Executive Summary
- As of mid-2026, entry prices at Wadi Yemm, Modon's first precinct at Ras El Hekma, start from approximately EGP 15.9 million (≈ $320,000) for a one-bedroom apartment, rising to over EGP 320 million (≈ $6.5 million) for the largest branded villas.
- The payment plan reported across sales channels is a 5% down payment with the balance spread over up to 8 years, typically described as interest-free, on top of which a separate maintenance charge usually applies.
- Handover dates differ between sources — some cite first deliveries from late 2027, Modon's earlier materials referenced 2028 — so treat delivery as a phased, multi-year programme rather than one fixed date.
- Egypt's 2023 Investment Law permits freehold ownership for all nationalities, and purchases of $300,000+ have been reported to qualify for a five-year renewable Golden Residency.
- Modon Holding — listed on the Abu Dhabi Securities Exchange (ticker: MODON) and majority owned by ADQ and IHC — was formally appointed master developer for Ras El Hekma in October 2024, following the $35 billion investment framework agreed in February 2024.
- The EGP/USD rate is volatile: it traded around EGP 49 to the dollar in late June 2026, within a 12-month range of roughly EGP 46.6–54.9. Every USD figure in this guide is indicative and should be re-checked at the time of payment.
Where Wadi Yemm Fits Inside Ras El Hekma
Ras El Hekma is a large-scale coastal masterplan on Egypt's North Coast, roughly 85 km west of Alexandria and around 350 km northwest of Cairo, reached via the Fouka Road between New Alamein City and Marsa Matrouh. The masterplan traces back to a February 2024 investment agreement between Egypt and the UAE, under which Abu Dhabi's ADQ committed an initial $35 billion — one of the largest single foreign investment deals in Egypt's modern history.
Modon Holding, an Abu Dhabi-based developer publicly listed on the Abu Dhabi Securities Exchange under the ticker MODON and majority owned by ADQ and the International Holding Company (IHC), was formally appointed master developer for the project in October 2024. The overall masterplan — designed by international planning firm Broadway Malyan — spans approximately 170 million square metres (roughly 40,600 acres) along about 44 km of coastline, organised into multiple precincts, commonly cited as 17, each with its own architectural identity.
Wadi Yemm is the first of those precincts to be released for sale, covering roughly 2,000 acres (about 9 km²) of beachfront land. It is this precinct — not the wider 44 km masterplan — that is currently taking reservations, and it is the pricing and payment terms for Wadi Yemm specifically that this guide covers.
Wadi Yemm Prices in 2026: What the Market Is Actually Reporting
Unlike a single official published price list, current Wadi Yemm pricing is reported through Modon's sales channels and a network of authorised brokers, and figures move between launches and inventory releases. The table below consolidates the price points most consistently reported across independent listings as of mid-2026.
| Unit Type | Typical Size | Starting Price (EGP) | Approx. USD* | Notes |
|---|---|---|---|---|
| Entry Apartment | 1 BR, ~99–110 m² | EGP 15,900,000 | ≈ $321,000 | Most-cited entry price |
| Apartments | 1–4 BR, up to ~280 m² | From ~EGP 16M–35M | ≈ $320K–$705K | Sea or lagoon view |
| Townhouses & Villas | Wadi East-type, multi-bedroom | Reported into the tens of millions EGP | Mid-six to low-seven figures | Varies widely by plot |
| Waterfront Standalone Villas | ~552 m² plot | From EGP 162,600,000 | ≈ $3,285,000 | Premium waterfront |
| Top-Tier / Branded Villas | Up to ~1,270 m² | Up to EGP 324,000,000 | ≈ $6,545,000 | Signature collection |
*USD figures use an indicative rate of ≈ EGP 49.5 = $1 (late June 2026). Ranges are drawn from publicly available broker listings and are illustrative, not a live price list — they are not sourced from a single official Modon price sheet, and inventory, phase and promotional pricing change frequently. Always request the current unit-by-unit price schedule directly from Modon's sales office or an authorised partner before reserving.
Current unit-by-unit pricing, floor plans and available inventory — sent to you today.
The Payment Plan, Step by Step
The payment structure consistently reported across Wadi Yemm sales materials and independent brokers follows the same broad shape used across most North Coast off-plan launches in Egypt: a small reservation deposit, a low down payment, and a long instalment tail.
| Stage | Typical Payment | Notes |
|---|---|---|
| Reservation / EOI | Refundable or credited deposit | Secures a unit and locks the quoted price ahead of the formal contract |
| Down Payment | 5% of unit price | Payable on contract signing |
| Instalments | Remaining ~95% over up to 8 years | Structured in equal instalments; commonly described as interest-free |
| Handover | Phased, from ~2027–2028 | Timing differs by phase and by source — confirm the date in your specific contract |
| Maintenance / Service Charge | Additional, on top of unit price | Covers community upkeep; ask for the exact percentage before signing |
A 5% entry point spread across an 8-year term is longer than the 3–5 year plans typical of many Gulf off-plan markets, which is one reason the project has drawn attention from GCC-based buyers looking to commit capital gradually rather than in a single large payment. That said, an 8-year plan also means a buyer's capital is tied up for a long horizon before a fully paid, deliverable asset exists — a trade-off worth weighing against shorter-plan alternatives elsewhere on the North Coast.
⚠ Before You Reserve
Get the full instalment schedule in writing — including exact dates and amounts for every payment, not just the headline 5%/8-year summary — along with the maintenance fee percentage, any escalation clauses, and the specific handover date written into the contract for your unit. Verbal or brochure-level terms are not a substitute for the signed reservation form and sale contract.
Currency Risk: Why the USD Price You See Today May Not Hold
Every Wadi Yemm unit is priced and contracted in Egyptian Pounds. Since Egypt's currency liberalisation measures beginning in 2022, the EGP has moved substantially against the US dollar, and it remains volatile. As of late June 2026, the USD/EGP rate was trading around 49.2–49.3, having fluctuated within roughly a 46.6 to 54.9 range over the preceding twelve months — a swing of more than 15% in either direction.
For a buyer paying in instalments over up to 8 years, this matters in two ways. First, the EGP cost of the unit is fixed in the contract, but its USD or AED equivalent — what a foreign buyer actually feels leaving their account — moves with the exchange rate at the time each instalment is due. Second, if the EGP weakens further over the payment term, the effective USD cost of later instalments falls; if it strengthens, later instalments become relatively more expensive in USD terms. Buyers transferring funds from the GCC, Europe or elsewhere should budget with a rate range rather than a single fixed number, and consider how their bank or transfer provider prices the conversion.
Ownership Rights and Residency: What's Confirmed
Egypt's 2023 Investment Law allows freehold ownership for all nationalities in designated development zones, and Ras El Hekma operates under this framework — meaning foreign buyers, including GCC nationals, can hold title in their own name rather than through a leasehold or company structure.
Separately, Egypt operates an investment-linked residency programme. Multiple sources report that a real estate purchase of at least $300,000 qualifies the buyer for a five-year renewable Golden Residency permit, with some listings citing a $500,000 threshold as a route toward citizenship eligibility, subject to full due diligence and government approval. These thresholds and programme rules can change, so buyers should verify the current requirements directly with a licensed Egyptian immigration or legal advisor rather than relying solely on marketing material — including this guide.
- Confirm freehold title registration procedure and timeline with an independent Egyptian lawyer, not only the developer's in-house legal team.
- Verify current Golden Residency thresholds and required documentation before assuming eligibility.
- Ask what happens to your payment plan and residency status if handover is delayed beyond the contracted date.
- Clarify resale rights and any restrictions during the payment period, before the title is fully registered.
Get the current payment schedule, maintenance fee structure and residency guidance in one call.
What Could Move Prices From Here: Infrastructure Catalysts
The single most-cited near-term catalyst is Ras El Hekma International Airport, reported to open in phases starting Q4 2026 inside the city limits itself, with carriers including Emirates, Etihad, Qatar Airways, Air Cairo, EgyptAir and Wizz Air reportedly confirmed, alongside seasonal European charter routes. An airport located inside a development, rather than a regional hub an hour's drive away, is an unusual amenity for a North Coast project and is frequently cited by brokers as a driver of future pricing.
Beyond the airport, the wider masterplan includes multiple marinas — reportedly including one of the largest yacht marinas in the region at around 3,000 berths — an international cruise terminal, and smart-city infrastructure (5G, fibre and IoT networks) reportedly being delivered in partnership with e& Egypt. A hospitality pipeline of 50-plus hotels has been referenced across marketing materials, including brand names such as Four Seasons, Sofitel, Marriott, Montage, Accor and Ennismore — though buyers should treat unconfirmed brand pipelines as indicative until individual hotel operating agreements are formally announced.
⚠ Important Investor Note
Infrastructure timelines on large, phased master-developments frequently shift. Past appreciation in comparable Gulf or North Coast launch-phase projects does not guarantee similar outcomes here. Property investment carries currency, regulatory, construction-delay and market risk. Independent due diligence — including a licensed Egyptian lawyer and, where relevant, a financial advisor — is strongly recommended before committing capital.
A Due-Diligence Checklist Before You Reserve
Because pricing and terms are reported through multiple channels rather than one static published list, the most useful thing a prospective buyer can do is convert every verbal or brochure figure into a written, dated document before paying anything.
- Request the current, unit-specific price in EGP, with the USD/AED equivalent clearly marked as indicative and the date of the quote.
- Get the full instalment schedule — every payment date and amount, not just the 5%-down summary — in the signed reservation form.
- Confirm the handover date written into your specific contract, and ask what compensation, if any, applies for delay.
- Ask for the maintenance/service charge as a fixed figure or percentage, and how it is calculated after handover.
- Verify the finishing specification (fully finished vs. shell-and-core, appliances included or not) in writing for your exact unit.
- Confirm freehold registration steps and expected timeline with an independent Egyptian real estate lawyer.
- If pursuing Golden Residency, verify the current threshold and required paperwork with a licensed immigration advisor before relying on it as a purchase driver.
- Check the live EGP/USD rate at the time of each payment rather than budgeting off a single historical conversion.
Key Takeaways
- Entry pricing at Wadi Yemm in 2026 is most consistently reported at around EGP 15.9 million (≈ $320,000), with top-end branded villas reported up to roughly EGP 324 million (≈ $6.5 million).
- The payment plan is widely reported as 5% down with up to 8 years of interest-free instalments — but get the exact schedule for your unit in writing.
- Handover dates vary between sources; treat delivery as phased across 2027–2028 rather than a single guaranteed date.
- Freehold ownership is open to all nationalities under Egypt's 2023 Investment Law, and purchases from $300,000 have been reported to qualify for Golden Residency — verify current thresholds independently.
- Modon Holding is a publicly listed, ADQ/IHC-backed developer formally appointed to the project in October 2024 — a stronger governance signal than a typical private North Coast developer.
- Currency movement is a real, ongoing risk: the EGP/USD rate has swung by more than 15% over the past year, which affects the real cost of an 8-year payment plan.