Every summer the North Coast takes over our feeds (and lives) — Marassi, Almaza, Ras El Hekma, New Alamein. Villas selling out in hours, chalets rented for crazy money.
But if you’re sitting in Dubai, Abu Dhabi, Riyadh, or Doha, the question is simple: is it really worth buying in 2025?
What Actually Happened This Summer
- Flights were full. For the first time, airlines like flydubai and Saudia ran direct seasonal flights to Alamein and Matrouh, and they sold out fast.
- Emaar pushed the season. Marassi plans to stay open until October 31 — not just July and August. Beaches, restaurants, and shops still running when Cairo had already gone back to work.
- Sales were huge, but softer than hype. SouthMED pulled in record bookings. Modon pushed its launch due to “overbookings“. But some developers saw slower sales and squeezed profits. Translation: demand is there, but people are getting pickier.
The Money Talk
- Hotel prices: In August, 5-star rooms were hitting EGP 21k–24k a night ($340–380). In November, that same room might be EGP 2–3k.
- Chalet rentals: In July/August, chalets rent for EGP 7k–25k a night (higher end of 50k/night exists as well). Off-season, many sit empty.
- Sale prices: Average chalets are EGP 90–100k per m². Prime villas in Marassi or Ras El Hekma go up to EGP 250k per m².
So yes, the money is real — but it’s mostly crammed into 45–60 days of the year.
What’s Changing
- Short-term rentals are now legal. You can get a license to rent out your villa or chalet on Airbnb-style platforms. That means you can finally make money outside the summer.
- New Alamein is becoming a real city. Universities, offices, high-rises — people living there all year. Not just a ghost town in winter.
- Airlines are testing longer seasons. Flights didn’t stop at August; they stretched into September this year.
My Honest Take
- If you’re buying for lifestyle — to enjoy summers with family, flex, or have your own base in Sahel — it’s a solid move.
- If you’re buying for pure returns right now — know that your money is tied to July and August. The real money is in those 45 days.
- If you’re buying with a long view (5–10 years) — betting that Ras El Hekma and New Alamein will turn the coast into a year-round city — then this is your entry point.
The “45 to 365” Equation
Right now, a villa worth EGP 45mis basically priced for a 45-day summer lifestyle.
If the coast becomes a 365-day city (with schools, airports, jobs, and full-year rentals) that same villa could be worth 3, 4, even 5 times more.
In Sahel, time is the real multiplier not location.
My Thoughts…
If you’re Egyptian in the Gulf or a Gulf national with roots in Egypt.
- Yes, it’s worth looking at the North Coast.
- But DONT pay a year-round price for a 60-day product.
- Choose carefully: go for prime locations, branded projects, and properties that can be rented out legally. Or just ask me to recommend something.
The North Coast isn’t just Sahel anymore. The question is: will you get in while it’s still a summer town… or wait until it becomes a city?
