The Groove Ain Sokhna

The Groove Sokhna: four phases, four handover dates, one village

The Groove Sokhna, listed with us as The Groove Ain Sokhna, is a coastal village by DM Development in Ain Sokhna, on 350,000 m², about 45 minutes from Cairo's new gates according to the project's details. Chalets start at EGP 5,257,000 for a 73 m² one-bedroom and villas at 17,450,000, all fully finished, with 10% down on most units. Handover runs from this month to October 2029, depending on the phase.

That spread is what you need to understand before buying. The Groove sells through four phases, and the same chalet can cost 2.5 million less if you are willing to wait about 20 months longer. This page lays the phases side by side.

The Groove location in Ain Sokhna

Where is The Groove Sokhna? In Ain Sokhna, on the Galala side of the coast. Its neighbours: Baymount about 700 metres away, Tatweer Misr's Il Monte Galala 3.4 km, Jura 4.1 km and Jebal El Sokhna 4.8 km. Being about 45 minutes from Cairo's new gates is what makes Sokhna a weekend coast: a chalet here gets used through the year, not only in summer.

See the exact spot under location, or browse the other villages on the Ain Sokhna page.

The developer of The Groove

Who developed The Groove? DM Development, with 5 projects published on Masharf. One of its phases, Brellia, is handed over this month, so you will be able to see the developer's finished work on site before committing to the later phases.

Chalets in The Groove: the four phases

What unit types are in The Groove? The project's details list chalets, standalone villas and twin houses. On offer now, all fully finished:

• Brellia: a two-bedroom chalet of 103 m² at 10,000,000, handed over this month, 20% down over 4 years.
• Sereia: chalets of 70 to 155 m² from 7,761,000, January 2028, 10% down over 7 years.
• Riva: chalets of 73 to 145 m² from 5,257,000, September 2029, 10% down over 8 to 10 years.
• Capella: four-bedroom villas of 170 to 250 m² from 17,450,000, October 2029, 10% down over 10 years.

The price of waiting: Riva against Sereia

Riva's one-bedroom of 73 m² costs 5,257,000; Sereia's of 70 m² costs 7,761,000. That is about 2.5 million more for 3 m² less, in exchange for handover about 20 months earlier. The same pattern holds for three bedrooms: Riva's 145 m² at 10,440,000 against Sereia's 155 m² at 13,670,000. If you can wait, Riva is clearly the better value.

Ready now: Brellia

Brellia's two-bedroom is the only unit you can use this season. But its plan is short: 2 million down and about 166,700 a month over 4 years. Riva's larger three-bedroom costs about the same total, on a much lighter plan, but you wait three more summers. So the choice is between three summers at the beach and a far easier payment.

Capella villas

The villas run from 170 m² at 17,450,000 to 250 m² at 38,500,000. At about 102,600 a metre for the smallest, they are well below the villas around them: Il Monte Galala's start at about 149,700 and Murano's at about 139,600.

The Groove for sale: the sums

• Riva one-bedroom, 5,257,000: 525,700 down, then about 39,400 a month over 10 years.
• Riva three-bedroom, 10,440,000: 1,044,000 down, then about 97,900 a month over 8 years.
• Brellia two-bedroom, 10,000,000: 2,000,000 down, then about 166,700 a month over 4 years.
• Capella villa, 17,450,000: 1,745,000 down, then about 130,900 a month over 10 years.

Terms vary by phase and unit, so check the one for the unit you choose. These are approximate; details are under payment plans.

Against the villages around it

Using the cheapest chalet's price per metre nearby:

• Il Monte Galala: about 110,100.
• Baymount: about 104,200.
• Jebal El Sokhna: about 79,900.
• The Groove: from about 72,000 in Riva.
• Murano: about 66,400.

Riva's chalets are among the cheapest metres on this stretch, fully finished, and well below Baymount next door. Sereia's sit closer to Baymount's level.

Who does The Groove suit?

A family that wants weekends at the sea this year

Brellia's ready two-bedroom, if the short plan fits your cash.

A first-time buyer on the coast

Riva's one-bedroom needs about half a million down and under 40,000 a month, one of the lightest ways into a finished chalet in Sokhna.

A family that wants a house by the sea

Capella's villas, at a metre well below the villas around them, on 10 years.

Weekend home or investment?

Sokhna's short distance from Cairo means a chalet can be let on weekends across much of the year, not only in summer, which widens the rental season compared with the North Coast. Small units let fastest. Still, work it out honestly: ask what similar chalets let for per night, count the weekends you can realistically fill, subtract maintenance, cleaning and management, and divide by the price. With a low entry price, Riva's one-bedroom is the easiest unit to make that sum work.

What the village offers

The amenities recorded include a clubhouse, swimming pools, a commercial strip and a garage. In any coastal village, ask how far your chalet is from the sea and the pools, and find it on the master plan before you compare prices.

Things to know before you book

• Check your phase's handover date and your unit's term: 4 to 10 years.
• Brellia asks 20% down; the other phases 10%.
• Inspect Brellia's ready chalets before signing, and ask about the maintenance deposit at handover.
• Find your unit on the master plan and ask how far it is from the sea and the pools.
• Read the pros and cons and the FAQs.

Your next step

Look at the units under available units, and each phase on its own page. To compare Riva, Sereia and Brellia for your budget, message Masharf on WhatsApp from the button on this page, and we will send you a written offer for each.