North Coast (Sahel): The 2026 Buyer's Guide — prices, compounds and timing

The short answer

The North Coast — الساحل الشمالي, or simply Sahel — is Egypt's Mediterranean shoreline west of Alexandria, and this catalogue records it under Matrouh governorate. As of 24 September 2026 it holds 165 compounds and 1,089 units listed for sale, with asking prices running from EGP 2,250,000 to EGP 205,850,000. It is almost entirely a second-home market: mostly chalets, nearly all fully finished, most commonly on 5% down over eight years, and mostly handed over later this decade.

Who the North Coast suits

The unit mix in the record answers this better than any description. Of the 1,089 units listed in the area, 389 are chalets, 275 are apartments and 177 are villas; the rest are townhouses (76), twin houses (60), duplexes (26), penthouses (25), cabins (21) and studios (19). Sizes run from 30 sqm to 1,266 sqm. That mix suits three kinds of buyer:

• A family that wants a summer base. A chalet is the largest single group in the record (389 of 1,089 units), and the entry price for a compound in the area starts at EGP 2,250,000 with 12% down over ten years. The districts differ sharply in what they hold: Ras El Hekma alone accounts for 566 of the area's units, while Al Alamein holds 203 and Al Dabaa 108.
• A buyer who wants the smallest possible annual outlay. The record lists deposit percentages as low as 1.5% and instalment terms as long as 15 years. That structure exists on a handful of compounds, not on all of them — on 95 of the 165 compounds the deposit is 5%.
• A buyer who needs the property finished. 1,084 of the 1,089 units are recorded as fully finished, so the North Coast is not a market where you budget separately for a fit-out. It is also not a market where you can buy and move in this summer: no unit in the record is flagged ready to move.

What this guide will not do is quote a rental income or a yield. The catalogue carries asking prices, deposits, instalment terms and delivery dates — it carries no rent roll and no return history, so any figure of that kind would be invented.

Where the North Coast is, and which governorate

The catalogue places the area in Matrouh governorate, and compound landmarks in the record run along the International Coastal Road — the road one compound sits 1.2 km from. Inside the area, the 165 compounds are spread across nine districts:

• Ras El Hekma — the deepest stock by far: 95 compounds and 566 of the area's 1,089 units.
• Al Dabaa — 18 compounds, 108 units.
• Sidi Heneish — 16 compounds, 71 units.
• Al Alamein — 15 compounds, 203 units, the second-largest unit count in the area.
• Sidi Abdel Rahman — 11 compounds, 69 units.
• Ghazala Bay, El-Hamam, Alam Al Roum and North Coast-Sahel — the remaining 10 compounds between them.

That distribution is the single most useful thing to know before you search. Ras El Hekma is where the choice is; Al Alamein is where the volume of apartments and mid-price units is; Al Dabaa is the western, quieter end.

The compounds worth knowing

Ten compounds below, each live in the catalogue with a stated asking price and a delivery date. They are named because the record gives them numbers, not because the catalogue ranks them — it does not.

Ras El Hekma

• Hacienda Ras El Hekma — asking from EGP 11,736,000, 5% down over 10 years, delivery 2030. Two plans are listed (5%/10 years and 5%/8 years). Landmarks: Azha Ras El Hekma 24.6 km, Ogami by Sodic 31 km, Youd by Al Ahly Sabbour 46.9 km.
• Fouka Bay — asking from EGP 13,821,000, 5% down over 7 years, delivery 2030. It sits 1.2 km from the International Coastal Road and 3.1 km from Fukah.
• Azha North Coast — the top of the range: asking from EGP 89,595,000, 5% down over 8 years, delivery 2028, with Naos 0.6 km away.

Sidi Abdel Rahman and Sidi Heneish

• Rivette - Amwaj — asking from EGP 11,700,000, 10% down over 8 years, delivery 2029. Hacienda White is 1.8 km away and Alamein International Airport 21.7 km.
• Telal Soul — asking from EGP 16,680,000, 5% down over 10 years (or 8), delivery 2029, 6.5 km from Hacienda White.
• Jamila — the longest terms in the ten: 5% down over 14 years, asking from EGP 5,500,000, delivery 2029. Marsa Matrouh is 25.5 km east, Rommel's Beach 25.5 km.

Al Dabaa and Al Alamein

• Lasirena North Coast — asking from EGP 3,890,000, delivery 2028, and the clearest example of a compound that lists more than one plan: 10% down over 8 years, or 35% down over 4 years, or 50% down over 5 years. Seazen North Coast is 2.7 km away.
• Il Latini City Edge — asking from EGP 4,725,335 on the shortest terms in the ten: 5% down over 3 years, delivery 2026. Stars Beach Alamein is 2.2 km away.
• The Island - Zahra — asking from EGP 7,590,000, 5% down over 10 years, delivery 2030, 19.4 km from Alamein Beach.

North Coast-Sahel

• Soly Lagoons — the lowest asking price in the area: EGP 2,250,000, 12% down over 10 years, delivery 2029. Zahran Mall is 7.1 km away, Marina El Alamein 9.2 km.

Prices and payment terms (asking prices, dated 24 September 2026)

Every figure in this section is an asking price in the catalogue on 24 September 2026. It is what the seller is asking, not what anything sold for. The catalogue keeps no history, so nothing below is a trend and this guide does not report one.

Compound entry prices. Of the 165 compounds in the area, 155 carry an asking price in the record and ten carry none. The lowest is EGP 2,250,000 (Soly Lagoons) and the highest is EGP 205,848,000 (Yemm Links Villas, Ras El Hekma).

Unit prices. 1,089 units are listed. The lowest unit asking price in the area is EGP 3,785,000 (Sadaf, El-Hamam); the highest is EGP 600,000,000.

Price per square metre. Dividing each listed asking price by its unit's recorded size gives a middle figure of roughly EGP 150,000 per sqm across the 1,086 units that carry both fields — about 115,000 at the lower quarter of listings and about 200,000 at the upper quarter. The district middles are not uniform: around 206,000 in Sidi Heneish, 198,000 in Ghazala Bay and 182,000 in Al Dabaa, against about 66,000 in Al Alamein and 86,000 in El-Hamam. This is arithmetic on asking prices, nothing more.

Deposits and instalments. 5% down appears on 95 of the 165 compounds and 10% on 53; the record also lists 15%, 20%, 35%, 12%, 7%, 3.8%, 3%, 2.5% and 1.5%. Eight-year terms appear on 61 compounds, ten years on 39 and seven years on 22, and the full range runs from 3 years to 15 years. At unit level, 685 of the 1,089 units sit on 5% down and 368 on eight-year terms.

Finishing. 1,084 of 1,089 units are fully finished — the other five are recorded as luxury finishing.

Delivery, and what the record can honestly say

Unit delivery dates in the record, counted on 24 September 2026: 2030 (428 units), 2029 (192), 2026 (172), 2028 (155), 2027 (95), 2031 (39), plus seven units dated 2025 and one dated 2024. Nothing in the record is flagged ready to move, and nothing in it describes construction progress, percentage complete or a forecast handover. The dates above are the whole of what can be said about timing, and the largest single group falls in 2030. If you need a property finished sooner, the compounds with 2026 and 2027 dates are the ones to filter for — 267 units carry a 2026 or 2027 date, and 172 of those are 2026.

Access and landmarks

Everything in this section comes from landmarks the record attaches to individual compounds.

• Airports. Alamein International Airport (33.2 km from The Island - Zahra, 41.6 km from Il Latini City Edge), Borg El Arab International Airport (57.9 km from Soly Lagoons) and Marsa Matrouh International Airport (24 km from Jamila).
• Roads. The International Coastal Road, 1.2 km from Fouka Bay.
• City and marina. New Alamein City (19.9 km from The Island - Zahra, 20.2 km from Soly Lagoons) and Marina El Alamein with its international yacht marina (9.2 km from Soly Lagoons).
• Schools and university. Alamein International University (16.2 km from Soly Lagoons, 6.3 km from Il Latini City Edge).
• Shopping and healthcare. Zahran Mall (7.1 km from Soly Lagoons), O Mall (5.5 km from Il Latini City Edge), Alamen Model Hospital (4.9 km from Il Latini City Edge).
• Beaches and nature. Stars Beach Alamein (2.2 km), Alamein Beach (19.4 km), El Omayed Protectorate (8.5 km from Soly Lagoons), Rommel's Beach and Cleopatra Beach near Marsa Matrouh (25.5 km and 30.3 km from Jamila).

The record does not state a driving time from Cairo to any North Coast compound, so this guide does not claim one. What it does carry is the distance from each compound to the coast road and to the nearest airport, which is the practical version of the same question.

FAQ

Where is the North Coast, and which governorate is it in?

The catalogue records the area under Matrouh governorate, on Egypt's Mediterranean coast west of Alexandria. Inside the area the catalogue lists nine districts: Ras El Hekma, Al Dabaa, Sidi Heneish, Al Alamein, Sidi Abdel Rahman, Ghazala Bay, El-Hamam, Alam Al Roum and North Coast-Sahel. The area page is at North Coast-Sahel.

Is the North Coast expensive? What do chalets start at?

Asking prices in the catalogue on 24 September 2026 start at EGP 2,250,000 for a compound entry (Soly Lagoons) and at EGP 3,785,000 for the cheapest single unit (Sadaf, El-Hamam), rising to EGP 205,848,000 for the highest compound asking price (Yemm Links Villas). Ten of the 165 compounds carry no asking price in the record at all, so they cannot be compared on price.

What is the price per square metre on the North Coast?

Working from the listed asking prices and recorded unit sizes, the middle of the area works out at roughly EGP 150,000 per sqm, with the bulk of listings between about 115,000 and 200,000. District by district the middle is around 206,000 in Sidi Heneish and about 66,000 in Al Alamein — these are asking prices, not achieved prices, and the record holds no sale prices to compare them with.

What deposit and instalment terms are available?

5% down over eight years is the most common structure in the area (95 of 165 compounds on the deposit, 61 on the eight-year term). The full range of deposits in the record is 1.5% to 35%, and terms run from 3 to 15 years. Some compounds publish more than one plan — Lasirena North Coast lists 10% over 8 years, 35% over 4 and 50% over 5.

When are North Coast projects delivered, and is anything ready to move?

No unit in the catalogue is flagged as ready to move. Delivery dates in the record run from 2025 to 2031, with the largest group in 2030 (428 units), then 2029 (192), 2026 (172), 2028 (155) and 2027 (95). 267 units carry a 2026 or 2027 date.

All figures are asking prices and record values read from the Ahlan Homes catalogue on 24 September 2026.