Your questions, answered

Every unit is priced individually by community, size, floor and view. On the current offers (October 2026), Wadi Yemm homes start at US$435,000 for a 2-bedroom apartment on Yemm Boulevard and go up to about US$6.2 million for a 7-bedroom villa at Yemm Views.

Townhouses start from US$688,000 in Wadi West and about US$760,000 in Wadi East, and branded villas at Montage Residences from about US$3.1 million.

The main plan for international buyers is 8 years in US dollars: 10% down at reservation, then 32 equal quarterly payments.

Buyers paying in Egyptian pounds can use an 8-year EGP plan: 5% down, 5% after three months, then 31 equal quarterly payments.

On both plans a maintenance fee of 10% of the price is paid separately, in three yearly parts before handover. Shorter plans may be available on some units, so ask me what applies to the unit you like.

Most buyers use Modon's interest-free instalment plan rather than a mortgage, because the payments are spread over 8 years without interest.

Some Egyptian and international banks lend against Egyptian property, but terms change often and depend on your residency and income. Speak to your bank before relying on a loan, and I can point you to people who arrange this.

Ras El Hekma was launched through a US$35 billion agreement between the Egyptian government and ADQ, Abu Dhabi's sovereign investor, signed in February 2024. Modon describes it as the largest international investment in Egypt's history.

Modon Holding, listed on the Abu Dhabi Securities Exchange, is the master developer.

The city includes a Private Services Free Zone, whose incentives are aimed at companies operating inside it. They don't apply to buying a home.

Home buyers pay the normal Egyptian property taxes and fees, which were updated in 2026. Tax depends on your own situation and home country, so please check with a tax adviser.

Yes. Foreigners can own homes in Egypt freehold, and Ras El Hekma has long been one of the areas where foreigners have the same ownership rights as Egyptians.

Since March 2024, foreign buyers must pay in foreign currency transferred from abroad through an authorised bank. Keep the bank's transfer certificate, as it's needed for registration.

Rules on the number of units a foreigner can own and on resale periods have changed over the years, so have a lawyer confirm what applies to you before you sign.

Buying property can qualify you for an Egyptian residence permit. As reported from the 2023 rules, the length of the permit rises with the value of the property, with 5-year renewable permits reported from about US$200,000.

Egypt also has a citizenship-by-investment route through real estate from US$300,000, but it applies to properties in specified state-owned projects. Whether a Ras El Hekma purchase qualifies should be confirmed with the authorities before you rely on it.

Yes. At Nammos Residences, owners can join the resort's own rental programme, where Nammos manages and rents the home for you. Montage Residences owners have a dedicated residential team, concierge and on-call maintenance from Montage; ask me about letting arrangements there.

In the other communities you can rent privately or through a local management company. Ask me how rentals work for the community you're considering.

On the current offers, Wadi Yemm apartments are delivered 3 years after reservation and villas and townhouses 4 years after. For a reservation in October 2026, that means apartments in October 2029 and villas in October 2030.

By handover you'll have paid about 44% of an apartment's price and 55% of a villa's on the 8-year USD plan. The rest continues in quarterly payments.

A new international airport is planned within the city, about 15 minutes' drive from Wadi Yemm. Modon has not announced an opening date or airlines.

Today, El Alamein International Airport is about an hour's drive away, and Alexandria is about two hours by road.

Wadi Yemm is the first of Ras El Hekma's 17 precincts. Its communities on sale now are Yemm Beach Plaza, Yemm Boulevard, Lighthouse Village, Wadi East, Wadi West, Yemm Views and Montage Residences. Nammos Residences is sold out, and Waterfront Residences is coming soon.

A new release has just launched: Yemm Boulevard apartments with 1–3 bedrooms, and Wadi East townhouses and villas with 3–5 bedrooms. Ask me for the launch prices.

Further precincts such as Central Business District North, East Coast, North Point Island, Marina, The Groves and West Canals are planned, with details still to be announced.

Infrastructure is being built by Modon together with the first precinct. Leading international firms are working on the city, including Dar for masterplan and infrastructure, Bechtel and Hill International for project management, and Orascom, Hassan Allam and others as contractors.

Ask me for the latest site progress before you buy.

On Egypt's Mediterranean North Coast, between Alexandria and Marsa Matrouh. Wadi Yemm is about 2 hours by road from Alexandria and 3 hours from Cairo, and about 85 km from Marsa Matrouh.

Apartments from 1 to 4 bedrooms, duplexes and penthouses, townhouses, and villas from 3 to 7 bedrooms. There are also branded residences managed by Montage and Nammos.

In Wadi Yemm: 2.5 km of swimmable beaches, 25,000 sqm of natural lagoons, two 18-hole championship golf courses, an equestrian centre, a 10,000-seat seafront amphitheatre, a 1.3 km boulevard of shops and restaurants, a 1.6 km beach promenade and six hotels.

Across the city: three marinas with more than 1,800 berths, a cruise terminal, beach clubs and 3 million sqm of leisure and entertainment space.

The city plan includes 310 schools, 2 universities, 8 hospitals and 4 million sqm of education space. Wadi Yemm has its own clinic area. Opening dates for schools and hospitals haven't been announced.

Mediterranean: hot, dry summers cooled by sea breezes, and mild winters. Modon counts more than 300 sunny days a year, which is why the city is planned for living all year, not just the summer season.