Lagoons Al Alamin North Coast-Sahel

Lagoons Al Alamin North Coast-Sahel: three bedrooms at 65,000 a month, while roomier neighbours want it paid in three years

On the New Alamein coast stands Lagoons Al Alamin North Coast-Sahel, one of the projects of Modon Egypt; as published for the project, it faces the Alamein Towers beside the heritage city. The developer sells a single type in two forms, a three-bedroom flat or duplex, both finished. Booking takes 5%, the rest spreads over eight years, and keys are announced for November 2029. The real question here is not price but space against payment term, since neighbours offer far larger homes on only three years.

Lagoons Al Alamin prices 2026

• Three-bedroom flat of 92 m² for 6,609,000 (about 71,800 per metre).
• Three-bedroom flat of 95 m² for 7,295,000 (roughly 76,800 per metre).
• Three-bedroom duplex: 105 m² at 7,023,000; 123 m² at 10,496,000.

Three metres for 686,000

The two flats are only 3 m² apart, yet the price differs by about 686,000, close to 228,700 per added metre. The duplexes repeat the pattern: the 18 m² between 105 and 123 cost some 3.47 million. Area is not what is being priced; position is. Ask about the difference: floor, view and the distance between the unit and the sea.

The cheapest duplex is the clearest sum

The cheapest duplex (105 m²) adds just 414,000 or so to the cheapest flat (92 m²) for 13 metres over two floors, roughly 31,800 per added metre. Its metre, near 66,900, sits below the flat's. If an internal staircase doesn't bother you, the cheapest duplex beats every flat on the list.

Three bedrooms in 92 m² means small rooms, a layout suited to a family spending summers rather than living there all year.

Lagoons Al Alamin payment plan: 5% and a long tail

• Cheapest flat: 330,450 upfront, then about 65,400 each month.
• 95 m² flat: 364,750 at booking; monthly thereafter about 72,200.
• Cheapest duplex: a 351,150 first payment and some 69,500 monthly.
• Dearest duplex: close to 524,800 down and roughly 103,900 a month.

At handover

Keys come after 37 of the 96 instalments. By then close to 42% is settled: around 2.75 million on the cheapest flat and 2.92 million on the cheapest duplex. The other 59 months, almost five years, run while you spend summers there.

Lagoons, or Downtown Extension and T Residences?

• Downtown Extension by City Edge, 700 metres away, sells a 196 m² three-bedroom for 7,448,000: more than twice Lagoons' flat for only about 839,000 more. Its plan runs three years, though, so the monthly is near 196,600, three times Lagoons'. Its announced date of September 2026 is behind it, so check the building's progress. Even its 164 m² two-bedroom at 6,179,000 is cheaper than Lagoons' cheapest flat and 72 m² bigger.
• T Residences, 1.3 km off, sells finished three-bedrooms that begin with 110 m² and about 3.64 million, saving about 2.97 million on Lagoons with 18 more metres, on 15% down over seven years at roughly 36,800 a month, due in December.

A gap that wide calls for a direct question: why is Lagoons' metre close to double its neighbours'? Ask about the difference: position against the sea, building type and the services inside the project.

Lagoons, or Il Latini and North Edge?

• SED's Il Latini, 1.9 km away: its first three-bedroom covers 143 m² for roughly 5.59 million, 51 m² more and 1.02 million less than Lagoons, over three years, with its announced date already passed.
• City Edge's Il Latini, 2.4 km off: three-bedrooms open at 162 m² near 6.15 million, cheaper than Lagoons and 70 m² larger, due March 2027.
• North Edge, 1.7 km away: its smallest three-bedroom is 193 m² (close to 8.27 million) and its smallest two-bedroom 128 m² (around 6.84 million).

Lagoons is the only project in this comparison on eight years with 5% down. If your monthly capacity is around 65,000, it is almost the only way to a new three-bedroom here. With cash to hand and room for a large instalment over three years, the neighbours give far more space for the same money.

Eight years or three: the sum in figures

Set Lagoons' cheapest flat beside Downtown Extension's three-bedroom. After 36 months, the Downtown Extension buyer has paid the full price, about 7.45 million, and holds 196 m². The Lagoons buyer has paid close to 2.68 million, owes some 3.9 million over five more years, and holds 92 m². Lagoons eases the month; Downtown Extension gives far more space for a similar total. Check your monthly income first: if 196,000 a month for three years is manageable, the neighbours are clearer. If not, Lagoons is the route.

At the expensive end

Beach Front Towers, 2.2 km away, plays in another league: its three-bedrooms begin with 300 m² and roughly 35.23 million, some 117,400 per metre. Lagoons falls between the pricey beachfront towers and the spacious, cheaper compounds, with less space than either.

What to choose in Alamein by budget

• Under 5 million: a resale two-bedroom chalet at Lagoons, or a three-bedroom at T Residences.
• About 6.2 to 6.6 million: Lagoons' cheapest flat on a light instalment, or a 164 m² two-bedroom at Downtown Extension over three years.
• About 7 to 7.5 million: Lagoons' cheapest duplex, or Downtown Extension's 196 m² three-bedroom if the instalment is affordable.

Apartments for sale in Lagoons Al Alamin from owners

The developer offers no studios, one- or two-bedrooms, but owners listed ten units in the second half of October 2026:

• Two studios (43 and 50 m²) with asks of 3.55 and 4.41 million.
• A one-bedroom chalet (51 m²) close to 3.77 million, and a 50 m² one-bedroom flat around 4.96 million.
• Four two-bedroom chalets of about 66 and 68 m², the cheapest 4.12 million and the dearest 5.5.
• An 86 m² three-bedroom asking 8.2 million, and a 160 m² duplex wanting close to 9.52 million.

The 86 m² resale flat asks some 1.59 million above the developer's cheapest while being smaller, so the developer is the clearer route there. The resale duplex is 37 m² larger than any developer duplex, at near 59,500 a metre, below the developer's rate. Either way, find out from the seller how much is paid and what is still owed, and set the offer against the developer's price for the same type.

Lagoons Al Alamin location

As announced, Lagoons faces the Alamein Towers beside the heritage city, near Alamein airport and the Alamein museum, with the New Fouka road, the international coastal road and the Wadi El Natrun road within reach. New Alamein has universities, towers and year-round homes, so for letting to students or staff the neighbours' larger flats may suit better. This project is separate from Lagoons, the same developer's project in R8 of the New Capital.

Want Lagoons' three-bedrooms compared with the neighbours on the same monthly budget? Message Masharf on WhatsApp and we'll run the numbers.