North Coast Egypt Investment Guide 2026
By Ahmad Hodroj · 7 min read · Updated 14 October 2026
Egypt's North Coast has long been a summer destination. Ras El Hekma is planned to change that, as a full city lived in all year. Here's what that means for buyers, what homes really cost, and what to check before you commit.
From a summer coast to a year-round city
Most North Coast developments are busy for about ten weeks a year. Ras El Hekma is planned differently: alongside homes and hotels it includes offices, a free zone, 310 schools, 2 universities, 8 hospitals and its own airport, for a population of up to 2 million.
Modon groups the city's plan around five drivers: tourism, demand outside the summer season (conferences, events, medical and business travel), economic growth, innovation and sustainability.
What homes cost today
Each unit is priced individually. On the October 2026 offers, on the 8-year US dollar plan:
| 2-bedroom apartment, Yemm Boulevard | From US$435,000 |
| 2-bedroom apartment, Yemm Beach Plaza | From US$559,000 |
| 3-bedroom townhouse, Wadi West | From US$688,000 |
| 2-bedroom apartment, Lighthouse Village | From US$709,000 |
| 3-bedroom townhouse, Wadi East | From US$761,575 |
| 4-bedroom villa, Montage Residences | From US$3,112,000 |
| 4-bedroom villa, Yemm Views | From US$3,815,000 |
How the payment plan works
- 10% down at reservation, then 32 equal quarterly payments over 8 years, with no interest.
- A maintenance fee of 10% of the price, paid in three yearly parts before handover.
- Apartments are delivered after 3 years and villas after 4, with about 44% and 55% paid by handover respectively.
- Buyers paying in Egyptian pounds have an 8-year EGP plan: 5% down, 5% after three months, then quarterly payments.
Rules for foreign buyers
- Foreigners can own homes freehold, and Ras El Hekma has long been one of the areas where they have the same rights as Egyptians.
- Since March 2024, foreign buyers must pay in foreign currency transferred from abroad through an authorised bank.
- Property can qualify you for a residence permit, with longer permits for higher values. Check the current thresholds before you rely on them.
Rental income
If you plan to rent your home, the key question is how many weeks a year it can be let, not just the summer rate. Nammos Residences offers a rental programme run by Nammos. In other communities you can let privately or through a management company.
I don't publish rental yield promises. Ask me for my rental analysis, which shows conservative, base and upside scenarios and the assumptions behind them.
Questions to ask before you buy
- What's the delivery date, and what is paid by handover?
- What does the maintenance fee cover, and when is it due?
- Which currency am I paying in, and how will I transfer the money?
- Does this purchase qualify for the residence permit I want?
- Can I rent the home, and who would manage it?
Figures are from Modon's official materials and offers dated October 2026, and may change. This guide is for information only and isn't legal or financial advice.