Alexandria or the North Coast? Year-round living versus a summer home

The short answer

Alexandria and the North Coast are two different purchases on the same Mediterranean shore. Alexandria is a working city where a home can be lived in every week of the year, while North Coast-Sahel is a resort strip built around the summer season and held as an asset for the rest of it. The catalogue we hold on 7 October 2026 lists 2 compounds in Alexandria against 166 along North Coast-Sahel, and the cheapest asking price recorded in each is EGP 8,421,000 in the city against EGP 2,250,000 on the coast.

Who it suits

The two addresses answer two different questions, and the record makes the difference visible.

Alexandria suits a household that wants the sea as part of an ordinary week: schools, hospitals, shops and a year-round street already exist around both compounds the catalogue holds, and neither of them is a resort with a season. It also suits a buyer who wants an apartment or a duplex rather than a beach chalet — the unit types recorded here are apartments, duplexes, villas and townhouses, and every unit is sold by its developer rather than by a private owner, so finishing, handover and paperwork sit inside one contract.

The North Coast suits the buyer whose plan is a summer home, or a coastal unit bought as an asset rather than as a main address. The chalet is the type the coast leads with, and the strip is sold largely off-plan: of the compounds in the record, 60 carry a 2030 delivery year, 31 carry 2029 and 26 carry 2028, against 17 with 2026. It also suits a buyer shopping on price, because the cheapest asking price in the record here is EGP 2,250,000 against EGP 8,421,000 in Alexandria, and the cheapest asking price per square metre recorded in each area is EGP 33,751 on the coast against EGP 67,922 in the city.

The compounds worth knowing

Alexandria — the catalogue holds two of them, and both are delivered in 2027:

• Sawary — Saudi Egyptian Developers, across 417 feddans beside Lake Mariout, with apartments and duplexes; asking prices from EGP 8,421,000, 10% down over 5 years, delivery August 2027. The Bibliotheca Alexandrina is 5 km away and the Citadel of Qaitbay 6.6 km.
• Palm Hills Alexandria — Palm Hills Developments, 160 feddans beside the Mediterranean, with villas, townhouses and apartments; asking prices from EGP 10,742,000, 5% down over up to 10 years, delivery December 2027. Stanley Bridge is 7.7 km away and the Bibliotheca Alexandrina 7 km.

North Coast-Sahel — read the district before the name, because the strip runs west from Alexandria and the drive lengthens with every zone:

• Il Latini City Edge — City Edge Developments in Al Alamein; asking prices from EGP 4,725,335, 5% down over 3 years, delivery August 2026, with Stars Beach Alamein 2.2 km away.
• Il Latini SED — Saudi Egyptian Developers at Kilo 109 of the Alexandria–Marsa Matrouh road; asking prices from EGP 7,208,000, 7% down over 12 years, delivery December 2026, with Alamein International University 5.9 km away.
• Zahra Morshedy Group — Morshedy Group in Al Alamein; asking prices from EGP 8,448,000, 5% down over 6 to 8 years, delivery June 2027, with Stars Beach Alamein 13.7 km away.
• Youd — Al Ahly Sabbour Developments in Ras El Hekma, with chalets, villas and twin houses; asking prices from EGP 6,612,000, 5% down over 8 years, delivery December 2026.
• Geo The Med — People & Places on the 195th kilometre of the International Coastal Road; asking prices from EGP 14,306,000, 5% down over 10 years, delivery June 2030, with the International Coastal Road 1.1 km away.
• Saada North Coast — Horizon Egypt Development in Ras El Hekma; asking prices from EGP 21,400,000, 5% down over 9 years, delivery June 2030.
• Alura — SERAC Developments in Sidi Abdel Rahman; asking prices from EGP 6,373,520, 10% down over 7 years, delivery August 2028, with Alamein International Airport 24.3 km away.
• Jay - DOSE — Akam Alrajhi Developments in Al Dabaa; asking prices from EGP 9,262,500, with stored plans running from no down payment to 15% over 5 to 10 years, delivery January 2030, and the International Coastal Road 1.6 km away.

Prices and payment terms

Every figure in this section is an asking price read from the catalogue on 7 October 2026, not a sale price. The record holds what sellers ask, and it holds no price history, so no movement over time can be quoted from it.

In Alexandria the two compounds carry asking prices from EGP 8,421,000 and EGP 10,742,000, both before the size of the unit is taken into account. Their terms differ: Sawary's plan in the record is 10% down over 5 years, while Palm Hills Alexandria is the more stretched of the two at 5% down over 8 to 10 years.

On the North Coast the range is far wider, because the strip runs from El-Hamam to Al Dabaa and the projects range from mid-market phases to villa resorts: the compounds carrying a starting price in the record begin at EGP 2,250,000 and reach EGP 205,848,000. The usual deposit on the coast is 5% — 95 of the 166 compounds carry that as their lowest down payment — with a further 50 asking 10%. The commonest instalment term is 8 years (61 compounds), followed by 10 years (40) and 7 years (22), and the longest term in the record is 15 years.

Delivery and outlook

The record carries a delivery year for most compounds and nothing beyond it — no construction progress, no percentage complete and no forecast — so the delivery year is the only timing it can speak to. In Alexandria both compounds the catalogue holds deliver in 2027: August for Sawary and December for Palm Hills Alexandria.

On the North Coast the recorded years run from 2024 to 2031, and they split by district rather than evenly. The earliest dates cluster in Al Alamein and the eastern end of the strip, where several projects carry 2026 handover; mid-strip districts such as Sidi Abdel Rahman and Sidi Heneish sit mostly in 2028 and 2029; and the newer western front around Ras El Hekma and Al Dabaa is weighted to 2030 and 2031. Two neighbouring projects on this coast can sit several years apart, so the date on the compound itself is the one to read rather than an average for the area.

Access and landmarks

Alexandria's compounds sit inside the built-up city rather than on a separate resort strip, and the record's landmarks are the city's own: the Bibliotheca Alexandrina (5 km from Sawary and 7 km from Palm Hills Alexandria), the Citadel of Qaitbay (6.6 km and 8.9 km), Stanley Bridge (7.7 km from Palm Hills Alexandria), and Borg El Arab International Airport, roughly 35–36 km from both.

On the coast, one road decides the geography. The desert road from Cairo and Alexandria feeds the eastern end of the strip, at El-Hamam and Sidi Abdel Rahman, while the coastal road carries traffic further west through Al Alamein, Sidi Heneish, Ras El Hekma, Alam Al Roum and Al Dabaa. That order is what a buyer needs, because a North Coast address is measured from the road rather than from the nearest city. The airports in the record follow the same line: Alamein International Airport appears 19 to 42 km from the projects that list it, and Marsa Matrouh International Airport is 11.7 km from the project in Alam Al Roum.

FAQ

Is the North Coast part of Alexandria, or a separate area?

They are two separate areas in the record, and neither belongs to the other. Alexandria is a city area with its own page, holding 2 compounds; North Coast-Sahel is the strip that begins where the city ends and runs west, holding 166 compounds across the districts of El-Hamam, Sidi Abdel Rahman, Al Alamein, Sidi Heneish, Ras El Hekma, Alam Al Roum, Ghazala Bay and Al Dabaa. A compound filed under one is not part of the other.

Which is more expensive, Alexandria or the North Coast?

On the figures in the record on 7 October 2026, Alexandria. The cheapest asking price recorded in the city is EGP 8,421,000 and the cheapest asking price per square metre is EGP 67,922, against EGP 2,250,000 and EGP 33,751 on the coast. But the two ranges overlap heavily at the top: the widest North Coast villas reach EGP 205,848,000, while both Alexandria compounds sit in the millions. These are asking prices, not sale prices, and the record carries no history to compare one year with another.

How do you reach the North Coast, and where does the strip start?

The strip starts at the western edge of Alexandria and runs west along the Mediterranean, and two roads serve it: the desert road from Cairo and Alexandria reaches the eastern end, at El-Hamam and Sidi Abdel Rahman, and the coastal road carries the rest of the journey through Al Alamein, Sidi Heneish, Ras El Hekma, Alam Al Roum and Al Dabaa. The record holds the districts each road reaches rather than a distance in kilometres from Cairo, and the drive lengthens with every zone west.

What unit types does each area sell?

Alexandria's record holds apartments, duplexes, villas and townhouses, split between its two compounds. The North Coast is much broader: the chalet leads, and the record also carries apartments, studios, cabins, villas, townhouses, twin houses, duplexes and penthouses, plus retail and office space inside the larger mixed-use projects.

Which compounds should a buyer start with in each area?

In Alexandria the record holds two, Sawary and Palm Hills Alexandria, so the choice is between them rather than between twenty. On the coast, a sensible shortlist to read first runs from Il Latini City Edge and Il Latini SED in Al Alamein through Zahra Morshedy Group, Youd, Geo The Med and Saada North Coast in the middle of the strip, to Alura in Sidi Abdel Rahman and Jay - DOSE in Al Dabaa — each with its own asking price, deposit and delivery year on its own page.