Southmed Project North Coast-Sahel Pros and Cons

Southmed pros and cons: the short answer first

Southmed Project North Coast-Sahel pros and cons in one line: very easy to get into, and a long wait. Southmed is Talaat Moustafa Group's project in Al Dabaa, on 23 million m², with apartments and chalets. We compared it with the median of 9 Al Dabaa projects on Masharf: its starting price is lower, its deposit is lower and its instalments run longer. But it is handed over years after its neighbours. So the real question is not whether Southmed is good or bad, but whether you are in a hurry for your summers.

Pro one: the price of getting in

The smallest unit in Southmed is a 67 m² one-bedroom apartment at EGP 9,644,590. The median starting price of Al Dabaa projects is 14,372,852. So you get onto the North Coast for about 4.7 million below the median. And this is one of the largest developers in Egypt, not a small project trying to catch the eye with a cheap price. That is why Southmed is the first name that comes up when someone says they want the North Coast on the smallest budget.

Pro two: the deposit

The smallest apartment's deposit is EGP 144,669, about 1.5% of the price, while the Al Dabaa median is 5%. You feel the difference in the very first cheque. In another project at the same price, 5% would be close to half a million. Here it is under 150,000. So if you want to book without tying up your cash, this is the project's strongest point.

Pro three: 15 years of instalments

Every unit is on instalments of up to 15 years, against a median of 9 in Al Dabaa. If you split the rest of the smallest apartment's price evenly over 15 years, the instalment is about EGP 52,800 a month. And if the instalment is to stay within a third of household income, you need an income of about 158,000 a month. This is a rough figure to picture the number; the real schedule may be quarterly or include yearly payments, so ask for it in writing.

Southmed's cons: handover first

The con the numbers show clearly is the handover date. The 67 m² apartment is handed over in June 2030, and the other apartments and the chalets in August 2031. The median handover of Al Dabaa projects still under construction is 2027. So you wait 3 to 4 years longer than the neighbours. If you dream of a summer by the sea with the family next year or the one after, Southmed will not make it, and Al Dabaa projects with nearer handover will suit you better.

Another con: the chalet costs much more than the apartment

Per metre, Southmed's apartments run between about 142,000 and 147,000, while the chalets run between 169,000 and 195,000. So a 68 m² chalet costs about 1.8 million more than a 67 m² apartment, and a 141 m² chalet about 7.3 million more than a 137 m² apartment. A chalet is often closer to the water or has a garden, but that gap is large. So before choosing a chalet, find out exactly what makes it special, and whether that is worth those millions to you.

The location: pro or con?

Southmed is in Al Dabaa. From the project's data: 35 minutes from El Alamein airport, 40 minutes from the new Fuka road, 42 minutes from Ras El Hekma and 55 minutes from New Alamein. So the airport is fairly close, which helps if you come from outside Cairo or let to visitors. But you are not inside New Alamein or Ras El Hekma, so the restaurants and services in those towns will be a drive away.

23 million m²: what does it mean for you?

The project is huge, and that cuts both ways. Its size leaves room for many services and phases. But it also means it is built over years, and the first phases live for a while with work still going on around them. Ask where your unit sits on the master plan, and what will be ready next to it when you take the keys.

Who does Southmed suit?

It suits someone who wants to book on the North Coast with the least cash, is in no hurry, and is comfortable with a long instalment plan from a big developer. It also suits an investor who wants to pay over years and sell or let after handover. It will not suit someone who wants the keys soon, or someone who wants a large chalet on a limited budget.

The verdict: is Southmed worth it?

By the numbers, Southmed is the easiest project in Al Dabaa to get into: a lower price, a lower deposit and a longer plan. Its main con is that you will wait. If waiting is not a problem for you, the pros weigh heavily. And if you want to know what is available now and the latest payment plan, message Masharf on WhatsApp and we will send you the offer in writing.