North Coast snapshot — 2026
The North Coast is Egypt's premier summer destination and a Mediterranean coastline whose real estate market concentrates between El Alamein in the east and Ras El Hekma in the west. Since the February 2024 deal between Egypt and Abu Dhabi's ADQ — a USD 35 billion investment to develop Ras El Hekma into a world-class destination — the region has shifted from a seasonal resort market into a year-round investment engine, with the largest Egyptian developers launching more than 14 new projects on the back of that announcement.
Today the Coast is three layers deep: the legacy zone in Marina and old Alamein (1986–2005), the mature core in Sidi Abdel Rahman (Marassi, Hacienda Bay, Telal), and the new frontier in Ras El Hekma and Fouka. Average per-sqm prices for finished units at Hacienda Bay now exceed EGP 200,000, while new launches east of Alamein run EGP 100,000 to 130,000 per sqm.
The classic six-month season runs May to October. New projects in Ras El Hekma are being designed for year-round use thanks to the Fouka Highway — which cuts Cairo travel time to 3h 15min — and the seasonal European charter flights into New Alamein International Airport.
Geography & access
The North Coast stretches from El Alamein at KM 95 on the Alexandria–Matrouh coastal road all the way to Ras El Hekma at KM 195, then Sidi Barrani and Sallum — a 380 km total coastline. The real-estate centroid sits at 30.95° N, 28.80° E. From Tahrir Square, Marassi is 280 km away and Ras El Hekma is 320 km. The actively transacting real-estate strip runs roughly between KM 60 and KM 215 along the coast road.
In 2026 there are three main routes: the original Alexandria–Matrouh coastal road (oldest and most congested in summer), the Dabaa Road (fastest for Ras El Hekma), and the partially-opened Fouka Highway (cuts the drive to 3h 15min). Public transport is minimal — most buyers either drive privately or use the EgyptAir Cairo–Marsa Matrouh seasonal flights.
The nearest year-round commercial airport is Borg El Arab International (HBE) in Alexandria — one hour from Marina and 2.5 hours from Ras El Hekma. New Alamein International Airport (DBB) runs seasonal European charters and is expected to open year-round in 2027.
The market in 2026
The North Coast market has fundamentally repriced post the Ras El Hekma deal. Average per-sqm prices for finished units at Hacienda Bay hit EGP 220,000 in April 2026 (Nawy), and at Marassi beachfront units sit at EGP 250,000 per sqm. Ras El Hekma launches price between EGP 110,000 and EGP 165,000 per sqm depending on developer and beach proximity.
Payment plans have stretched from 5–6 years in 2020 to 8–10 years in 2026, with down payments starting at 5% on new Ras El Hekma launches and 10% on mature compounds. Entry-level chalet (2-bed, ~100 sqm) starts at EGP 5.5 million in KM 195+ launches and runs up to EGP 18 million at Silver Sands and Alma.
Buyer mix: 60% Egyptian families looking for a long-horizon family summer home, 25% investors targeting seasonal rental (8–12% annual yield on finished units), and 15% Gulf buyers from Saudi Arabia, UAE and Kuwait — a segment that doubled following the 2025 expansion of Egypt's real-estate export program.
Top compounds
[[link:project:hacienda-bay]] — Palm Hills' North Coast flagship at Sidi Abdel Rahman: 593 feddan, a 1.4 km private beach, and over 1,800 units already delivered. From EGP 16M for a finished chalet.
[[link:project:marassi-north-coast]] — Emaar Misr: 1,544 feddan, 6.25 km of beachfront, an 18-hole golf course and four luxury hotels. From EGP 19.5M.
[[link:project:silver-sands]] — ORA's Ras El Hekma play: 506 feddan, a 1.5 km private beach and a marina. From EGP 18M, delivery 2028.
[[link:project:mountain-view-ras-el-hekma]] — Mountain View at Ras El Hekma, 350 feddan, Mediterranean architecture with Crystal Lagoons. From EGP 14.5M.
[[link:project:june-sodic]] — SODIC at Sidi Abdel Rahman: 154 feddan with a hotel-operated beach club. From EGP 17.5M.
[[link:project:caesar-bay]] — Palm Hills at Ras El Hekma, 245 feddan, delivery 2027.
[[link:project:hacienda-west]] — Palm Hills at Ras El Hekma, 312 feddan, latest addition to the Hacienda family.
[[link:project:swan-lake-north-coast]] — Hassan Allam at Sidi Abdel Rahman, 200 feddan, lagoon-centric master plan.
Lifestyle & amenities
The classic Coast season runs June 15 to August 31, with events and parties clustered around Marassi Plaza, Hacienda White and Cairo Festival Sahel. In 2026 the high-end F&B scene has expanded: branches of Smoke & Pickles, Crave, Carlo's and Asai now operate at Marassi and Hacienda.
Education is available seasonally through summer outposts of AIS and BISC at Marassi and Hacienda. Large supermarkets (Gourmet, Spinneys, Carrefour) are open April–October at Marina and New Alamein. The nearest full-service hospital is Cleopatra Alexandria (1 hour from Sidi Abdel Rahman), with Saudi German Hospital clinics in Marina.
Sport in 2026 includes four golf courses (Marassi, Telal, Diamo, The Golf Residence), 12 yacht marinas, several kitesurfing schools and dive centres at Ras El Hekma. The headline draw remains the same: exceptionally clean white-sand beaches and 24–27°C water temperatures through the swimming season.
Investment thesis
Seasonal rental yields on the North Coast run 8–12% annually on finished units in prime locations (Marassi, Hacienda Bay, Hacienda White), where a week in July–August rents for EGP 80,000 to 200,000 depending on size and view. This is materially above the 5–7% annual yield available in New Cairo's residential compounds.
Capital appreciation history: a 110 sqm chalet at Hacienda Bay sold for EGP 6.5M in 2020 and trades at EGP 22M in 2026 — a 240% rise in six years, well above official inflation. The driver is land scarcity along the coast combined with rising demand, plus the Ras El Hekma deal's effect on overall investor sentiment.
Holding costs: annual maintenance EGP 50–120K depending on project, beach club fees EGP 15–35K, seasonal utilities EGP 20–40K. Total annual holding cost for an average unit: EGP 100–200K — a number worth budgeting from day one.
What to know before buying
Seasonality is real. Even in 2026, most services (restaurants, maintenance, cleaning) operate May–October only. Off-season the compound can feel like a ghost town — a problem if you wanted year-round living rather than a summer home.
Ras El Hekma is an emerging market. New project deliveries are 2027–2029 and carry construction risk. Favour developers with a real delivery track record (Palm Hills, Emaar, ORA, SODIC) over first-time launches.
Water and maintenance quality vary. Not all projects are equal. Ask about the desalination setup, the off-season maintenance plan, and whether a hotel operator manages the compound or it is self-run.
Amenity fees can surprise. Some compounds charge mandatory annual beach-club fees (EGP 15–35K) even if you don't visit, and a handful require 5–8 years paid upfront.
Distance to the sea matters. First Row carries a 30–60% premium over Second Row. Always verify the actual walking distance and the protected sea view.
Seasonal calendar
| Window | Climate & services | Rental demand | |---|---|---| | **Mar–Apr** | Mild (22–26°C), restaurants reopening, light crowds | Low (Sham El Nessim only) | | **May–Jun** | Sea warms; end-of-school events | High (late June) | | **Jul–Aug** | Peak; weekly rents up to EGP 200K | Peak (book 4 months ahead) | | **Sep** | Best value: warm water, lower crowds post school start | Mid–high | | **Oct** | Season tail; ~60% of services close | Low | | **Nov–Feb** | Compound very quiet; ideal for renovation / maintenance | Near zero |
Buyer profiles
Classic Egyptian family (40% of buyers). Budget EGP 12–25M, looking for a chalet or twin house in a mature compound (Hacienda Bay, Hacienda White, Marina) for family summer use. Priorities: beach quality, a kids' club, and proximity to extended family.
Seasonal rental investor (25% of buyers). Budget EGP 8–18M, looking for a 2–3-bed chalet in a project with a strong beach club and prime location (Marassi, Telal, Diamo). Targets 8–12% annual yield, typically using professional rental-management companies.
Gulf buyer (15% of buyers). Budget EGP 20–80M, looking for a standalone villa or twin house in a premium project (Marassi, Silver Sands, Alma). Priorities: easy capital transfer, long-term contracts, and access to the real-estate export programme.
Strategic long-horizon investor (15% of buyers). Budget EGP 6–15M, targeting new Ras El Hekma launches (Silver Sands, Alma, Malaaz, SALT) to capture value-doubling over the next 4–6 years.
Ultra-high-net-worth (5%). Budget EGP 50–180M, looking for a beachfront villa at Marassi or Hacienda Bay with bespoke requirements (interior architect, private pool, yacht berth).
Sub-region guide
Marina & El Alamein (KM 60–100) — Egypt's original coastal resort strip since 1986. Mature infrastructure, the highest restaurant density on the Coast, and the shortest drive from Alexandria (90 minutes). Prices run EGP 80K–130K/sqm for finished units. Best for buyers who want immediate livability and a social summer scene.
Sidi Abdel Rahman (KM 130–200) — The premium core: Marassi, Hacienda Bay, Hacienda White, Telal, Diamo. Highest per-sqm prices on the Coast (EGP 150K–250K for beachfront). Best for families seeking a proven compound with a strong beach club and resale liquidity.
Ras El Hekma & Fouka (KM 195–250) — The new frontier post the 2024 ADQ deal. Prices EGP 110K–165K/sqm on launches. Best for long-horizon investors targeting 4–6 year appreciation as infrastructure completes.
Talk to a North Coast specialist
Resalewy keeps a dedicated North Coast desk that tracks prices across 18 compounds weekly, maintains field notes on the delivery quality of each project, and knows exactly what separates a First Row chalet from a Second Row chalet at Marassi or Hacienda.
Five minutes on WhatsApp and we'll line up the best matches for your budget and use case (family summer home, rental investment, or both). Start my free consultation now.
