The North Coast is the part of Egypt's property market where prices are still rising fastest in 2026. Asking prices on new launches there rose about 24% in a year. Developers are making homes easier to pay for with longer plans and smaller units rather than lower prices. Most homes for sale deliver years from now, including the first homes in Modon's Ras El Hekma. For a buyer, the question is less "is it cheap" and more "what will I pay in total, and when do I get the keys".
The news and figures below were checked on 21 October 2026.
Prices rose faster than in Cairo
Developers raised asking prices on new North Coast launches by around 24% over the year, well ahead of East and West Cairo, according to an Enterprise analysis of more than a dozen projects published in July. Aliaa Elesaaki of Knight Frank told Enterprise the rise averaged about 24% in Ras El Hekma and Sidi Heneish, and that developers are raising prices to protect themselves against a weaker pound.
Knight Frank had not seen home values fall on the North Coast, she said. Enterprise links the strength to more than $70 billion of planned investment and new destinations such as Ras El Hekma and New Alamein.
Longer plans and smaller homes
Knight Frank estimates the average plan on new North Coast launches grew from about 4.5 years in 2023 to about 7.8 years now. Developers are also putting 30% to 40% of new homes into studios and one-bedroom units, which lowers the price of getting in (Enterprise).
WiserChat's North Coast figures agree on plan length:
- 723 payment plans across 79 projects with homes for sale. The typical plan runs 8 years.
- 58% of plans run 8 years or more, and 25% run 10 years or more.
- Among homes for sale, about one in six is a studio or a one-bedroom. Knight Frank's 30% to 40% counts only new launches, so the two figures measure different things.
What homes cost on WiserChat
On 21 October 2026 WiserChat shows 5,322 homes for sale in 79 North Coast projects. The chalet is the most common home. The typical one is 110 square meters for about EGP 14.1 million.
| Area | Homes for sale | Projects | Typical chalet |
|---|---|---|---|
| Ras El Hekma | 3,069 | 35 | 110 sqm, about EGP 15.2 million |
| Sidi Abdel Rahman | 618 | 14 | 107 sqm, about EGP 12.2 million |
| El Dabaa | 539 | 8 | 120 sqm, about EGP 11.6 million |
| El Alamein | 1,003 | 15 | mostly apartments |
Sidi Heneish, Marsa Matrouh and El Hammam have fewer homes listed, too few for a typical price.
More than half deliver three or more years from now
Of the 5,314 North Coast homes for sale on WiserChat with a delivery date, 19 are ready now and 1,088 deliver within a year. That is about one in five. More than half, 2,984, deliver more than three years from now.
Ras El Hekma follows the same pattern. Modon, the UAE master developer, is building the first phase, Wadi Yemm, across 50 million square meters, MEED reported on 30 September. A contract for one district of more than 660 villas and townhouses was awarded with 21 months to finish, and MEED says the delivery of homes at Wadi Yemm is expected to begin in the third quarter of 2029. WiserChat covers the project as Ras El Hekma Egypt.
New large projects keep coming. On 18 October Egypt launched an investment zone for Qatari Diar's Alam Al Roum, whose first phase is due in 2030 (Daily News Egypt, Ahram Online). On 20 October Talaat Moustafa announced a new coastal project between km 147 and km 151, with no launch date yet (Arab News).
What this means if you're buying on the North Coast
- Expect to wait. On the coast, a home that delivers within a year is the exception. If you want a summer in your own place soon, start from the delivery date.
- Add up the whole plan. Eight years makes each installment smaller, not the home cheaper. Add what you pay in the first three months and by delivery, and the maintenance deposit. How to compare payment plans in Egypt shows how.
- Compare like with like. A studio, a chalet and a villa are different prices. So are Ras El Hekma and El Dabaa. Compare the same type and size across areas.
- A past rise is not a forecast. The 24% describes the last year of asking prices on new launches. It does not tell you what resale prices will do.
- Check the developer's delivery record. It matters more when delivery is three or more years away.
For the wider market, including interest rates and inflation, see Egypt's property market in 2026.
Ask Wiser about your case
Wiser, the consultant inside WiserChat, covers more than 700 projects with their prices and payment plans, and does the sums for you. Tell it your budget, the area you want, your down payment and when you need to move in, and it puts the projects that fit side by side. It is free for buyers. Ask Wiser about your own case.