10 Master Developments · EUR/USD Rate Cards
Hurghada Compounds & Resorts: Price/m², Installment Horizon & Maintenance Matrix
Benchmark 10 verified Red Sea master compounds across Al Mamsha, Sahl Hasheesh, Makadi Bay, Somabay, and El Gouna with side-by-side developer installment modeling.
Compound Installment & Maintenance Comparator
Verified Acquisition & Residency Dossier
EUR 4,968.00 / quarter · All-In EUR 140,990
Side-by-Side Comparison of 10 Hurghada & Red Sea Compounds
EUR 750 – 890/m²
Entry Urban Compounds
Florenza Khamsin & Scandic Resort (2–3 yr plans)
EUR 1,020 – 1,500/m²
Promenade & Bay Resorts
Sahl Hasheesh, Makadi Heights, AlDau & Somabay
EUR 3,450/m²
Flagship Marina Town
El Gouna (Orascom 15% down, 5-year schedule)
| Compound | District | Developer | EUR / m² Range | Down % | Max Horizon | Maint % | Est. Net Yield | Title Status |
|---|---|---|---|---|---|---|---|---|
| The View Hurghada | Sheraton Road Hilltop (Central Coastline) | Middle East Development | EUR 1,350–1,850 | 20% | 4 Years | 10% | 11.4% | Green Contract Eligible (Freehold Land) |
| AlDau Heights Hurghada | El Mamsha (Village Road Promenade) | Sami Saad Holding (AlDau Development) | EUR 1,450–2,100 | 10% | 7 Years | 10% | 10.8% | Green Contract Eligible (Freehold Land) |
| Storia Del Mare Hurghada | Arabia Corniche (Next to Hilton Plaza) | Castello Developments | EUR 1,200–1,650 | 20% | 3 Years | 10% | 11.8% | Registered Land & Signature Validity (Saha wa Tawqee) |
| Makadi Heights by Orascom | Makadi Bay (20 Min South of Hurghada Airport) | Orascom Development Egypt (ODE) | EUR 1,550–2,300 | 10% | 6 Years | 10% | 10.2% | Institutional Developer Contract (Orascom Master Title) |
| Hurghada Heights | El Mamsha (Tourist Promenade) | Eurocon Development | EUR 950–1,350 | 15% | 4 Years | 10% | 11.5% | Green Contract Eligible |
| Stone Heights Hurghada | Hadaba / Sheraton Elevated Plateau | Red Sea Coast Construction | EUR 780–1,050 | 30% | 2 Years | 8% | 10.6% | Signature Validity (Saha wa Tawqee) & Tawkil |
| Clan Residence Hurghada | Magawish / South Mamsha Extension | Clan Real Estate Development | EUR 890–1,220 | 15% | 4 Years | 10% | 11.1% | Green Contract Eligible |
| Florenza Khamsin Beach Resort | Arabia District | Khamsin Residence Group | EUR 850–1,180 | 50% | 2 Years | 10% | 11.9% | Signature Validity & Developer Title Transfer |
| Scandic Resort Hurghada | Arabia Waterfront | Scandic Red Sea Developments | EUR 1,150–1,580 | 30% | 3 Years | 10% | 12.1% | Signature Validity & Freehold Land |
| One7 Residence Hurghada | Sahl Hasheesh Road / South Magawish | One7 Red Sea Developments | EUR 980–1,350 | 15% | 5 Years | 10% | 10.9% | Green Contract Eligible |
Al Mamsha & Central Waterfront
AlDau Heights (Sami Saad Holding) and Florenza Khamsin sit within walking distance of Hurghada International Airport, supermarkets, and pedestrian retail boulevards. Ideal for buyers prioritizing year-round walkability and European expat long-term rental liquidity.
Sahl Hasheesh & Makadi Bay
Caledonia, IL Bayou, Veranda, and Orascom's Makadi Heights offer 5-to-7-year zero-interest payment plans with 10% to 15% reservation down payments, targeting holiday homeowners and foreign residency applicants.
Somabay, Al Ahyaa & El Gouna
Majra Hurghada in Al Ahyaa bridges affordable coastal living (EUR 1,180/m²) with proximity to El Gouna, while Somabay commands strong winter kitesurfing and diving nightly rates ($115–$165/night). Return to the main Hurghada acquisition calculator to stress-test multi-currency scenarios.
Frequently Asked Questions on Red Sea Master Compounds
Why do El Gouna and Somabay command higher square-meter pricing than central Hurghada compounds?
El Gouna (Orascom Development) and Somabay operate as self-contained master-planned towns with private desalination plants, international marinas, championship golf courses, hospitals, and strict architectural density controls. Central Hurghada compounds like Florenza Khamsin and Scandic Resort offer lower entry pricing (EUR 750–890/m²) for urban and beach-access living.
How is the 8% to 10% compound maintenance deposit calculated and held?
Master developers calculate the maintenance deposit as a fixed percentage (typically 10% in resort compounds and 8% in central urban compounds) of the gross contract price. The principal is placed into a dedicated compound upkeep fund to finance pool filtration, landscaping, security gates, and common-area lighting.
Can foreign buyers switch currencies when paying quarterly developer installments?
Off-plan developer contracts in Hurghada are typically denominated in EUR or USD for international buyers, or in EGP indexed to official Central Bank of Egypt (CBE) exchange rates. Buyers should verify whether quarterly installments must be wired in hard currency or settled in EGP at the prevailing bank transfer rate.
Master Land Title, Escrow & Maintenance Reserve Rules
When acquiring an off-plan or ready-to-move unit inside a gated Red Sea resort compound, foreign purchasers operate under Egyptian Foreign Ownership Law No. 230 of 1996 and Egyptian Civil Code Law No. 131 of 1948. In master-planned coastal zones such as Sahl Hasheesh, Somabay, and Makadi Bay, the master developer holds the primary coastal land allocation from the Tourism Development Authority (TDA) or Red Sea Governorate, while unit buyers receive a tripartite or developer-registered contract alongside a power of attorney (Tawkeel) and utility meter allocation.
Any resale of a compound unit triggers the 2.5% real estate disposition tax under Egyptian Income Tax Law No. 91 of 2005 Article 42 (as amended by Law No. 158 of 2018), while final title publicity follows Law No. 114 of 1946 and Law No. 9 of 2022. Foreign purchasers remitting USD 50,000, USD 100,000, or USD 200,000 through official Egyptian banking channels qualify for renewable residency permits under Egyptian Cabinet Decree No. 3326 of 2023.
In accordance with Regulation (EU) 2024/1689 (EU AI Act) Article 50 and Article 50(4), all compound benchmarks and architectural visuals are published under institutional editorial responsibility and human editorial oversight by the Red Sea Real Estate & Statutory Telemetry Desk. See our Methodology & AI Transparency Policy.