The Short Version
- JLL's 2026 North Coast report found average residential prices across the North Coast rose nearly 390% per square metre (in EGP) between 2023 and Q3 2025 — and Ras El Hekma specifically rose even further, from about EGP 43,667/sqm to EGP 217,768/sqm.
- JLL attributes the growth to large-scale infrastructure investment, government master-planning under Egypt's Vision 2052 strategy, a supply pipeline shifting toward Ras El Hekma, expanding hospitality investment, and a widening base of second-home and international buyers.
- A meaningful share of that EGP-denominated growth overlaps with the Egyptian Pound's post-2022 devaluation — a nuance worth understanding before treating the headline number as a pure dollar return.
- This is area-level market data, not a resale track record for any specific project — Wadi Yemm launched recently and doesn't yet have its own secondary-market history.
- JLL itself flags real risks going forward: seasonal demand, infrastructure delivery timelines, and currency fluctuation.
Property marketing loves the word "rising." It's used so often, for so many projects, that it stops meaning much. So instead of asserting that Ras El Hekma property values are increasing, this article walks through the actual third-party data behind that claim — where it comes from, what it measures, and what it doesn't.
What the Data Actually Shows
In May 2026, global real estate advisory firm JLL published a report titled "Leveraging Natural Beauty: Unlocking Egypt's North Coast Residential and Hospitality Markets Potential." The report tracked residential price movement across Egypt's North Coast, including Sidi Abdel Rahman, Ras El Hekma, and New Alamein City, between 2023 and the third quarter of 2025.
The topline finding: average residential prices per square metre across the North Coast, across all districts and property types, rose by approximately 390% over that period. Broken down by property type, villas saw the sharpest increase — up more than 519% to around EGP 298,800 per square metre — while townhouses rose about 361% and apartments and chalets rose roughly 277%.
| Property Type | Price Growth, 2023–Q3 2025 | 2025 Price (EGP/sqm) |
|---|---|---|
| Villas | +519% | ≈ 298,800 |
| Townhouses | +361% | — |
| Apartments & Chalets | +277% | — |
| All North Coast (blended average) | +390% | — |
Source: JLL, "Leveraging Natural Beauty: Unlocking Egypt's North Coast Residential and Hospitality Markets Potential," as reported by Daily News Egypt, May 2026. Figures are area-wide averages in Egyptian Pounds, not project-specific data.
Current published prices across all four Wadi Yemm phases, sent directly to you.
Why Ras El Hekma Outpaced the Rest of the Coast
Within that North Coast-wide trend, JLL identified Ras El Hekma as the standout. Prices there rose from approximately EGP 43,667 per square metre in 2023 to nearly EGP 217,768 per square metre in Q3 2025 — a rise of roughly 399%, ahead of the blended North Coast average, and described by JLL as the strongest appreciation of any district covered in the report.
The report's explanation is straightforward: Ras El Hekma is where the largest single wave of new investment, infrastructure, and master planning is concentrated, following the 2024 appointment of Modon Holding as master developer under a $35 billion partnership with Abu Dhabi's ADQ. JLL also projects that Ras El Hekma will represent close to 38.2% of the North Coast's entire future residential pipeline — roughly 126,600 units — by 2030, overtaking Sidi Abdel Rahman (currently around 43.5% of completed inventory) as the coast's dominant growth market.
The Forces Behind the Increase
JLL's report and the broader public record around the project point to five reinforcing factors.
A Sovereign-Scale Anchor Investment
In October 2024, ADQ appointed Modon Holding — a company listed on the Abu Dhabi Securities Exchange — as master developer for the roughly 170-million-square-metre Ras El Hekma masterplan, under an initial $35 billion partnership. Public reporting has put the project's expected long-term investment at around $150 billion. A commitment of that scale, from a sovereign-linked institutional investor, is the kind of anchor that tends to pull surrounding land values up with it, because it de-risks the surrounding infrastructure timeline for every other developer building nearby.
Government Infrastructure & Policy Alignment
JLL specifically credits "strategic government initiatives" and "major infrastructure upgrades," noting the region's growth is aligned with Egypt's Vision 2052 national development strategy. Roads, utilities, and urban planning funded or coordinated at a national level reduce the execution risk that normally weighs on emerging coastal markets.
Supply Is Shifting Toward Ras El Hekma
JLL's projection that Ras El Hekma will hold 38.2% of the North Coast's residential pipeline by 2030 signals that developers themselves are repositioning capital toward this specific stretch of coastline, supported by the government's Western North Coast Development Project. In practice, that means more of the coast's future growth is expected to concentrate here rather than in already-established areas.
Hospitality Investment Is Expanding Fast
Existing North Coast hotel inventory sits at around 4,000 keys today; JLL projects that reaching roughly 6,700 by 2030 — growth of nearly 67%. The firm expects hospitality investment along the North Coast to total around $40.7 billion between 2026 and 2030, representing close to 30% of total hospitality investment in the market over that period. Hotel-grade infrastructure tends to lift residential values around it, since it brings amenities, air access, and brand credibility that a purely residential district would take much longer to build alone.
The Buyer Base Is Widening
JLL attributes residential demand primarily to second-home buyers — affluent Egyptian families, expatriates seeking investment or vacation property, and GCC investors drawn to the Mediterranean coastline and integrated resort communities. A wider, more international buyer pool generally supports firmer pricing than a market that depends on a single local segment.
Talk directly to an advisor — we'll point you to the source, not just the summary.
The Currency Caveat You Shouldn't Skip
Here's the part most marketing content leaves out, and it matters. The 390–399% figures above are measured in Egyptian Pounds per square metre. The 2023–Q3 2025 window JLL measured overlaps directly with a significant devaluation of the Egyptian Pound against the US Dollar, which took place in stages, most notably in March 2024.
What this means in plain terms
Part of that EGP-denominated price growth reflects general currency and inflation effects across the Egyptian economy during that window, not purely new dollar-denominated value being created. That doesn't make the underlying growth story false — even accounting for currency movement, Ras El Hekma's appreciation appears to have outpaced the broader EGP devaluation, which is itself notable. But if you're evaluating this from a USD, AED, or other hard-currency position, the honest approach is to compare USD-equivalent pricing at your entry point and today, rather than quoting the EGP percentage on its own. We don't have a precise USD-adjusted growth figure to offer you here, and we'd rather say that plainly than estimate one.
It's also worth being clear about scope: this data describes the Ras El Hekma and North Coast market as a whole, based on JLL's area-level tracking. It is not a resale record for Wadi Yemm or any other specific project. Wadi Yemm launched its first phase relatively recently and remains pre-handover, so it does not yet have its own secondary-market price history to point to. Area-wide trends are useful context for understanding the direction of the market — they are not a promise about how any individual unit will perform.
What This Does — and Doesn't — Mean for Buyers
JLL's own report, alongside the headline growth figures, explicitly advised investors to keep three things in view: seasonal demand patterns on the North Coast, infrastructure delivery timelines for a still-developing region, and currency fluctuation risk. That's a research firm publishing a bullish growth story while still flagging its own caveats — which is exactly the kind of balance worth taking seriously rather than skipping past.
- The data supports a genuine, well-documented growth trend in the Ras El Hekma area over the past two to three years.
- It does not guarantee that trend continues at the same pace, or that it applies uniformly to every phase, unit type, or specific development within the area.
- A meaningful part of the headline EGP number reflects currency and inflation dynamics rather than pure real value creation — ask for USD/AED-equivalent comparisons if that's how you're evaluating the purchase.
- Past performance, in this market or any other, does not guarantee future returns.
Key Takeaways
- JLL's 2026 report found North Coast-wide residential prices rose ~390% (EGP/sqm) between 2023 and Q3 2025; Ras El Hekma specifically rose ~399%, from EGP 43,667 to EGP 217,768 per square metre.
- Growth drivers cited by JLL: the $35B ADQ-backed Modon masterplan, government infrastructure and Vision 2052 policy alignment, a supply pipeline shifting toward Ras El Hekma (38.2% of the 2030 North Coast pipeline), expanding hospitality investment ($40.7B, 2026–2030), and a widening international buyer base.
- A meaningful share of the EGP-denominated growth overlaps with the Egyptian Pound's devaluation — always compare USD/AED-equivalent figures if that's your reference currency.
- This is area-level data, not a resale track record for Wadi Yemm or any single project.
- JLL itself flags seasonal demand, infrastructure timelines, and currency risk as factors to monitor going forward.