Sadaf Village North Coast-Sahel

Sadaf Village North Coast-Sahel: a finished chalet in El Hamam at half the neighbours' monthly

Sadaf Village North Coast-Sahel is a New Plan resort in El Hamam, set as published for the project at kilometre 68 of the coastal road. Its 22 feddans split into 12 for the first residential phase and 10 for a commercial zone with hotel apartments. Every unit is delivered finished; chalets and studios take 5% down and ten years, the twin house seven, and the announced handover is October 2029. What stands out is the monthly instalment: roughly half that of the nearest neighbour, thanks to both a lower price and a longer term.

Sadaf prices 2026

• Studio, 47 m²: 3,895,000 up to 4,475,000.
• One-bedroom chalet, 65 m²: 5,150,000.
• Two-bedroom chalet, 90 m²: from 6,900,000 to 7,766,000.
• Three-bedroom chalet, 118 m²: 8,968,000 to 10,488,000.
• Four-bedroom twin house, 238 m²: 22,500,000.

The chalet metre eases as size grows, from near 79,200 on one bedroom to 76,700 on two and 76,000 on three. The twin sits clearly higher, around 94,500 a metre.

One size, several prices

Each type at Sadaf comes in a single size, yet prices still vary within it. The 47 m² studio spans 580,000 between cheapest and dearest; the 90 m² two-bedroom, 866,000; the 118 m² three-bedroom, as much as 1.52 million. What is being priced is position, not area. Ask about the difference: distance from the sea, floor and view. In a village whose sea frontage is only 180 metres wide, a front-row unit and a back-row one are not the same product.

What an extra room costs

• Studio to one-bedroom chalet: the 18 extra m² come to about 1.26 million, near 69,700 each.
• One bedroom to two: 25 m² for 1.75 million, exactly 70,000 a metre.
• Two bedrooms to three: 28 m² for roughly 2.07 million, some 73,900 per metre.
• Dearest three-bedroom to the twin: 120 m² and about 12 million more, over 100,000 a metre.

Each step between chalets costs less per metre than the chalet average, so a buyer whose budget nearly reaches the next size usually does well to take the extra room. The jump to the twin is a different market altogether.

Sadaf payment plan: 120 months on chalets, 84 on the twin

• Studio: 194,750 to book, then about 30,800 every month.
• One-bedroom chalet: 257,500 at signing, followed by near 40,800 monthly.
• Two-bedroom chalet: a first payment of 345,000 and instalments around 54,600.
• Three-bedroom chalet: 448,400 upfront, with roughly 71,000 a month after.
• Twin: 1,125,000 down, then some 254,500 monthly, because its term is only seven years.

How much is paid by the first summer?

October 2029 is about 36 months away. On chalets that is 36 of 120 instalments, so close to 34% is settled at handover: around 1.3 million on the studio, 1.73 million on the one-bedroom, 2.31 million on the two-bedroom and 3 million on the three-bedroom, with seven more years paid while you holiday there. On the twin it is 36 of 84, nearly 46% (about 10.29 million), with four years left.

A row with no type

The list also carries a second 47 m² unit at 3,785,000, with 10% down (378,500), about 28,400 a month over ten years and a date two months before the rest, but no type named. It matches the studio's size and undercuts the cheapest studio by 110,000, though its deposit is almost double. Ask New Plan what it is before counting it.

Sadaf, or Bungalows in El Hamam?

Bungalows, about 5 km away, is the nearest priced project. It asks 10% down over six years, with keys due October 2028, a year before Sadaf.

• Its studio covers 38 m² for 5.33 million: roughly 1.44 million more than Sadaf's cheapest studio, for 9 fewer metres. The monthly there is near 66,600, over twice Sadaf's.
• Its largest one-bedroom chalet, 64 m², is about 6.52 million; Sadaf's 65 m² one gives a metre more and saves some 1.37 million. Monthly: about 81,500 there against 40,800 here.
• Two-bedrooms at Bungalows open with 98 m² at 8.27 million; Sadaf's 90 m² unit is about 1.37 million lower and 8 m² smaller, and its instalment is roughly half (103,400 at Bungalows).

Bungalows hands over a year sooner; Sadaf costs less and asks far less each month. Ask about the difference: position against the sea and finishing.

Bungalows resale as a yardstick

Sadaf has no owners' offers yet, so the closest market read is Bungalows resale in the second half of October 2026: a 56 m² one-bedroom chalet near 4.63 million, two 80 m² two-bedrooms at 4 to 4.2 million, and a 160 m² three-bedroom at 10.25 million. Those two-bedrooms work out near 50,000 a metre, well below either developer, so the figure is most likely what has been paid so far, not a full price. The 160 m² three-bedroom, around 64,000 a metre, is 42 m² larger than Sadaf's and some 1.28 million above its cheapest. Meet an offer like that and ask for the account statement to learn what the seller still owes.

Sadaf, or Q Bay in Alamein?

Q Bay, roughly 23 km off, takes 10% down over eight years and is due a month before Sadaf. A one-bedroom chalet there is 75 m² for 7.2 million, so its 10 extra metres over Sadaf cost about 2.05 million. Its two-bedroom (115 m², 10.4 million) is some 1.43 million above Sadaf's 118 m² three-bedroom despite being smaller. The surprise is Q Bay's three-bedroom: 145 m² for 10.6 million, about 73,100 a metre, below Sadaf's three-bedroom rate, so for a large chalet it adds 27 m² for little more than Sadaf's dearest. Among houses, Q Bay's four-bedroom townhouse is 210 m² at 22.3 million while Sadaf's twin gives 238 m² for only 200,000 more, though Sadaf's monthly is higher on its shorter term.

Sadaf location

As published for the project, Sadaf lies at kilometre 68 of the coastal road with a direct sea frontage 180 metres wide and up to 280 metres deep. The village is narrow and runs inland, so not every unit sits by the beach, and that likely explains part of the price spread within each type. It is close to New Alamein, Alamein airport and Borg El Arab, making the drive from Alexandria shorter than for villages beyond Alamein.

Studio or one-bedroom for summers?

The gap between the cheapest studio and the one-bedroom chalet is about 1.26 million, or roughly 10,000 a month. A studio suits two people; a one-bedroom takes a small family and tends to let more easily in season. If you plan to rent it out, ask for weekly rents of both types in El Hamam first, since that gap tells you whether the extra room pays for itself.

The commercial part and New Plan

The other 10 feddans are announced as shops and hotel apartments, with no prices yet. Buyers aiming at summer lets should ask when that part opens, as shops and restaurants inside the village matter to tenants. New Plan also builds Talah, Atika and Eleven in the New Capital, and Amara in New Cairo.

Want to know which Sadaf studios are nearest the water and what they cost? Message Masharf on WhatsApp and we'll ask New Plan about each unit's position and price.