing sea orientation.
Sunset Townhouses	223 sqm average. 3 bedrooms over 2 floors. Corner units 245 sqm land, middle units 190 sqm land.
Rays Twin Villas	265 sqm. 4 bedrooms ensuite on 2 floors. Nanny room included. On 290 sqm land.
Standalone Villas	Various configurations. 55,000,000 to 90,000,000 EGP range.
Shoreline Mansions (one-story villas)	Up to 400 sqm. Maximum privacy and scale. Premium beachfront positioning.
Beachside and Seascape Villas	Beach-adjacent premium positioning. Seamless indoor-outdoor living design.
Nobu Branded Residences	Within the Nobu Hotel component. Managed hospitality and rental access.

All SODIC Ogami units are delivered fully finished. The island concept layout means even non-beachfront units have lagoon or green-space orientation rather than facing other buildings. The cluster design ensures privacy between homes without creating the isolated feel that some low-density projects struggle with.

Latest Project Updates – 2025 to 2026

SODIC Ogami received the Master Plan of the Year award at the Architecture Leaders Awards 2025, confirming external professional recognition of the masterplan design. SODIC also announced the early delivery of the first homes at June, its Miami-inspired North Coast project, which demonstrates the developer’s active delivery momentum across the North Coast portfolio and provides a track record data point for buyers evaluating SODIC’s execution capability.

The Ras El Hekma zone continues to advance: the USD 35 billion UAE-ADQ investment programme is in active infrastructure development, the new airport within the zone is under construction, and multiple major projects are advancing simultaneously. The macro infrastructure surrounding SODIC Ogami is being built in parallel with the project itself rather than after it.

Facilities and Amenities

Nobu Hospitality

• Nobu Hotel within the masterplan, an internationally recognized luxury hospitality brand co-founded by Nobu Matsuhisa and Robert De Niro.
• Nobu Restaurant with Nobu’s Japanese-Peruvian fusion cuisine, the first Nobu dining experience on Egypt’s North Coast.
• Nobu Branded Residences, hotel-managed units within the Nobu component with full hospitality services available to owners.

Beach and Water

• Mediterranean beachfront access within the 440-acre masterplan.
• Lagoons and water features are integrated throughout the island concept layout.
• Multiple swimming pools across the resort clusters.

Lifestyle and Wellness

• Spa and wellness facilities within the resort.
• Sports and fitness facilities across the masterplan.
• Jogging and cycling pathways through the landscaped green zones.

Community and Services

• Year-round resort management and community services.
• Retail and dining beyond the Nobu Restaurant, with additional commercial programming integrated throughout the masterplan.
• Children’s areas and family facilities within the clusters.

Security and Infrastructure

• Gated resort with controlled 24-hour access.
• Smart home integration across all unit types.

 

Developer: SODIC – Three Decades of Delivered Communities

SODIC has been operating in Egypt for over 30 years. Their portfolio covers West Cairo, East Cairo, and the North Coast: Villette New Cairo, VYE in Sheikh Zayed, Allegria, Karmell, Westown, Caesar North Coast, June North Coast, and SODIC East New Heliopolis, among others. They currently house more than 30,000 residents across their communities. That density of delivered, occupied projects is the most important credential a developer can have in the Egyptian market.

The Aldar Properties partnership brings Abu Dhabi capital and international developer credibility to Ogami specifically. Aldar is listed on the Abu Dhabi Securities Exchange, operates in Abu Dhabi, Dubai, Saudi Arabia, London, and Egypt, and manages one of the most sophisticated real estate portfolios in the Gulf. Their choice to invest in a SODIC project on the North Coast reflects Gulf-level confidence in both the developer and the zone.

The June North Coast early delivery announcement confirms that SODIC’s North Coast execution is on track. Buyers considering SODIC Ogami can treat June’s delivery record as a directly relevant precedent. Same developer, same coastal geography, similar project profile. SODIC has been in Egypt for over 30 years and has delivered. That is not a trivial statement in a market where delivery timelines regularly exceed projections.

SODIC Ogami Unit Prices

Unit Type	Starting Price (EGP)
Chalets (from 70 sqm)	From 21,465,000
Sunset Townhouses (223 sqm avg)	From 34,064,000
Rays Twin Villas (265 sqm)	From 46,313,000 to 50,000,000
Standalone Villas	From 55,000,000 to 90,000,000
Shoreline Mansions (one-story villas)	150,000,000 to 225,000,000
Price per sqm benchmark	From EGP 180,000

Prices confirmed from multiple Egyptian real estate platforms (2025 to 2026). All units are delivered fully finished. Prices vary by position within the masterplan, sea orientation, and floor. Confirm current pricing, availability, and floor plans with D5 Realty at reservation.

Payment Plans

Element	Detail
Down payment	10% of total unit price.
Installment period	Up to 8 years.
Finishing standard	Fully finished across all unit types.
Nobu Branded Residences	Hotel management and rental access included.

As a practical example: a chalet at the entry price of EGP 21,465,000 requires a 10% down payment of EGP 2,146,500, with the remaining EGP 19,318,500 paid over 8 years, which is approximately EGP 201,000 per month. A Sunset Townhouse at EGP 34,064,000 requires a EGP 3,406,400 down payment with the balance over 8 years.

Honest Disadvantages

• All houses, no apartments: SODIC Ogami does not offer apartment units. The entry point is a chalet at EGP 21,465,000. For buyers evaluating the North Coast with a budget below this level, or who prefer an apartment product, SODIC Ogami is not designed for them. The project is explicitly positioned at the premium-to-luxury end of the Ras El Hekma pipeline.
• Seasonal use pattern: Ras El Hekma, like all of Egypt’s Mediterranean North Coast, concentrates residential activity in June through September. The Nobu Hotel and restaurant extend the hospitality season meaningfully, and the year-round infrastructure of the broader Ras El Hekma zone is improving, but buyers projecting rental income should use realistic annual occupancy figures rather than peak summer rates extrapolated across 12 months.
• Distance from Cairo: At approximately 2.5 to 3 hours via the New Fouka Road, Ras El Hekma requires either a full day’s travel commitment for a weekend visit by car, or a flight to El Alamein Airport. For GCC buyers who fly direct, this is not a constraint. For Cairo-based buyers planning regular weekend use by road, it is a genuine planning consideration.
• SODIC Ogami is priced at the top of the Ras El Hekma market: The EGP 180,000/sqm price per square metre benchmark places SODIC Ogami at the premium end of the North Coast. Buyers who compare per-sqm pricing across the Ras El Hekma zone will find lower entry points elsewhere. The SODIC Ogami premium reflects the Nobu brand, SODIC’s track record, the Aldar partnership, and the Master Plan award. Buyers should evaluate whether those specific factors justify the differential for their investment case.

Final Word

SODIC Ogami is what happens when a developer who has been delivering communities for 30 years decides to build its most distinctive project. The Nobu partnership is not a marketing add-on. The Aldar co-investment is not a paper endorsement. The Architecture Award was judged by people who assess master plans professionally. And SODIC’s delivery record in June and across their wider North Coast portfolio is not a promise. It is a fact.

For buyers who want the best-credentialed premium option currently available in the Ras El Hekma zone, backed by a developer with three decades of Egyptian delivery experience and a hospitality brand that changes how a North Coast property feels to own and rent year-round, Ogami is the clearest answer in the current pipeline.

Frequently Asked Questions

• What is SODIC Ogami?

SODIC Ogami is a 440-acre luxury coastal resort at KM 205 in Ras El Hekma, developed by SODIC in partnership with Aldar Properties (Abu Dhabi). The masterplan, designed with DLR Group and Nobu Hospitality, was named Master Plan of the Year at the Architecture Leaders Awards 2025. The project features 1,900-plus units, including chalets, townhouses, twin houses, and standalone villas, with a Nobu Hotel, Nobu Branded Residences, and a Nobu Restaurant within the masterplan. All units face north, northwest, or northeast.

• How much do units at SODIC Ogami cost?

Chalets at Ogami start from EGP 21,465,000 (70 sqm). Sunset Townhouses start from EGP 34,064,000. Rays Twin Villas start from EGP 46,313,000. Standalone villas range from EGP 55,000,000 to EGP 90,000,000. Shoreline Mansions (one-story villas) range from EGP 150,000,000 to EGP 225,000,000. Price per sqm starts from EGP 180,000.

• What is the Nobu element at Ogami?

Nobu Hospitality, co-founded by chef Nobu Matsuhisa and Robert De Niro, is integrated into the Ogami masterplan through a Nobu Hotel, Nobu Branded Residences (hotel-managed residential units with rental access), and a Nobu Restaurant. This is the first Nobu-branded development on Egypt’s Mediterranean North Coast.

• What are the payment plans at SODIC Ogami?

SODIC Ogami offers a 10% down payment with the balance paid over up to 8 years. All units are delivered fully finished. Nobu Branded Residences include hotel management and rental access.

• Who developed SODIC Ogami?

SODIC Ogami is developed by SODIC, which has been operating in Egypt for over 30 years and currently houses more than 30,000 residents across its communities. The project was developed in partnership with Aldar Properties, Abu Dhabi’s largest listed real estate developer. The masterplan design involved Nobu Hospitality and DLR Group.

• Is SODIC Ogami a good investment?

The fundamentals are strong: a 30-year developer with a verified North Coast delivery record (June North Coast delivered early), Abu Dhabi capital through the Aldar partnership, the Nobu brand extending the lifestyle and rental appeal beyond pure seasonal use, and a location in Egypt’s most actively invested coastal zone. The honest risks are the all-villas pricing model (entry at EGP 21.5M), the North Coast seasonal concentration, and the premium pricing relative to other Ras El Hekma options. For buyers who want a SODIC address, Nobu hospitality, and a masterplan with verified architectural recognition, Ogami is the most complete premium package in the current Ras El Hekma pipeline.

Palm Hills Brings the Hacienda Name to Its Most Ambitious Address Yet

Hacienda Ras El Hekma is Palm Hills’ most significant coastal announcement in the company’s history. Not because of the scale, although 1,400 acres with 4.8 kilometres of beachfront and two natural bays is exceptional by any measure. And not because of the price range, although a project running from EGP 12 million apartments to EGP 450 million first-row villas covers more of the market than any single Hacienda project before it.

The reason Hacienda Ras El Hekma changes things is the address. This project sits inside Ras El Hekma City, inside the formal boundary of the zone anchored by the USD 35 billion UAE-ADQ sovereign investment agreement. Palm Hills is confirmed as the first Egyptian developer to launch a project within that city. That is not a marketing claim. It is a structural positioning that no other Egyptian developer currently holds.

The project is currently in its EOI phase, with expressions of interest now open ahead of the official sales launch. Hacienda Ras El Hekma is fully finished, AC included, kitchen cabinets included, with delivery in four years and payment plans stretching to 10 years. For buyers who have been tracking the Ras El Hekma pipeline, this is the project that puts the Hacienda brand at the centre of Egypt’s most strategically significant coastal zone.

Where Is Hacienda Ras El Hekma Located?

Hacienda Ras El Hekma is located at KM 238 on the International Coastal Road, inside the formal boundaries of Ras El Hekma City. This is not adjacent to the zone or nearby. The project is inside the city itself, which places it within the sovereign masterplan and directly connected to the infrastructure being built across the broader Ras El Hekma development.

El Alamein International Airport is within 30 to 40 minutes of the Ras El Hekma zone. New Alamein City is accessible within a similar drive time heading east. Cairo is under 2.5 hours via the New Fouka Road, which has materially changed the practical accessibility of this stretch of the North Coast for Cairo-based buyers.

Nearby Landmarks and Distances

Destination	Distance and Time
El Alamein International Airport	30 to 40 minutes from the Ras El Hekma zone.
New Alamein City	Within 30 to 40 minutes east.
New Ras El Hekma Airport (within the zone)	Under construction inside Ras El Hekma City — targeting Q4 2026 opening.
Marassi and Sidi Abdel Rahman	East along the coastal road — approximately 1 hour.
Alexandria	Approximately 200 km east.
Marsa Matrouh	Approximately 85 km west.
Cairo via New Fouka Road	Under 2.5 hours.

The KM 238 location places Hacienda Ras El Hekma deeper into the zone than the majority of announced North Coast projects. The water quality at this latitude consistently registers among the clearest on Egypt’s entire Mediterranean coast. The New Fouka Road has made this stretch of coastline significantly more accessible than it was five years ago, and the airport being built inside Ras El Hekma City will change the access equation further when it opens.

Key Advantages and Selling Points of Hacienda Ras El Hekma

• First Egyptian developer inside Ras El Hekma City. This is the defining fact about Hacienda Ras El Hekma. Palm Hills has confirmed its position as the first Egyptian developer to launch a project within the formal Ras El Hekma City boundaries. That structural positioning puts Hacienda Ras El Hekma inside the sovereign masterplan rather than on its fringes, with direct connectivity to the infrastructure being delivered across the zone.
• 1,400 acres with 4.8 km of continuous beachfront and two natural bays. The natural bay geometry is what makes Hacienda Ras El Hekma exceptional even against other large-scale Ras El Hekma projects. Natural bays create protected coves with calmer water and more varied beach environments than a straight coastline. At 4.8 km of frontage across two bays, the project has enough beachfront to give most of its residential zones a genuine coastal orientation.
• 97% of units have a water view, and 84% of the site is dedicated to greenery and water features. At 1,400 acres, achieving 97% water-facing orientation requires deliberate masterplan design, not just fortunate geography. The 84% open space ratio is one of the lowest build densities of any Palm Hills project, and for a project of this scale, that figure directly determines the quality of the environment residents experience day-to-day.
• Three luxury hotels within the masterplan. Hotel operations inside a residential project are the difference between a compound that shuts down in October and a community that continues to generate activity, hospitality services, and economic life throughout the year. Three hotels at Hacienda Ras El Hekma means residents have access to hotel-grade services from move-in, not from some future delivery phase.
• Fully finished, ACs included, kitchen cabinets included on all units. This is the Palm Hills Hacienda delivery standard applied to Ras El Hekma. For buyers who have purchased in other Hacienda projects, this finishing specification is familiar. For buyers new to the Hacienda brand, it means no additional finishing costs after purchase and a property that is rental-ready from handover day.
• The Hacienda track record is the most important credential. Hacienda Bay at KM 124 has been operating for over a decade: the hotel runs, the golf course operates, the F&B venues open off-season, and the resale market trades. Hacienda Ras El Hekma is Palm Hills bringing that operational credibility to the most strategically significant coastal zone in Egypt right now.

 

Total Project Area and Masterplan

Hacienda Ras El Hekma covers 1,400 acres inside Ras El Hekma City, making it one of the largest individual land allocations within the sovereign zone. The 4.8 km beachfront spans two natural bays, creating a coastline with more variety and depth than a single straight beach of the same length.

The masterplan dedicates 84% of the total area to greenery and water features, with only 16% built upon. Three luxury hotels are integrated within the masterplan, with their operations providing the year-round hospitality backbone that the Hacienda brand has established as a standard across previous projects. The overall design philosophy follows the same principle Palm Hills applied at Hacienda Bay: build a destination that operates continuously, not a resort that functions for three months and goes quiet.

Key Metric	Confirmed Figure
Total area	1,400 acres inside Ras El Hekma City
Beachfront	4.8 km across 2 natural bays
Natural bays	2 protected coastal coves
Greenery and water features	84% of total land area
Units with water view	97%
Luxury hotels	3 within the masterplan
Location	KM 238, inside Ras El Hekma City

Unit Types and Sizes at Hacienda Ras El Hekma

Hacienda Ras El Hekma offers the widest residential range of any Palm Hills North Coast project. The product line runs from 1-bedroom apartments at EGP 12 million through to first-row, one-story villas of 1,300 sqm with seven bedrooms at EGP 450 million. This range within a single masterplan allows the project to serve different buyer profiles without compromising the overall quality and demographic of the community.

Unit Type	Size and Starting Price (EGP)
1-Bedroom Apartments	From EGP 12,000,000
2-Bedroom Apartments	From EGP 15,500,000
3-Bedroom Apartments	From EGP 18,500,000
3-Bedroom + Nanny Room Apartments	From EGP 22,000,000
4-Bedroom + Nanny Room Apartments	From EGP 30,000,000
Junior Chalets	From EGP 24,000,000
Senior Chalets (Small)	From EGP 28,000,000
Senior Chalets (Large)	From EGP 33,000,000
Twin Houses	From EGP 44,000,000
Third Row Villas (6 Bedrooms)	From EGP 165,000,000
Second Row Villas (6 Bedrooms)	From EGP 195,000,000
First Row Villas (1,300 sqm, 7 Bedrooms)	From EGP 450,000,000

All units at Hacienda Ras El Hekma are delivered fully finished with air conditioning and kitchen cabinets included. This applies across every unit type from apartments through to villas. The finishing standard is consistent with what Palm Hills has delivered across the Hacienda Bay and Hacienda Heneish projects.

Note: Starting prices sourced from official Palm Hills EOI brochure (June 2026). Prices vary by floor, view, exact position within the masterplan, and row. The EOI registration fee is EGP 250,000 for Beach Homes, EGP 500,000 for Chalets, and EGP 1,000,000 for Villas — all refundable.

 

Latest Project Updates – 2025 to 2026

Hacienda Ras El Hekma was unveiled by Palm Hills with an official EOI phase open as of June 2026. The project is currently collecting expressions of interest before the main sales launch. The EOI registration amounts are EGP 250,000 for Beach Homes, EGP 500,000 for Chalets, and EGP 1,000,000 for Villas, all fully refundable. The launch of Hacienda Ras El Hekma makes Palm Hills the first Egyptian developer to officially launch a project within the formal boundaries of Ras El Hekma City.

The broader Ras El Hekma context accelerates the strategic significance of this timing. The USD 35 billion UAE-ADQ investment programme has been in active infrastructure development since early 2025. A new international airport inside the city is under construction with a Q4 2026 target opening. Modon, the sovereign master developer, has been advancing the zone’s first phase Wadi Yemm, simultaneously with Hacienda Ras El Hekma’s launch. Palm Hills is entering the zone at the moment when the infrastructure surrounding the project is being delivered, not promised.

Facilities and Amenities

Beach and Water

• 4.8 km of continuous private Mediterranean beachfront across two natural bays.
• Protected bay environments on both natural coves, with calmer water conditions and more varied beach experiences than a straight coastline.
• Multiple water sports and beach club facilities along the 4.8 km frontage.

Hotels and Hospitality

• Three luxury hotels integrated within the Hacienda Ras El Hekma masterplan.
• Hotel-grade services accessible to residential unit owners from move-in.
• Year-round hospitality operation consistent with the Hacienda Bay model.

Leisure and Green Spaces

• 84% of 1,400 acres dedicated to greenery and water features throughout the master plan.
• 97% of units designed with direct water views, structural by masterplan design rather than limited to selective beachfront rows.
• Cycling and jogging pathways, sports courts, and recreational zones are integrated within the open space network.

Retail and Dining

• Commercial and dining areas within the masterplan activated year-round through hotel operations.
• Beachfront F&B venues along the natural bays.

Security and Infrastructure

• Gated community with controlled access, sitting inside Ras El Hekma City’s broader security and infrastructure framework.
• Full property management and maintenance services.
• Smart infrastructure consistent with Ras El Hekma City’s planned smart city systems.

 

Developer: Palm Hills – The Hacienda Brand Delivered Once, Now Twice

Palm Hills Developments was founded in 2005 by Yasseen Mansour of Al Mansour Group and is listed on both the Egyptian Stock Exchange and the London Stock Exchange. Their portfolio spans 26-plus major projects across more than 27 million square metres — a scale that places them as one of Egypt’s two or three most significant residential developers by any measure.

The Hacienda brand is Palm Hills’ most commercially successful coastal identity. Hacienda Bay at KM 124 was the North Coast’s defining benchmark project for over a decade: the 18-hole golf course operates, Le Sidi Boutique Hotel runs, the SASS Beach Bar stays open off-season, and the resale market is one of the most consistently active on the entire coast. Hacienda Heneish at KM 247 is currently under construction in Sidi Heneish with delivery targeted for 2027 to 2028.

Hacienda Ras El Hekma is the third chapter: the same brand, applied to 1,400 acres inside the zone that now holds more confirmed sovereign capital than any other stretch of Mediterranean coastline in the Arab world. Palm Hills generated EGP 4.216 billion in net profit in 2025, an increase of 29.55% year-on-year, confirming the financial standing behind a commitment of this scale and ambition.

Hacienda Ras El Hekma Unit Prices

All prices below are confirmed from the official Palm Hills EOI brochure issued at the June 2026 launch announcement. Hacienda Ras El Hekma is currently in the EOI phase ahead of the full sales launch.

Unit Category	Starting Price (EGP)
1-Bedroom Apartments	12,000,000
2-Bedroom Apartments	15,500,000
3-Bedroom Apartments	18,500,000
3-Bedroom + Nanny Room	22,000,000
4-Bedroom + Nanny Room	30,000,000
Junior Chalets	24,000,000
Senior Chalets (Small)	28,000,000
Senior Chalets (Large)	33,000,000
Twin Houses	44,000,000
Third Row Villas (6BR)	165,000,000
Second Row Villas (6BR)	195,000,000
First Row Villas (1,300 sqm, 7BR)	450,000,000

All units fully finished. ACs included. Kitchen cabinets included. EOI registration fees: EGP 250,000 (Beach Home), EGP 500,000 (Chalet), EGP 1,000,000 (Villa) — all fully refundable. Register with D5 Realty for priority access and confirmed unit availability at launch.

Payment Plans

Unit Category	Payment Terms
Chalets, Apartments, Twin Houses	5% down payment + 5% after 3 months, installments over 10 years.
1st, 2nd, 3rd and 4th Row Villas	5% down payment + 5% after 3 months, installments over 8 years.
Finishing standard (all units)	Fully finished. ACs included. Kitchen cabinets included.
Delivery timeline	4 years from contract.
Special feature	Value by Years Payment System applies on Hacienda Ras El Hekma.

The 10-year installment plan for chalets, apartments, and twin houses is one of the most extended payment structures Palm Hills has offered across the Hacienda range. It significantly reduces the monthly outflow for buyers and makes Hacienda Ras El Hekma accessible to a wider buyer profile than the unit prices suggest at face value. The Value by Years system means that buyers who pay over more years contribute proportionally more to the total, rewarding early or accelerated payment.

Honest Disadvantages

• Pre-launch stage: Hacienda Ras El Hekma is currently collecting EOIs ahead of its official sales launch. Full pricing across all unit configurations, confirmed floor plans, and detailed masterplan specifics are still in the process of being released. Buyers are entering on Palm Hills’ brand and the project’s macro credentials, not yet on a fully published product specification. The EOI fee is refundable, which reduces the financial commitment at this stage, but buyers should be clear that confirmed details will only be fully available at the sales launch.
• Four-year delivery timeline: The project will be delivered approximately four years from contract. Buyers who need a property that is ready to use or rent in the near term should evaluate whether this timeline works for their plans. Four years is a standard construction horizon for a project of this scale in the Egyptian market, but it means Hacienda Ras El Hekma is a forward position rather than an immediate-use purchase.
• The price range is wide and buyers should be specific about which tier they are targeting: the difference between a 1-bedroom apartment at EGP 12 million and a first-row villa at EGP 450 million is so significant that the investment case, the resale profile, and the community experience are essentially different conversations. Buyers should evaluate Hacienda Ras El Hekma based on their specific unit type and row position, not on the project headline.
• Distance from Cairo: At KM 238, Hacienda Ras El Hekma is one of the further North Coast destinations from the capital. Cairo is under 2.5 hours via the New Fouka Road, which is manageable, and the airport being built inside Ras El Hekma City will improve access further when it opens. For buyers who plan frequent weekend visits by road from Cairo, the drive time is worth modelling honestly.

Final Word

Hacienda Ras El Hekma is the most significant North Coast project Palm Hills has announced. The combination of 1,400 acres inside Ras El Hekma City, the first-Egyptian-developer position within the sovereign zone, 4.8 km of beachfront across two natural bays, and the Hacienda operational DNA from Hacienda Bay creates a proposition that has no direct comparable in the current North Coast pipeline.

The buyer this project is right for is someone who understands that the best entry point for a project of this profile is before the official sales launch, when pricing is at its most competitive and unit selection is widest. Hacienda Bay buyers who entered during the development phase have watched their investment appreciate through over a decade of consistent demand. The structural conditions at Hacienda Ras El Hekma, inside the most capitalised coastal zone in Egypt’s history, are more compelling than those that existed when Hacienda Bay first launched.

EOIs are open now. Register with D5 Realty for confirmed priority access and unit availability at the official launch.

Frequently Asked Questions

• What is Hacienda Ras El Hekma?

Hacienda Ras El Hekma is Palm Hills’ new coastal project at KM 238 on the North Coast, located inside the formal boundaries of Ras El Hekma City. It covers 1,400 acres with 4.8 km of beachfront across two natural bays, 84% green spaces and water features, 97% water-facing units, and three luxury hotels within the masterplan. Palm Hills is confirmed as the first Egyptian developer to launch a project inside Ras El Hekma City. The project is currently in its EOI phase ahead of the official sales launch.

• What are the prices at Hacienda Ras El Hekma?

Hacienda Ras El Hekma apartment prices start from EGP 12,000,000 for 1-bedroom units. Junior chalets start from EGP 24,000,000. Senior chalets start from EGP 28,000,000. Twin houses start from EGP 44,000,000. Third row villas start from EGP 165,000,000. Second row villas from EGP 195,000,000. First row villas of 1,300 sqm with 7 bedrooms start from EGP 450,000,000. All units are fully finished with ACs and kitchen cabinets included.

• What are the payment plans at Hacienda Ras El Hekma?

Chalets, apartments, and twin houses are available on a 5% down payment, 5% after 3 months, with the balance over 10 years. First, second, third, and fourth row villas are available on a 5% down payment, 5% after 3 months, with the balance over 8 years. Delivery is four years from contract. A Value by Years Payment System applies on Hacienda Ras El Hekma.

• Why is Hacienda Ras El Hekma significant?

Hacienda Ras El Hekma makes Palm Hills the first Egyptian developer to officially launch a project inside Ras El Hekma City, the formal zone anchored by the USD 35 billion UAE-ADQ sovereign investment agreement signed in February 2024. The project is inside the masterplan boundary, not adjacent to it, which gives Hacienda Ras El Hekma direct connectivity to the infrastructure being built across the sovereign zone.

• How does Hacienda Ras El Hekma compare to Hacienda Bay?

Hacienda Bay at KM 124 is a fully operational community that has been delivering for over a decade, with an 18-hole golf course, a boutique hotel, active F&B venues, and a consistent resale market. Hacienda Ras El Hekma is under construction with EOIs open now and delivery in four years. The scale at Ras El Hekma is significantly larger (1,400 acres vs Hacienda Bay’s 600 acres), the beachfront is longer (4.8 km vs 6 km, with two natural bays), and the strategic context is fundamentally different given its position inside Ras El Hekma City.

• How do I register interest in Hacienda Ras El Hekma?

Hacienda Ras El Hekma is currently collecting EOIs. The registration fees are EGP 250,000 for Beach Homes, EGP 500,000 for Chalets, and EGP 1,000,000 for Villas — all fully refundable. Contact D5 Realty to register your interest and secure priority access before the official sales launch.

What Happens When a Global Icon Takes a 70% Stake in His Own Project

Real estate partnerships with celebrities are not new. A developer puts a famous name on a building, runs a marketing campaign, and moves on. What One Development and Amr Diab have done at DO New Cairo is structurally different, and that difference is worth understanding before any buyer evaluates this project.

Amr Diab does not just lend his name to DO Hotels. He holds a 70% stake in the DO Hotels brand. That means his financial interest is directly tied to the success of the hotel and branded residence operation, not to a one-time licensing fee. For buyers evaluating whether the DO brand has longevity, that ownership structure provides a materially stronger signal than a standard celebrity endorsement.

DO New Cairo is a mixed-use development by One Development, a subsidiary of UAE-based AGH Global Group with over 43 years of real estate experience across Egypt, the UAE, Saudi Arabia, and Greece. The project sits in the heart of the Fifth Settlement, New Cairo, with seven buildings combining residential apartments, fully serviced hotel apartments, administrative offices, and retail. It is the first project in Egypt to integrate AI-powered building management with a music-inspired hospitality brand, and it is one of the most conceptually distinctive developments currently under construction in East Cairo.

Where Is DO New Cairo Located?

DO New Cairo is located in the Fifth Settlement in New Cairo, positioned near the American University in Cairo, Cairo Festival City, and the Suez Road. The site provides fast access to Cairo International Airport, approximately 25 minutes away, and connects easily to the Ring Road and the broader New Cairo road network.

The Fifth Settlement is New Cairo’s premium residential and commercial hub. The address gives DO residents access to the AUC academic corridor, the main commercial strips on Mohamed Naguib Axis and South 90th Street, and the cluster of established compounds and retail destinations that have made this part of New Cairo the most consistently demanded address in East Cairo over the past two decades.

Nearby Landmarks and Distances

Destination	Distance and Time
Cairo International Airport	Approximately 25 minutes.
American University in Cairo (AUC)	Nearby – within the Fifth Settlement corridor.
Cairo Festival City	Close proximity – Fifth Settlement commercial zone.
5A Waterway	Approximately 7 minutes.
El-Mosheer Tantawy Mosque	Approximately 13 minutes.
Suez Road	Direct access — major artery connecting to the New Administrative Capital.
New Administrative Capital	Approximately 30 to 45 minutes via Suez Road.
Ring Road	Direct connectivity — access to all Cairo governorates.

The Suez Road connection is particularly relevant for buyers working in or connected to the New Administrative Capital. As the Capital’s population and corporate presence grows, the Fifth Settlement’s position as the closest established residential address to the new seat of government becomes increasingly commercially significant.

Key Advantages and Selling Points of DO New Cairo

• Amr Diab holds a 70% stake in DO Hotels. This is not a branding arrangement. It is a majority ownership position in the hospitality brand that defines the project. His artistic vision and financial commitment are directly embedded into the hotel operations, the design philosophy, and the long-term trajectory of the brand. Buyers acquiring hotel apartments are investing in a brand with a majority owner who has personal financial exposure to its success.
• AI-powered building management is integrated throughout the project. One Development is positioned as Egypt’s first developer to systematically integrate artificial intelligence into its building management systems, covering smart home control, security, energy efficiency, and service delivery. This is not a marketing feature. It changes the operational cost and convenience experience for owners and residents.
• Three product types in one development. Residential apartments for home-buyers and long-term tenants, fully serviced hotel apartments for hospitality-yield investors, and administrative offices for businesses wanting a Fifth Settlement address. This mix creates internal demand and activation across the project from multiple user types rather than relying on a single buyer and user profile.
• Music-inspired design concept throughout the project. Amr Diab’s artistic direction is embedded in the project’s interiors, common areas, and identity. DO New Cairo positions itself as a lifestyle destination, not just a building. For buyers who want a property with a distinctive identity and the cultural capital that comes with the Amr Diab association in Egypt and the Arab world, this is a genuine differentiator.
• Hotel-grade services available to residential and hotel apartment owners. Concierge, valet parking, and housekeeping services operate within the complex. Buyers of residential units benefit from the hotel’s amenity infrastructure without paying nightly hotel rates for access to it.
• Strong Fifth Settlement location fundamentals. The project benefits from the area’s established demand profile. The Fifth Settlement is New Cairo’s most consistently liquid real estate sub-market, with active resale transactions, strong rental yields driven by AUC faculty, corporate tenants, and professionals, and sustained price appreciation over the past decade.

 

Total Project Area and Masterplan

DO New Cairo consists of seven mixed-use buildings across a single masterplan in the Fifth Settlement. The buildings are designed with glass facades and set within landscaped gardens with artistic fountains. Approximately 30% of the land is built upon, with the remainder dedicated to green spaces, open areas, and shared amenity zones.

The master plan is organized by function across three primary building types: Block A for residential use, Block B for administrative offices, and Block C for hotel apartments. Retail and food and beverage areas are integrated at ground level to serve both residents and the broader Fifth Settlement catchment. The total unit count across the project includes 82 residential units, 92 administrative offices, and hotel rooms split between 70 for rent and 143 for sale.

Unit Types and Sizes at DO New Cairo

Unit Type	Size Range and Notes
Studios	From 50 sqm. Entry-level residential or hotel apartment.
1-Bedroom Apartments	97 to 115 sqm. Residential or hotel apartment configurations.
2-Bedroom Apartments	145 to 179 sqm. Residential units with full home layouts.
3-Bedroom Apartments	Sizes to be confirmed at the reservation.
Administrative Offices	Block B — 92 offices across G+8 floors. EGP 167,000/sqm.
Hotel Apartments (for sale)	143 units in Block C. Fully managed under DO Hotels brand.
Hotel Apartments (for rent)	70 rooms in Block C. Operated by DO Hotels.

All units come with premium finishes throughout. Hotel apartments are fully furnished and managed by the DO Hotels team. Residential apartments are delivered with luxury finishing specifications. Administrative offices are fitted out to international business standards. The three types occupy separate blocks, which provides privacy and separation between residential and commercial use.

Latest Project Updates – 2025 to 2026

DO New Cairo launched into the market as One Development’s first Egyptian project, marking AGH Group’s entry into the Egyptian real estate market after over four decades of operations in the UAE, Saudi Arabia, and Greece. The collaboration with Amr Diab was announced as a founding partnership rather than a post-launch endorsement, which means the project’s design, brand identity, and operational concept were all developed with Amr Diab as a majority stakeholder from the outset.

One Development’s positioning as Egypt’s first AI-integrated real estate developer is a strategic differentiator it is actively reinforcing across the DO project. The smart building systems, AI-powered security and management infrastructure, and connected home technologies represent the developer’s thesis that Egyptian real estate is moving toward technology-integrated living, and that DO New Cairo is its proof of concept.

Facilities and Amenities

Hotel Services

• Concierge services available to all unit owners and hotel guests.
• Valet parking throughout the complex.
• Housekeeping services for hotel apartment owners and guests.

Wellness and Fitness

• Gyms with professional equipment.
• Spa facilities and relaxation lounges.
• Yoga studios.

Outdoor and Lifestyle

• Swimming pools set within landscaped gardens.
• Artistic fountains and green open spaces throughout the masterplan.

Commercial and Technology

• Retail and food and beverage zone at ground level.
• 92 administrative offices available for business use.
• AI-powered building management across all blocks, covering smart home, security, energy efficiency, and service delivery.

Security and Infrastructure

• 24-hour security with AI-supported surveillance camera network throughout the complex.
• Smart access control systems for residential, hotel, and office blocks.

One Development – AGH Group and the Amr Diab Partnership

One Development is the Egyptian operating entity of AGH Global Group, a UAE-based real estate conglomerate with over 43 years of experience across the UAE, Saudi Arabia, Greece, and Egypt. AGH Group positions itself as a pioneer of AI-integrated real estate development, and DO New Cairo is its flagship Egyptian project designed to introduce that model to the Egyptian market.

The Amr Diab partnership is the most discussed aspect of the project, but it is worth separating the commercial logic from the marketing narrative. Amr Diab is the best-selling Middle Eastern musician in history, according to Guinness World Records. His cultural reach across Egypt and the Arab world is not analogous to a local celebrity endorsement. When DO Hotels launches in Egypt under a brand he majority-owns, it enters with built-in awareness, cultural credibility, and audience loyalty that a new hospitality brand would typically take years to develop. For the hotel apartments specifically, that brand equity has direct implications for occupancy rates and rental yield potential.

One Development’s track record in Egypt is limited to this project as their debut. Buyers who evaluate developer credibility through prior Egyptian deliveries should note this clearly. The AGH Group’s broader international portfolio provides some signal of capability, but DO New Cairo is their first Egyptian product. Delivery in Egypt will be the first data point.

DO New Cairo Unit Prices

Unit Type	Price Benchmark
Administrative Offices	From EGP 167,000 per sqm
Residential Apartments	From EGP 180,000 per sqm
Hotel Apartments (fully managed)	From EGP 228,000 per sqm
Total starting price (all types)	From EGP 9,000,000

Prices confirmed from multiple Egyptian real estate platforms (2025 to 2026). Final pricing varies by floor, view, unit size, and type. Hotel apartment pricing at EGP 228,000/sqm reflects the fully furnished, hotel-managed specification. Contact D5 Realty for current availability and floor plans.

Payment Plans

Element	Detail
Down payment	5% of the total unit price.
Second payment	5% three months after delivery.
Installment period	Balance over 7 years.
Finishing standard	Fully finished. Hotel apartments fully furnished and managed.

As an example: a 1-bedroom residential apartment at 97 sqm, priced at EGP 180,000 per sqm, totals EGP 17,460,000. The 5% down payment is EGP 873,000. The remaining EGP 16,587,000 spreads over 7 years. The hotel apartment tier, at EGP 228,000 per sqm, carries a higher entry point that reflects the fully managed, income-generating specification.

Honest Disadvantages

• DO New Cairo is One Development’s first Egyptian project. AGH Group has over 43 years of international experience, but their Egyptian delivery track record starts here. Buyers cannot visit a prior DO development in Egypt to evaluate construction quality, finishing standards, or operational management. The international portfolio provides context but not local proof. Delivery will be the project’s first test in this market.
• Hotel apartments carry a higher price per square metre than residential units at the same project. The EGP 228,000/sqm hotel apartment price versus EGP 180,000/sqm for residential reflects the fully managed specification, but buyers need to model yield projections carefully to justify that premium. The DO Hotels brand is new in Egypt. Its occupancy and rental rate performance is unproven at launch. Buyers banking on the brand premium should factor in the time it takes for a new hotel brand to establish itself in a market.
• The Amr Diab partnership, while commercially powerful, introduces a concentration of brand risk. The project’s identity is deeply tied to one individual. Buyers should evaluate the project’s fundamentals independently of the brand association, and be comfortable that the Fifth Settlement location, the AI infrastructure, and the development quality justify the investment on their own merits.
• The mix of residential, hotel, and commercial uses within a single project creates a more complex community dynamic than a purely residential compound. Buyers who prefer a quiet, single-use residential environment should factor in the movement, noise, and activity that hotel and office operations generate within and around the building cluster.

Final Word

DO New Cairo is genuinely different from the majority of Fifth Settlement launches. The AI-integrated building management, the DO Hotels brand with Amr Diab as a 70% stakeholder, the three-product mix, and the music-inspired design philosophy all represent a developer making a deliberate statement about what Egyptian real estate can become rather than delivering another variation on the established compound model.

Whether that ambition translates into strong delivery and hotel brand performance in the Egyptian market is a question the project’s first years of operation will answer. For buyers who want a Fifth Settlement address with a distinctive identity, a hospitality income component, and a developer making a credibility-staking debut, DO New Cairo is worth understanding properly before the first phase sells through.

Frequently Asked Questions

• What is DO New Cairo?

DO New Cairo is a mixed-use development in the Fifth Settlement, New Cairo, by One Development (a subsidiary of UAE-based AGH Global Group) in partnership with global superstar Amr Diab, who holds a 70% stake in DO Hotels. The project includes seven buildings with residential apartments, fully serviced hotel apartments managed under the DO Hotels brand, administrative offices, and retail. Units start from EGP 9,000,000.

• What is Amr Diab’s role in DO New Cairo?

Amr Diab holds a 70% stake in DO Hotels, making him a majority co-owner of the hospitality brand rather than a brand ambassador. His artistic philosophy and financial interest are directly embedded into the hotel operations, design, and identity of the project. This ownership structure is materially different from a standard celebrity endorsement.

• How much do units at DO New Cairo cost?

Administrative offices start from EGP 167,000 per sqm. Residential apartments start from EGP 180,000 per sqm. Hotel apartments start from EGP 228,000 per sqm, reflecting the fully furnished and managed specification. Total starting prices across all types begin from EGP 9,000,000.

• What are the payment plans at DO New Cairo?

One Development offers a 5% down payment, a second 5% payment three months after delivery, and the remaining balance paid over 7 years. All residential apartments are delivered fully finished. Hotel apartments are delivered fully furnished and managed by the DO Hotels team.

• Where exactly is DO New Cairo?

DO New Cairo is in the Fifth Settlement, New Cairo, near the American University in Cairo, Cairo Festival City, and the Suez Road. Cairo International Airport is approximately 25 minutes away. The Suez Road provides direct access to the New Administrative Capital approximately 30 to 45 minutes away.

• Is DO New Cairo a good investment?

The Fifth Settlement location is New Cairo’s most consistently liquid real estate sub-market, which is a strong fundamental. The DO Hotels brand, majority-owned by Amr Diab, provides genuine marketing reach across Egypt and the Arab world, which has direct implications for hotel apartment occupancy and rental yields. The risks are equally real: One Development is new to Egypt with no prior Egyptian deliveries, the hotel brand is unproven in this market, and hotel apartments carry a premium that requires strong occupancy to justify. Evaluate the location and infrastructure independently of the brand before committing.

Most coastal resort destinations in Egypt were announced, hyped, and built within a few years. Somabay took a different route. Abu Soma Development Company started in 1991 with a 10 million square metre peninsula on the Red Sea and spent three decades turning it into something that genuinely warranted the description of a world-class destination.

The Gary Player-designed championship golf course, ranked among the top 15 in Africa, took time to earn that recognition. The Kempinski, Sheraton, and Robinson Club hotels arrived across different phases. The kite-surfing reputation built through years of consistent wind conditions, not a marketing campaign. The result is a destination that is measurably different from anything else on Egypt’s Red Sea coast because it was built slowly and operated continuously, rather than launched and left to find its feet.

In 2025, Somabay accelerated. ASDC tripled its annual development spending, committed EGP 1.7 billion to 2,000 new residential units and several new hotels, signed Anantara (Minor Hotels, valued at USD 150 to 200 million) and Marriott’s Autograph Collection, and launched Egypt’s first beach hotel with co-working infrastructure. The peninsula that took thirty years to reach its first standard is now entering a second, faster chapter. For buyers evaluating the Red Sea, this guide covers what Somabay is, what is being built, where prices stand, and where the honest risks lie.

Where Is Somabay Located?

Somabay sits on a private peninsula on Egypt’s Red Sea coast, approximately 45 km south of Hurghada International Airport. The peninsula is surrounded by sea on three sides, with the Red Sea mountains as the backdrop. That geography is not incidental — it gives Somabay a natural privacy and a 360-degree coastal exposure that a standard beachfront site cannot replicate.

The peninsula is 28 km north of Safaga Port and roughly 5.5 hours from Cairo by road, or 1.5 hours by direct flight to Hurghada Airport. Most buyers who use the property regularly fly. For GCC buyers, direct Hurghada routes from Dubai, Abu Dhabi, and Riyadh make the access equation far simpler than any North Coast project.

Nearby Landmarks and Distances

Destination

Distance and Time

Hurghada International Airport

Approximately 45 km, around 40 to 45 minutes.

Downtown Hurghada

Approximately 45 km south.

Safaga Port

28 km south.

Makadi Bay

North along the Red Sea coast, approximately 20 minutes.

El Gouna

North of Hurghada, within the Red Sea resort corridor.

Cairo by road

Approximately 5.5 hours.

Cairo by flight

Approximately 1.5 hours to Hurghada Airport.

Central Europe by flight

Approximately 4 hours – Somabay is a well-established European tourist destination.

The European proximity is not a footnote. Somabay has an established German, Swiss, and Central European buyer and tourist base built over decades. Direct charter and scheduled flights from Frankfurt, Munich, Vienna, and Zurich to Hurghada run year-round. That international demand base is what gives Somabay a rental yield profile that the North Coast simply cannot match, where the market is almost entirely domestic Egyptian buyers visiting for three to four summer months.

Key Advantages and Selling Points of Somabay

• Two championship golf courses within one destination. The Gary Player-designed Cascades Golf Course (18-hole, par-72) has been ranked among the top 15 golf courses in Africa and draws golfers from across Europe year-round. A second 18-hole championship course by Tim Lobb + Partners is under construction, with the first 9 holes anticipated by late 2025. Two international-standard courses at a single Red Sea address is genuinely unique in Egypt.
• Year-round operation backed by three decades of proof. Somabay is not a destination planning to become year-round. It already is. The combination of European golf tourism, Red Sea diving (ORCA Dive Center operates on world-class house reefs), kite-surfing at 7 BFT Kite House, and established hotel operations across Kempinski, Sheraton, Robinson Club, and others means the peninsula generates activity in November, February, and April as consistently as it does in July.
• Anantara and Marriott are arriving. Minor Hotels’ Anantara Soma Bay Resort and Residences, valued at USD 150 to 200 million, and Marriott International’s Autograph Collection have both signed for Somabay. These signings ended a 15-year period without new five-star brand arrivals on the peninsula. The significance for property owners is direct: when international hotel brands of this calibre commit to a destination, the rental and lifestyle value of residential units increases alongside the hospitality offer.
• Egypt’s largest solar-powered desalination plant sits within Somabay. The 7,300 cubic metres per day zero-diesel system secures the peninsula’s water supply independently of the national grid. For buyers evaluating long-term infrastructure risk, this is a meaningful credential that most Egyptian resort projects cannot match.
• Green Globe certification makes Somabay one of the few resort destinations in Egypt with internationally verified environmental credentials. Combined with the Kaktus Co-Working Hub’s 1 Gbps fibre infrastructure launched in 2025, the destination is actively positioning for a digital nomad and extended-stay market that does not exist at most Red Sea resorts. REIT listing under consideration. ASDC is exploring a Real Estate Investment Trust (REIT) listing in 2026, which would provide institutional investors with a liquid entry point into Somabay’s asset base. Whether this proceeds or not, the consideration itself reflects the maturity and scale of what has been built on the peninsula.

Total Project Area and Masterplan

Somabay covers 10 million square metres (approximately 2,500 acres) on a private peninsula with 11 km of coastline. ASDC is the sole master developer and operator of the entire peninsula, which means every decision about what gets built, who operates the hotels, and how the community is maintained runs through one entity. This single-developer control is rare at this scale and it matters for buyers — the consistency of quality and management across Somabay reflects a unified ownership structure rather than the fragmented ownership you find in multi-developer coastal zones.

The masterplan currently includes 15-plus integrated residential communities, 8 hotels, two championship golf courses (one operational, one under construction), a marina, the ORCA Dive Center, 7 BFT Kite House, The Cascades Spa and Thalasso, a sports arena with Olympic and semi-Olympic pools, and educational and medical facilities. Investment in new residential units and additional hotel capacity is underway with EGP 1.7 billion committed to the current expansion phase.

Unit Types and Sizes

Somabay offers residential units across multiple distinct communities within the peninsula, each with its own character and position. The current active projects available through D5 Realty include:

Golf Town Marina Edition

• The newest residential community, positioned between the Gary Player golf course and the Somabay Marina.
• Unit types: 1-bedroom garden chalets, 2-bedroom lagoon apartments, rooftop penthouses.
• Sizes from 74 sqm. Prices from EGP 9,400,000.
• Fully finished. 10% down payment with 7-year installments.

Mesca and Mesca Edition

• Beachfront community opening directly onto the Red Sea bay. Multiple elevations designed so every unit has sea exposure.
• Unit types: Studios, chalets, cabanas, duplexes, standalone villas, twin chalets.
• Sizes from 47 sqm to 182 sqm. Delivery Q4 2027.
• Down payment: 10% at contract, 10% after one year, balance over 7 years in quarterly installments.

Arc of Soma: Lagoon Edition

• 110 waterfront units at the top of the peninsula, in 1 and 3-bedroom configurations.
• Sizes from 76 to 151 sqm. Prices from approximately EGP 18,000,000 to 20,000,000.
• Direct lagoon frontage. Access to the full Somabay amenity network.

Bay West

• Villas, apartments, and penthouses in a quieter western position on the peninsula.
• Villas from 330 to 370 sqm. Apartments from 105 sqm. Penthouses from 170 sqm.
• 10% down payment, 7-year installments.

Latest Project Updates – 2025 to 2026

2025 is Somabay’s most active development year in over a decade. ASDC tripled its annual outlay in 18 months, with EGP 1.2 billion committed to development in 2025 alone. The Anantara Soma Bay Resort and Residences (Minor Hotels) is the largest new hotel signing, valued at USD 150 to 200 million. Marriott International’s Autograph Collection signing adds a second internationally recognized hospitality brand to the pipeline.

The Kaktus Hotel and Co-Working Hub opened in June 2025, blending beach access with 1 Gbps fibre infrastructure. This is Egypt’s first beach-fronted hotel explicitly designed for digital workers and extended-stay visitors. Golf Town Marina Edition launched as the newest residential community, introducing the lowest price entry point on the peninsula at EGP 9,400,000. The first 9 holes of the Tim Lobb + Partners second championship golf course are anticipated by late 2025.

ASDC is also exploring a REIT structure for 2026, which would enable institutional investors to access Somabay’s asset base through a listed vehicle. This is still at the consideration stage, not a confirmed event, but its consideration signals a maturity in ASDC’s thinking about capital structure that is unusual for a private Egyptian developer.

Facilities and Amenities

Golf

• The Cascades Golf Club, Gary Player-designed 18-hole championship course, par-72, ranked among top 15 courses in Africa.
• Par-3 academy course and driving range for practice and beginner use.
• New 18-hole championship course by Tim Lobb + Partners under construction (9 holes anticipated late 2025).

Water Sports and Diving

• 7 BFT Kite House, an international kite-surfing hub with professional instruction and equipment, benefiting from Somabay’s consistent wind conditions.
• ORCA Dive Center with access to world-class house reefs and Red Sea coral dive sites.
• Jasmine Horse Stable for equestrian activities.

Hotels and Hospitality

• Eight operating hotels including Kempinski, Sheraton, Robinson Club, and Breake.
• Anantara Soma Bay Resort and Residences (Minor Hotels) signed, under development.
• Marriott Autograph Collection signed, under development.
• Kaktus Hotel and Co-Working Hub, launched June 2025, with 1 Gbps fibre internet.

Spa, Wellness and Sports

• The Cascades Spa and Thalasso, offering seawater therapy and wellness treatments.
• Somabay Sports Arena with Olympic and semi-Olympic swimming pools, padel courts, outdoor fitness.
• Somabay Marina with shops, restaurants, cafes, and water activity access.

Infrastructure

• Egypt’s largest solar-powered desalination plant (7,300 cubic metres per day, zero-diesel).
• Green Globe certified environmental operations.

Educational institutions and medical facilities within the peninsula.

Developer: Abu Soma Development Company – ASDC

Abu Soma Development Company was founded on January 1, 1991 by Ibrahim El Missiri. The company is a joint venture backed by The Olayan Group (one of Saudi Arabia’s most prominent conglomerates) and Tawfiq Gargour and Fils, with initial financing from the World Bank. Mr. El Missiri remains CEO and has been the consistent force behind Somabay’s three-decade evolution.

ASDC is unlike most Egyptian developers in one fundamental way: they do not build and sell and move on. They built and operate Somabay as a single integrated destination, retaining ownership and management of the hotel infrastructure alongside the residential communities. That structure means the quality of what surrounds your unit at Somabay is not dependent on what other developers choose to do with adjacent plots. ASDC controls it.

The development’s current asset base is estimated at USD 1.05 to 1.2 billion, with 2025 development spending of approximately EGP 1.2 billion. The company has received Green Globe certification for its environmental practices, including the solar desalination plant and energy-efficient building standards. For buyers who evaluate developer credibility through longevity, operational track record, and financial standing rather than marketing claims, ASDC’s 34-year record at Somabay speaks for itself.

Somabay Unit Prices

Community / Unit Type

Price Range (EGP)

Golf Town Marina Edition (from 74 sqm)

From 9,400,000

Mesca (studios and chalets, 47 to 182 sqm)

Confirm at reservation — delivery Q4 2027

Arc of Soma: Lagoon Edition (76 to 151 sqm)

From approximately 18,000,000 to 20,000,000

Bay West apartments (from 105 sqm)

Confirm at reservation — 7-year payment plan

Bay West villas (330 to 370 sqm)

From approximately 35,000,000

Resale apartments (Soma Breeze and others)

EGP 79,000 to 157,000 per sqm on resale market

Payment Plans

Community

Payment Terms

Golf Town Marina Edition

10% down payment, balance over 7 years. Fully finished.

Mesca and Mesca Edition

10% at contract, 10% after one year, balance in 27 quarterly instalments over 7 years. Special cash discounts.

Arc of Soma: Lagoon Edition

10% down payment, 7-year installment plan.

Bay West and other communities

10% down payment, installments over 7 years.

ASDC has maintained consistent payment structures across Somabay’s residential communities — 10% down with 7 years is the standard framework. Cash buyers receive special discounts across most communities. Resale units are primarily cash transactions, though some with remaining developer installment balances may allow plan transfer.

Honest Disadvantages

• Distance from Cairo: At approximately 45 km from Hurghada Airport and 5.5 hours from Cairo by road, Somabay is not a weekend drive from the capital. Buyers who plan regular use from Cairo without flying should factor in the access time honestly. GCC buyers and those who fly to Hurghada are in a much more practical position.
• Not a beach-first destination: Somabay’s strongest draw is its combination of golf, kite-surfing, diving, and resort lifestyle, not an unbroken sandy beach. The peninsula has coastline, but buyers expecting a North Coast-style wide Mediterranean beach experience will find the Red Sea terrain and the peninsula’s layout quite different. Know what you are buying into before committing.
• Peninsula isolation: The seclusion that makes Somabay distinctive also means it is genuinely removed from Hurghada’s retail, restaurant, and commercial life. Residents who want urban variety rather than resort containment will find the peninsula’s self-contained nature a constraint. Everything you need is inside Somabay, but everything you might want outside it is 45 km away.
• Resale liquidity is improving but not deep: Somabay’s resale market exists and is becoming more active, but it is not comparable in volume to established Cairo communities. Buyers should regard Somabay as a medium-to-long-term hold rather than a liquid asset. The European buyer base adds international diversity to the resale pool, which is an advantage over most Egyptian coastal resale markets.

Final Word

Somabay spent 34 years becoming a real destination rather than a promising one. The Gary Player golf course earned its African ranking through years of play. The kite-surfing and diving reputations were built by instructors and marine life, not press releases. The European tourist base arrived because the wind and the reefs were genuinely exceptional, and stayed because the experience held up season after season.

The 2025 investment surge, the Anantara and Marriott signings, the new golf course, and the Kaktus Co-Working Hub are all significant. But they are additions to a destination that was already working, not attempts to launch one from scratch. For buyers who want a Red Sea position backed by a developer who has been operating the same peninsula for three and a half decades, that track record matters more than any new announcement.

Frequently Asked Questions

• What is Somabay?

Somabay is a 10 million square metre private peninsula on Egypt’s Red Sea coast, approximately 45 km south of Hurghada International Airport. Developed and operated by Abu Soma Development Company (ASDC) since 1991, it is a fully integrated year-round resort destination with two championship golf courses (one operational, one under construction), 8 international hotels including Kempinski and Sheraton, the ORCA Dive Center, 7 BFT Kite House, a marina, spa, and 15-plus residential communities. It is Green Globe certified and hosts Egypt’s largest solar-powered desalination plant.

• What are the current residential projects in Somabay?

The active Somabay residential communities available in 2025 to 2026 include Golf Town Marina Edition (from EGP 9,400,000, 74 sqm, 10% down, 7 years), Mesca and Mesca Edition (beachfront chalets and villas, delivery Q4 2027), Arc of Soma: Lagoon Edition (110 waterfront units, 76 to 151 sqm, from approximately EGP 18 to 20M), and Bay West (villas, apartments, and penthouses). Contact D5 Realty for current availability, pricing, and floor plans.

• How far is Somabay from Hurghada?

Somabay is approximately 45 km south of Hurghada City, around 40 to 45 minutes by road. It is 45 km from Hurghada International Airport. Cairo is approximately 5.5 hours by road or 1.5 hours by flight. Central European cities are approximately 4 hours by direct charter or scheduled flight to Hurghada.

• Who developed Somabay?

Somabay is developed and operated by Abu Soma Development Company (ASDC), founded on January 1, 1991 by Ibrahim El Missiri. ASDC is a joint venture backed by The Olayan Group and Tawfiq Gargour and Fils, with initial World Bank financing. ASDC remains the sole master developer and operator of the entire 10 million square metre peninsula, retaining ownership of the hotel infrastructure alongside the residential communities.

• Is Somabay a good investment?

Somabay has three things working in its favour that most Egyptian coastal projects do not: a 34-year operating track record, an established European tourist base generating year-round activity, and an expansion phase with Anantara, Marriott Autograph, and 2,000 new residential units arriving alongside existing five-star hotels. The risks are equally real: the distance from Cairo limits domestic weekend use, the peninsula is self-contained which is not for everyone, and resale liquidity is still developing. It suits buyers looking for a long-term Red Sea position with international rental appeal rather than a liquid short-term trade.

• What golf facilities does Somabay have?

Somabay is home to the Gary Player-designed Cascades Championship Golf Course, an 18-hole par-72 layout ranked among the top 15 golf courses in Africa. The course features six holes along the Red Sea, a slope rating of 138, and a complementary par-3 academy course with driving range. A second 18-hole championship course designed by Tim Lobb + Partners is under construction, with the first 9 holes anticipated by late 2025.

There is a North Coast development called Almaza Bay that tells you everything you need to know about Travco Properties. Almaza Bay covers 6.5 million square metres with a 5.5 km beach on the Mediterranean, five world-class hotels, and close to 2,000 delivered and operational residential units. Buyers who bought in Almaza Bay during its development years can visit the project today. The beach is there. The hotels are running. The units have been handed over.

Ras Soma is Travco Properties bringing that same track record to the Red Sea. Located on the natural bay of Ras Abu Soma, 35 to 40 minutes from Hurghada International Airport, it is the company’s first major Red Sea residential destination. The masterplan was designed by WATG, the same globally recognised planning firm behind Silver Sands ORA and landmark resort destinations across multiple continents. The first residential phase offers 386 units across three villa types, two chalet types, and four apartment configurations, across a total area of 600 acres with 1.3 km of beachfront.

For buyers evaluating the Red Sea market who want a developer they can verify before committing, Ras Soma is the proposition. Go to Almaza Bay first. See what Travco delivers. Then decide.

Where Is Ras Soma Located?

Ras Soma is located on the bay of Ras Abu Soma on Egypt’s Red Sea coast, nestled between Hurghada and Safaga. It is 35 to 40 minutes from Hurghada International Airport and approximately 60 km from Downtown Hurghada. The site is adjacent to Soma Bay and near some of the most established resort hotels in the Hurghada corridor, including Steigenberger and Jaz properties.

The physical setting is one of Ras Soma’s genuine differentiators. The bay creates a natural protected cove, with mountains rising directly behind the site and turquoise water at the front. Red Sea coral reefs are accessible directly from the beach. This is not a generic stretch of coast — the geography of Ras Abu Soma bay was the specific reason Travco chose it for their Red Sea development.

 

Nearby Landmarks and Distances

Destination

Distance and Time

Hurghada International Airport

35 to 40 minutes.

Soma Bay

Adjacent — immediately neighbouring the Ras Soma bay.

Makadi Bay

North along the coast — approximately 20 minutes.

Downtown Hurghada

Approximately 60 km north.

Steigenberger Hotel

Near the Ras Soma zone, within the broader resort corridor.

El Gouna

North of Hurghada, within the Red Sea resort belt.

Luxor

Accessible for day trips from the Red Sea coast.

Cairo by road

Approximately 4.5 hours via the Red Sea coastal road.

The airport proximity is the critical practical metric for the Red Sea. Hurghada Airport receives year-round international flights from Russia, Germany, the United Kingdom, Ukraine, and Gulf cities. That international connectivity is what makes the Red Sea rental market structurally different from the North Coast, where the rental window is essentially confined to June through September for Egyptian domestic visitors.

Key Advantages and Selling Points of Ras Soma

• WATG-designed masterplan. Wimberly Allison Tong and Goo is the global resort planning firm behind Silver Sands ORA on the North Coast and landmark resort destinations across Asia, the Caribbean, and the Middle East. Their masterplan for Ras Soma allocates 80% of the 600-acre site to green space, landscaping, lagoons, and open areas, with only 20% given to buildings. At this scale, that is a genuinely low density ratio and residents experience a resort environment rather than a compound.
• 600 acres with 1.3 km of private Red Sea beachfront. The bay at Ras Abu Soma offers the natural protected-cove beach quality that many Red Sea sites near Hurghada lack. The coral reefs accessible directly from the beach add a diving and snorkelling dimension that buyers with an interest in marine life will find nowhere else in this price range.
• International marina, water park, adventure park, and go-kart track are all planned within the master development. This is not a residential project with a beach club. It is a destination with the hospitality and entertainment infrastructure to support year-round occupancy for both residents and visiting guests.
• Hotel-serviced living through the Travco Group network. Travco Group operates the Steigenberger Hotel chain, Vakkaru Maldives, and a portfolio of 60-plus companies across three continents. Ras Soma residents will have access to hotel management and rental services backed by a group that understands hospitality operations at an international level, not just Egyptian market terms.
• Travco Properties was named Egypt’s Best Developer in 2020. Alongside Almaza Bay’s delivery record, that recognition from the industry confirms a delivery and quality standard that buyers can evaluate against a completed project rather than a sales brochure.

Red Sea year-round climate. The Red Sea coast has warm water, reliable sun, and world-class diving conditions every month of the year. For investors projecting rental yields, the potential annual occupancy window at Ras Soma is more than twice what any North Coast property can realistically offer.

Total Project Area and Masterplan

Ras Soma covers a total land area of approximately 2.6 million square metres (600 acres / approximately 633 feddans), with 1.3 km of private beach frontage. The first residential phase covers 46 acres and offers 386 units. The overall destination scope includes an international marina, water park, adventure park, go-kart track, retail village, hotels, and a full leisure and services ecosystem.

The WATG masterplan’s 80/20 ratio is the core planning principle: 80% of land dedicated to green space, lagoons, and landscaping; 20% to built structures. For context, most Egyptian coastal developments operate at 30 to 40% built-up ratios. The lower density at Ras Soma is both an aesthetic and practical decision — at this site, with mountain views and a natural bay, the physical environment is the asset, and the masterplan is designed to preserve rather than consume it.

Unit Types and Sizes at Ras Soma

The first residential offering at Ras Soma provides 386 units across apartments, chalets, and standalone villas in a range of sizes and positions within the masterplan.

Unit Type

Starting Price (EGP)

11-Bedroom Apartments (70 sqm)

From 12,900,000

2-Bedroom Apartments

Up to approximately 135 sqm.

3-Bedroom Apartments

Up to 173 sqm. Smart layouts, premium finishes.

Ground Floor Chalets

171 sqm + 156 sqm private garden. 3 bedrooms, 4 bathrooms.

Upper Chalets

247 sqm + 133 sqm terrace. 4 bedrooms, 5 bathrooms.

Shore Villa

200 sqm. 3 bedrooms, 4 bathrooms. Plot approximately 434 sqm.

Beach Villa

237 sqm. 4 bedrooms, 4 bathrooms. Plot approximately 580 sqm.

Beachfront Villa

392 sqm. 5 bedrooms, 6 bathrooms. Premium beachfront positioning.

All units are delivered fully finished with luxury materials and modern designs. Optional hotel management services are available through Travco Group for owners who want rental income without managing the property themselves. Delivery for the first phase is targeted from 2026 onward, depending on the unit and phase purchased.

 

Latest Project Updates — 2025 to 2026

Ras Soma was formally launched by Travco Properties as their flagship Red Sea development, following their declaration that Almaza Bay on the North Coast had proven the model for what Travco can deliver at destination scale. The company explicitly positions Ras Soma as the Red Sea equivalent of Almaza Bay, with the ambition to replicate and expand on what the North Coast project achieved.

Travco Group’s broader context reinforces the commitment: with a strategic land bank of 16 million square metres in Egypt, the financial capacity and development pipeline of a 60-company international group, and the operational infrastructure of the Steigenberger Hotel chain across the group’s portfolio, Ras Soma is backed by resources that most Egyptian developers cannot match. First phase delivery is targeted from 2026, making the current pricing window an under-construction entry point.

 

Facilities and Amenities

 

Beach and Water

• 3 km of private Red Sea beachfront on the natural Ras Abu Soma bay.
• Direct access to Red Sea coral reefs for diving and snorkelling.
• International kite-surfing hub within the destination, benefiting from consistent Red Sea wind conditions.

 

Marina and Entertainment

• International marina within the master development.
• State-of-the-art water park.
• Adventure park and go-kart track.
• Retail village with Egypt’s top culinary and retail brands.

 

Hospitality and Services

• Hotel-serviced residences through the Travco Group hospitality network.
• Optional managed rental programme for unit owners.
• Steigenberger Hotel connections within the broader Ras Soma destination context.

 

Sports and Wellness

• Gymnasium and fitness facilities within the resort.
• Spa and wellness centre.
• Sports courts and swimming pools.

 

Security and Infrastructure

• Gated residential communities with 24-hour security.
• Full property management and maintenance services.
• Medical facilities and essential services within the development.

Developer: Travco Properties — The Red Sea Chapter of an Established Story

Travco Group International was founded in 1979 by Hamed El Chiaty and has grown into one of the MENA region’s most established tourism and hospitality conglomerates, with more than 60 companies operating across three continents. Their portfolio spans hotels, resorts, cruises, aviation, and transportation, covering destinations as geographically diverse as Vakkaru Maldives (within a UNESCO Biosphere Reserve in Baa Atoll), Egypt, and the Steigenberger Hotel chain. The strategic land bank in Egypt alone covers 16 million square metres.

Travco Properties was established in 2014 as the Group’s dedicated real estate development entity. Its first project was Almaza Bay on the North Coast, a 6.5 million square metre mixed-use development that now operates with five world-class hotels and close to 2,000 delivered residential units. Almaza Bay is currently open and functioning. Buyers considering Ras Soma can visit Almaza Bay, walk the beach, inspect the build quality, and see how Travco manages and maintains a delivered destination. Very few Egyptian developers operating on the Red Sea can offer that kind of due diligence.

Ras Soma is described by Travco Properties as their next flagship development, intended to do for the Red Sea coast what Almaza Bay did for the North Coast. The WATG partnership for the masterplan, the international marina and entertainment infrastructure scope, and the connection to Travco Group’s hospitality management network all reflect a developer building a destination rather than a compound.

Ras Soma Unit Prices

Unit Type

Size and Notes

1-Bedroom Apartments

From 12,900,000

2-Bedroom Apartments

From 20,300,000

Ground Floor Chalets (171 sqm + garden)

From 22,000,000

Upper Chalets (247 sqm + terrace)

Up to 24,400,000

Sea-View Villas

From 40,000,000

Beachfront Villas (EGP 51M to 63M range)

From 51,000,000 to 63,000,000

Payment Plans

Plan Element

Confirmed Detail

Down payment

10% of total unit price.

Installment period

Up to 6 to 7 years (confirm at reservation per unit type).

Delivery

From 2026 — varies by unit and phase.

Finishing standard

Fully finished with luxury materials and modern designs.

Hotel management option

Optional rental management through Travco Group available.

Honest Disadvantages

• First Red Sea residential project for Travco Properties: Almaza Bay is the delivery benchmark, but it is on the North Coast, not the Red Sea. The geography, logistics, and construction environment are different. Travco has not yet delivered a residential project at Ras Soma specifically. First delivery from 2026 is when that track record on the Red Sea begins.
• Distance from Cairo: At 4.5 hours by road, Ras Soma is not accessible for frequent short stays from Cairo by car. GCC buyers and those flying into Hurghada have a practical advantage. Cairo-based buyers who plan regular use need to factor in the cost and logistics of flying, which adds to the cost of ownership.
• The master development is ambitious: the international marina, water park, adventure park, and retail village are all planned. Some of these will arrive with early phases; others will take time. Buyers in the first residential phase should not assume that the full master vision is operational at handover. Verify specifically which amenities will be delivered alongside your unit.
• Red Sea real estate is a seasonal rental market with year-round potential but variable peak windows: European tourists drive October to April demand; Arab visitors concentrate July to August. A realistic yield projection needs to blend both windows rather than using peak-season rates for annual calculations. The Travco Group hotel management option helps navigate occupancy but does not eliminate seasonality.

Final Word

Ras Soma’s proposition is straightforward. It is Travco Properties applying the same approach that worked at Almaza Bay to a Red Sea site with a naturally superior bay, internationally recognised WATG planning, and a year-round tourist market that the North Coast cannot replicate. The developer’s track record is verifiable. Go to Almaza Bay before you decide.

The buyer this project suits is someone who evaluates developer evidence over developer promises, values a year-round Red Sea investment over a seasonal North Coast one, and is comfortable entering at the under-construction stage in 2025 or 2026 for delivery from 2026 onward. Ras Soma is not the cheapest Red Sea entry on the market. But Travco Properties, the WATG masterplan, and the Almaza Bay precedent represent a different level of credibility than most of what is competing for the same buyer.

Frequently Asked Questions

• What is Ras Soma by Travco Properties?

Ras Soma is Travco Properties’ flagship Red Sea residential destination, located on the natural bay of Ras Abu Soma, 35 to 40 minutes from Hurghada International Airport. Covering 600 acres with 1.3 km of private beach, the masterplan was designed by WATG and follows the same developer DNA as Travco Properties’ North Coast project Almaza Bay (6.5M sqm, 5 hotels, close to 2,000 delivered units). The first residential phase offers 386 units from apartments to beachfront villas, with delivery from 2026.

• How much do units at Ras Soma cost?

Apartments at Ras Soma start from EGP 12,900,000 for a 1-bedroom unit (70 sqm). Two-bedroom apartments start from EGP 20,300,000. Ground floor chalets with private gardens start from EGP 22,000,000. Sea-view villas start from EGP 40,000,000. Beachfront villas range from EGP 51,000,000 to EGP 63,000,000.

• What are the payment plans at Ras Soma?

Ras Soma offers a 10% down payment with installment periods of up to 6 to 7 years depending on the unit type. All units are delivered fully finished with luxury materials. Optional hotel management through Travco Group is available for investors who want rental income without self-managing their property.

• Who developed Ras Soma?

Ras Soma is developed by Travco Properties, the real estate arm of Travco Group International. Travco Group was founded in 1979 by Hamed El Chiaty and operates over 60 companies across three continents, including the Steigenberger Hotel chain and Vakkaru Maldives. Travco Properties was established in 2014 and previously delivered Almaza Bay on Egypt’s North Coast, a 6.5 million sqm mixed-use destination with five hotels and close to 2,000 delivered residential units.

• Where is Ras Soma in Hurghada?

Ras Soma is located on the natural bay of Ras Abu Soma on the Red Sea coast, 35 to 40 minutes from Hurghada International Airport and approximately 60 km from Downtown Hurghada. It sits adjacent to Soma Bay and near major hotels including Steigenberger and Jaz properties. Cairo is approximately 4.5 hours away by road.

• How does Ras Soma compare to Almaza Bay?

Almaza Bay by Travco Properties (North Coast) is an operational reference point — 6.5M sqm, 5.5km beach, five world-class hotels, close to 2,000 delivered units. Ras Soma is Travco’s equivalent attempt on the Red Sea: 600 acres, 1.3km beach, WATG masterplan, international marina, and hotel management through the same group. Almaza Bay is proven and delivered. Ras Soma is under construction with delivery from 2026. Buyers can use Almaza Bay as the quality benchmark for what Ras Soma intends to be.

Not every real estate partnership is equal. There is a meaningful difference between a developer buying a plot of land on the North Coast and building a resort, and a developer being selected by the master sovereign planner of the largest coastal megaproject in Egyptian history to develop within that plan. The second category is rarer, more consequential, and significantly harder to achieve.

Palm Hills Developments announced a partnership with Modon, Abu Dhabi’s sovereign-backed master developer of Ras El Hekma, to develop approximately 2,000 acres inside Modon’s 170 million square metre masterplan. The announcement came as a formal disclosure filed to the Egyptian Stock Exchange, making it a publicly recorded commitment from one of Egypt’s most scrutinized listed companies.

This is not a standard North Coast launch. It is Palm Hills operating within the sovereign framework that governs the entire Ras El Hekma zone, on a revenue-sharing model rather than a land purchase. The structural distinction matters for buyers, and this guide explains exactly what it means, what we know is confirmed, and what is still pending ahead of the summer 2026 launch.

Where Is the Palm Hills Modon Project Located?

The project sits inside the Modon Ras El Hekma master zone, on Egypt’s North Coast approximately 200 km west of Alexandria. Modon’s masterplan covers 170 million square metres of pristine Mediterranean coastline, with 44 kilometres of beach running across 17 planned precincts. Palm Hills’ allocation of approximately 2,000 acres sits within that zone, benefiting directly from the sovereign infrastructure being built across the entire master development.

The broader Modon zone is located near New Alamein City and the Ras El Hekma exit of the Fouka Road. El Alamein International Airport is within practical proximity, and a new international airport is being built within the Modon city limits targeting an opening in Q4 2026. For GCC buyers especially, that connectivity changes the access equation entirely.

Nearby Landmarks and Distances

Destination

Distance and Time

New Alamein City

30 to 40 minutes

El Alamein International Airport

30 to 40 minutes

Marassi and Sidi Abdel Rahman

East along the same coastal road — approximately 1 hour

New Ras El Hekma Airport (within Modon zone)

Opening Q4 2026, within the master zone

Alexandria

Approximately 200 km east

Marsa Matrouh

Approximately 85 km west

Cairo

Under 2 hours via the Fouka Road

The Fouka Road has compressed the Cairo-to-Ras El Hekma drive time significantly compared to the old coastal road. Buyers who might have dismissed this stretch of the North Coast as too far from Cairo should factor in the current access reality, not the old one. Combined with the planned airport inside the Modon zone itself, this is becoming one of the most connected coastal addresses in Egypt.

Key Advantages and Selling Points of Palm Hills Modon

• Palm Hills was selected to develop inside Modon’s sovereign masterplan rather than buying land alongside it. Modon, appointed by ADQ as master developer of the entire 170 million square metre zone, chose Palm Hills as the Egyptian partner to develop within the plan. Being selected for that role by the sovereign master developer of the largest coastal project in Egyptian history is a validation no developer can purchase or manufacture.
• The revenue-sharing model changes the commercial relationship between developer and master planner. Palm Hills is not buying a plot and building independently. They are partnering with the sovereign master developer under a revenue-sharing arrangement, which means both parties have a shared stake in the long-term performance of the project. That alignment of interests between an Egyptian developer and a sovereign wealth-backed master planner is genuinely new in this market.
• Approximately 2,000 acres inside the most significant coastal masterplan in Egyptian history. For context, the entire Modon Ras El Hekma zone covers 170 million square metres with 44 kilometres of beach. The Palm Hills allocation is sizeable within a plan that has the full backing of Abu Dhabi’s sovereign wealth infrastructure.
• Total projected investment returns exceeding EGP 600 billion over the project’s lifespan. While this figure reflects the full scope of the partnership rather than individual unit investment returns, it signals the scale of what is being built and the confidence both partners have placed in the long-term value of this address.
• Palm Hills is launching the first phase in summer 2026, timed to coincide with the peak Ras El Hekma tourism season and the growing visibility of the broader Modon masterplan. Natural terraces are integrated into the design to ensure sea views for the majority of units across the project, regardless of row position.
• Year-round integrated city design. Palm Hills Modon is positioned as a city operational 365 days a year, not a seasonal summer resort. Commercial areas, medical facilities, and integrated services are planned within the masterplan from the outset rather than as future additions.

 

Total Project Area and Masterplan

Palm Hills’ plot within the Modon Ras El Hekma zone is approximately 2,000 acres. That makes it one of the largest individual developer allocations within the Modon masterplan, and significantly larger than the majority of North Coast projects launched in the past decade.

The broader Modon zone puts this in context. Modon’s 170 million square metre masterplan includes 17 precincts, with the first phase, Wadi Yemm, spanning 9 square kilometres and already launched for sales. The zone’s planned infrastructure includes four international marinas including the world’s largest with 3,000 berths, two championship golf courses, an equestrian centre, 50-plus international hotels, a financial business district, an international school system, hospitals, and a smart city infrastructure built by e& Egypt using 5G, fibre optic, and IoT systems across the entire zone.

Palm Hills’ 2,000-acre project does not need to build this infrastructure on its own. Residents buy into a masterplan where sovereign infrastructure is being delivered around them, not a standalone resort waiting for a city to grow up nearby. The difference in the quality of the long-term living environment is significant.

 

Unit Types and Sizes

Official unit specifications, floor plans, and configurations will be confirmed at the summer 2026 sales launch. Based on the confirmed masterplan concept and Palm Hills’ consistent approach across comparable projects, the expected residential range includes:

• Chalets and apartments in a range of sizes, from compact investment-grade units through to mid-size configurations suited to family coastal use.
• Townhouses with private outdoor space and full access to the community facilities across the masterplan.
• Twin houses for buyers who want more room, a private garden, and a larger footprint within the project.
• Standalone villas at the premium end, with larger plots and greater privacy within the masterplan.
• Hotel-integrated residences with managed rental access through the hospitality network, for buyers who want income when they are not in residence.

Natural terraces are confirmed as a structural feature of the masterplan, with the design ensuring sea views for the majority of units across the project rather than concentrating that benefit in front-row positions only.

Latest Project Updates 2025 to 2026

The EGX disclosure confirming Palm Hills’ partnership with Modon for development within the Ras El Hekma zone was filed formally to the Egyptian Stock Exchange. The announcement was subsequently covered by Al Borsa, Youm7, Masrawy, Al Mal, Sada El Balad, and multiple Egyptian financial media, confirming its standing as a material development disclosure rather than a marketing announcement.

Palm Hills confirmed the first phase launch is timed for summer 2026. The company’s broader context reinforces confidence in this commitment: Palm Hills generated EGP 4.216 billion in net profit in 2025, an increase of 29.55% year-on-year. Of the company’s EGP 151 billion in FY24 sales, approximately 63% came from the North Coast, confirming where their strongest demand and commercial momentum sits.

On the Modon side, the broader masterplan is advancing rapidly. The first phase Wadi Yemm is live for sales with units starting from EGP 15,900,000. An international airport within the Modon zone is targeting a Q4 2026 opening. Four marinas including the world’s largest are in development. Fifty-plus international hotel brands are confirmed. The infrastructure framework that will surround the Palm Hills development is being built in parallel, not promised for the future.

 

Facilities and Amenities

Palm Hills Modon residents benefit from two distinct levels of amenity: what Palm Hills builds within the project itself, and what Modon delivers across the 170 million square metre master zone.

 

Within the Palm Hills Project

• Residential communities with Mediterranean-inspired architecture and natural terrace design for widespread sea views.
• Integrated commercial areas, retail, and dining operational year-round.
• Medical facilities and healthcare services within the project.
• Sports club and leisure facilities confirmed as part of the development programme.
• Beachfront dining and waterfront lifestyle venues.
• Wellness centre and spa.

Across the Modon Master Zone

• 44 km of pristine Mediterranean beachfront shared across the master city.
• Four international marinas including the world’s largest, with 3,000 berths for year-round maritime access.
• Two championship 18-hole golf courses within the master zone.
• An equestrian centre with international-standard facilities.
• 50-plus international hotels across the zone, with confirmed operators including global hospitality brands.
• A dedicated international airport within the city limits, targeting Q4 2026 opening.
• Smart city infrastructure: 5G, fibre optic, and IoT systems delivered by e& Egypt across the entire zone.
• A financial and business district, free economic zone, universities, and international schools.

Developer: Palm Hills Why Modon Chose Them

Palm Hills Developments was established in 2005 by Yasseen Mansour of Al Mansour Group and is listed on both the Egyptian Stock Exchange and the London Stock Exchange. Their portfolio covers 26-plus major projects across more than 27 million square metres of developed land in Egypt, including Hacienda Bay, Hacienda Heneish, Hacienda Waters, and Hacienda West on the North Coast, alongside Badya and Capital Gardens in Greater Cairo.

The North Coast is where Palm Hills is strongest commercially. Of the company’s EGP 151 billion in FY24 sales, approximately 63% were generated from the North Coast. That is not a general developer adding a coastal project to a mixed portfolio. That is a company whose primary commercial engine is exactly the market where this project sits.

Modon’s decision to select Palm Hills as the Egyptian partner for development within the sovereign zone was not arbitrary. It reflects Palm Hills’ proven track record of delivering large-scale communities, their financial standing as a listed company on two exchanges, and their commercial momentum specifically in the North Coast market. The selection is itself a signal: when the master developer of the most significant coastal plan in Egyptian history chooses an Egyptian partner, the reasoning behind that choice matters as much as the project itself.

Modon Holding is an Abu Dhabi-based investment holding company, appointed by ADQ, Abu Dhabi’s sovereign wealth fund, as master developer of the entire Ras El Hekma zone. Modon achieved real estate sales exceeding 13 billion AED in 2024 and operates across the UAE, Spain, the United Kingdom, Morocco, and now Egypt. Their role in Ras El Hekma is not that of a single project developer. They are building the infrastructure, the precincts, the city framework, and the international connectivity that surrounds every development within the zone.

Palm Hills Modon Unit Prices

Official pricing has not been published at the time of writing. The summer 2026 first phase launch is when confirmed price lists will be released. What is known is that Palm Hills and Modon have designed the project to target the premium segment of the Ras El Hekma market, with pricing structured to reflect the direct sea-facing location, the terrace design, and the integrated services within the masterplan.

What Is Confirmed

Detail

Price list status

Not yet published. Official pricing releases at summer 2026 launch.

Market positioning

Premium and upper-middle class buyer target. Inaugural pricing at first phase launch.

Payment structure

From 5% down payment with installments up to 8 years.

Project scale

Approximately 2,000 acres within the Modon Ras El Hekma zone.

Total projected returns

Over EGP 600 billion across the project lifespan.

Payment Plans

Payment Element

Confirmed Detail

Down payment

From 5% of the total unit price.

Installment period

Up to 8 years.

Launch timing

First phase: summer 2026.

Finishing standard

To be confirmed at launch — consistent with Palm Hills delivery standard.

Palm Hills has a consistent track record of structured payment plans across their North Coast portfolio. Hacienda Heneish, for example, offers 5% plus 5% over 8 years. The Modon project’s confirmed 5% down payment with 8-year installments follows the same accessible framework. Full payment terms per unit type will be published at the summer 2026 launch.

Honest Disadvantages

• Pricing is not yet confirmed. Buyers cannot evaluate the project against alternatives at a specific price point until the summer 2026 launch. Entry decisions require comfort with pre-launch uncertainty, relying on the combined credibility of Palm Hills and Modon rather than a published price list.
• Unit specifications are pending. Floor plans, exact sizes, and configurations have not been published. Buyers are committing to a developer partnership and a location, not to a fully specified product. Given who the partners are, that is a defensible position to take, but it has to be understood going in.
• Long development timeline. Approximately 2,000 acres does not deliver overnight. The broader Modon zone is a multi-decade project. Buyers should expect that full city-scale maturity, with all 17 precincts operational, all 50-plus hotels open, and all infrastructure running, is a long-horizon outcome. Individual phases will deliver progressively.
• This is a new type of transaction for the Egyptian market. Revenue-sharing models between Egyptian developers and sovereign master developers are uncommon. The legal structure, the specific rights of buyers within the zone, and the relationship between the Palm Hills project and the broader Modon governance framework should be reviewed carefully with a qualified property lawyer before any commitment.
• Distance from Cairo remains a factor. Ras El Hekma is approximately 200 km west of Alexandria and about 2 hours from Cairo via the Fouka Road. The planned new airport within the Modon zone will change access for GCC buyers and those who fly, but road access from Cairo is still a genuine commitment for regular weekend use.

Final Word

Most North Coast launches are about location, design, or developer reputation. The Palm Hills Modon project is about all three at once, plus something rarer: structural positioning inside the most significant coastal masterplan in Egyptian history.

Being selected by Modon to develop within the sovereign zone is not a marketing claim. It is a formal EGX disclosure, backed by Egypt’s most successful North Coast developer and the master planner of a zone with USD 35 billion in sovereign backing and USD 150 billion in projected total investment. That combination is genuinely new in Egypt’s real estate market.

The honest caveat is equally straightforward: this is a pre-launch project with pricing and unit specs still to be confirmed. Buyers are entering on the strength of who is building and where, not on a detailed product specification. For buyers who understand that trade-off and have the patience for a long-term coastal position, this is among the most strategically positioned projects on Egypt’s North Coast today.

Register with D5 Realty for confirmed pricing and first-access at the summer 2026 launch.

Frequently Asked Questions

• What is the Palm Hills Modon project in Ras El Hekma?

Palm Hills Modon Ras El Hekma is a partnership between Palm Hills Developments and Modon, the Abu Dhabi sovereign-backed master developer of the entire Ras El Hekma zone. Palm Hills has been selected to develop approximately 2,000 acres inside Modon’s 170 million square metre masterplan under a revenue-sharing model. The first phase is expected to launch in summer 2026, with a projected total investment return exceeding EGP 600 billion over the project’s lifespan.

• How is this different from other North Coast projects?

Most North Coast projects involve a developer buying or leasing land and building independently. Palm Hills Modon works differently: Palm Hills is developing within the sovereign masterplan of the entire Ras El Hekma zone, under a revenue-sharing arrangement with Modon. That means Palm Hills’ project is surrounded by and directly integrated with the broader Modon infrastructure, including the planned international airport, four marinas, 50-plus international hotels, and smart city systems built by e& Egypt, without needing to fund or build any of that itself.

• When will Palm Hills Modon launch sales?

The first phase is expected to launch in summer 2026. Official pricing, unit specifications, and payment plan details will be published at that point. Register with D5 Realty for priority access before the general public release.

• How much will units at Palm Hills Modon cost?

Official pricing has not been published at the time of writing. Pricing will be confirmed at the summer 2026 launch. The confirmed payment structure is a minimum 5% down payment with installments over up to 8 years. Total projected returns for the full partnership exceed EGP 600 billion across the project’s lifespan.

• Who is Modon and why does this partnership matter?

Modon Holding is an Abu Dhabi-based investment company appointed by ADQ, Abu Dhabi’s sovereign wealth fund, as master developer of the entire 170 million square metre Ras El Hekma zone. Modon achieved real estate sales exceeding 13 billion AED in 2024 and operates across multiple countries. Being selected by Modon as the Egyptian development partner within the sovereign zone is a structural validation of Palm Hills’ credibility that no standard North Coast announcement can match.

• What amenities will Palm Hills Modon have?

Palm Hills’ project will include residential communities, commercial areas, medical facilities, a sports club, beachfront dining, and a wellness centre and spa. Beyond the project itself, Palm Hills Modon residents benefit from being inside the Modon master zone, which includes 44 km of Mediterranean beach, four international marinas including the world’s largest, two championship golf courses, an equestrian centre, 50-plus international hotels, and a new international airport targeting a Q4 2026 opening within the city limits.