MEDITERRANEAN COAST · EGYPT · NORTH COAST · SAHEL
North Coast
Egypt's summer capital and fastest-growing real estate market — 500km of Mediterranean coastline, a $35 billion UAE mega-development at Ras El Hekma, and premium compounds delivering 30%+ annual price appreciation in EGP.
Schedule a Free ConsultationEgypt's Summer Capital — Now Year-Round
Egypt's North Coast — known in Arabic as 'Sahel' — stretches for over 500 kilometres along the Mediterranean from Alexandria westward toward Marsa Matrouh. This coastline has been the summer destination of choice for Egypt's upper class for decades, with a distinct seasonal rhythm centred on July and August. But it is now undergoing a structural transformation unlike anything in its history.
Three forces are rewriting the North Coast's trajectory: the $35 billion ADQ (Abu Dhabi sovereign fund) Ras El Hekma mega-development signed in February 2024 — the largest single foreign direct investment in Egypt's history — the operational El Alamein International Airport providing direct European connectivity, and New Alamein City's permanent infrastructure pushing toward year-round activation. For buyers who understand these dynamics, the North Coast represents one of the highest-upside positions in Egyptian real estate today.
A Coast in Transformation
Ras El Hekma — Largest FDI in Egypt's History
Signed in February 2024, Abu Dhabi's ADQ acquired development rights for 170km² (40,600 feddans) of untouched Mediterranean coastline at Ras El Hekma — approximately 350km west of Cairo. The deal structure: Egypt received $24 billion in direct payments, plus $11 billion in converted UAE deposits. Egypt retains a 35% equity stake. The Ras El Hekma master plan targets a next-generation coastal city encompassing 15–25 branded resort hotels at ultra-luxury through upscale-lifestyle tiers, a yacht marina, a free economic zone, a central business district attracting global companies, and a new dedicated international airport. Construction commenced in 2025. Total investment across the project lifecycle is expected to exceed $150 billion.
New Alamein City — The Year-Round Catalyst
Developed by City Edge Developments as an Egyptian state megaproject, New Alamein City is Egypt's most ambitious effort to transform the North Coast from a purely seasonal market into a permanent urban destination. The city includes residential towers for year-round occupation, a university campus, a waterfront corniche, a cultural district, and commercial zones. El Alamein International Airport — opened in 2022 — now provides direct connectivity to major European cities including Frankfurt, Munich, and Vienna, removing the historical accessibility barrier for DACH buyers. The combination of permanent city infrastructure and international air access is what makes the North Coast's investment case today structurally different from 10 years ago.
Where to Buy on the North Coast
The North Coast's established luxury corridor runs from km 100 to km 200 of the Alexandria–Marsa Matrouh Road, centred on Sidi Abdel Rahman. This zone contains the market's strongest projects, most liquid resale inventory, and the infrastructure backbone that supports long-term value. The western corridor toward Ras El Hekma (km 200–350) carries higher speculative upside alongside higher development-stage risk.
Almaza Bay
One of Liaison Property's flagship North Coast listings — Almaza Bay delivers direct Mediterranean beachfront access in a fully integrated resort community. With a portfolio of units ranging from chalets to standalone villas, Almaza Bay is available through Liaison across resale, developer inventory, and off-market channels.
Ras El Hekma City · Modon
Phase 1 of the $35 billion ADQ mega-city is being delivered by Modon Holding — Abu Dhabi's leading urban developer. Modon brings institutional master planning, utility infrastructure, and hospitality programming to the western corridor at a scale that no private developer has previously attempted on Egypt's Mediterranean coast. Early-stage exposure in and around the Ras El Hekma perimeter represents the highest-upside — and highest-risk — position on the North Coast today.
Caesar Bay · SODIC
SODIC's resort in the heart of Ras El Hekma — 192 acres with 80% dedicated to greenery, water bodies, and landscape. Terraced homes deliver unobstructed Mediterranean sea views; a 1km private beachfront is split between a protected bay and open sea. Amenities include a five-star hotel, beach clubhouse, the signature Green Spine corridor, restaurants, and a marina pier. Units range from chalets and twin houses to standalone villas, with delivery from 2026.
Heneish Village · Shehab Mazhar
A distinctive coastal community at Sidi Heneish by Egypt's leading architect Shehab Mazhar (SQM Developments) — the creative force behind the original Hacienda concept on the North Coast. Set in a wide, tranquil bay between Fouka and Marsa Matrouh, the village is designed around its natural bay setting with lush planting, open sea views, and a considered, architecture-led approach to coastal living that sets it apart from mass-market resort products in the corridor.
Diplomatic Village 3
A well-established gated resort community on the North Coast — recognised for its security infrastructure, community management, and Mediterranean coastal lifestyle. Available through Liaison across resale and off-market channels. Diplomatic Village 3 appeals to buyers prioritising a quieter, well-managed summer address with strong community cohesion over headline scale.
Ramla
A premium Mediterranean resort compound available through Liaison's North Coast portfolio. Ramla offers well-designed beachfront units in a managed resort setting, suitable for buyers seeking a combination of capital appreciation and summer lifestyle in the established North Coast corridor. Contact Liaison for current availability, resale pricing, and off-market inventory.
What International Buyers Need to Know
The North Coast is a distinct investment proposition from El Gouna or Soma Bay. It is primarily a market driven by Egyptian and Gulf buyers — EGP-denominated, seasonally concentrated, and operating under different dynamics than the Red Sea's internationally integrated resort towns. Understanding these distinctions honestly is essential before committing capital.
EGP Appreciation — The Core Return Driver
North Coast properties are priced and transacted in Egyptian Pounds. The investment thesis: EGP-denominated capital appreciation in premium compounds has significantly outpaced EGP devaluation — established North Coast projects delivered 30–50% annual price growth in EGP terms in recent years. The currency risk is real but has historically been offset by asset-price inflation at the premium end of the market. Unlike El Gouna, USD-denominated contracts are not legally available on the North Coast.
Summer Peak Season · Transitioning Year-Round
The North Coast operates on a distinctly summer-focused seasonality. Rental demand peaks in July and August. New Alamein City and El Alamein Airport are pushing toward year-round activation, but the North Coast does not yet match the year-round rental income profile of El Gouna or Soma Bay. Strong short-term summer yields are achievable on premium units in high-demand compounds, but investors should model conservative occupancy assumptions outside the July–August window.
Developer Quality — Stick to Listed Institutions
The North Coast has a far wider spread of developer quality than the Red Sea. Listed institutional developers with audited accounts and delivery track records (Emaar Misr, Palm Hills, SODIC, Tatweer Misr) carry substantially lower execution risk than the hundreds of smaller local developers operating in the market. Liaison Property works exclusively with institutional-grade developers and independently verifies delivery status, payment terms, and unit availability before presenting any North Coast opportunity.
North Coast Properties Available Now
Browse our current North Coast listings across all zones and projects — or contact us for off-market opportunities, developer-direct pricing on new launches, and resale units not yet publicly listed.
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