Zoya Ghazala Bay North Coast-Sahel

Zoya Ghazala Bay North Coast-Sahel: a villa for the price of a twin house

Zoya Ghazala Bay North Coast-Sahel is a coastal village by LMD on 148 feddans in Ghazala Bay, at kilometre 145 of the Alexandria to Matrouh road according to the project's details. The range is unusually wide: from an 84 m² fully finished apartment at EGP 11,500,000 up to a 945 m² six-bedroom villa, with chalets, a cabin, townhouses and twin houses in between. Each unit has its own plan, from 5% down over 10 years to 20% down over 4 years.

Because the plans differ so much, the price alone misleads here. The cheapest four-bedroom villa costs the same as the twin house while being 40 m² larger, and the three-bedroom apartment has a lower instalment than the one-bedroom. This page sorts it out.

Who is Zoya for?

A summer buyer on a moderate budget

The three-bedroom apartment, with 5% down and the lightest instalment in the village.

A family that wants a chalet near the water

Two and three-bedroom chalets from 120 m².

A buyer who wants a house

Townhouse, twin house or villa, with the 300 m² villa the clearest value.

A top-end buyer

Large villas up to 945 m².

Where is Zoya?

In the Ghazala Bay area of the North Coast. According to the project's details, Amwaj is about 15 minutes away, Marassi about 20 and Hacienda Bay about 24, reached from the new Fouka road, the international coastal road, the Alamein road or the Dabaa road. Its nearest neighbour is Telal North Coast about 1.5 km away, then Vero 7.4 km and Rivette Amwaj 8.4 km. See it under location, or the Ghazala Bay page.

The master plan

The project's details describe green space between units for privacy, crystal lagoons at the centre that the homes look onto, and a five-star hotel inside the village. A working hotel usually raises the level of operation and services, and helps a unit let in summer.

Apartments and the cabin

• Apartment, 1 bedroom, 84 m²: 11,500,000, about 136,900 per m², fully finished, 10% down over 4 years, May 2028.
• Apartment, 3 bedrooms, 123 m²: 15,900,000, about 129,300 per m², 5% down over 10 years, December 2029.
• Cabin, 66 m²: 23,700,000, about 359,100 per m², 15% down over 3 years, June 2027.

The three-bedroom costs 4.4 million more than the one-bedroom, yet its instalment is about 90,000 a month lower, because it runs over 10 years instead of 4. The cabin has the dearest metre in the village by far: a small unit priced above a three-bedroom chalet's starting price, which usually means a front-row spot on the water. Ask exactly where it is.

The chalets

• 2 bedrooms, 120 m²: 18,000,000, about 150,000 per m², 10% down over 8 years.
• 3 bedrooms, 145 to 235 m²: from 24,000,000 to 35,700,000, about 165,500 per m² at the smallest, 4 available.

The largest three-bedroom chalet, 235 m², comes to about 151,900 a metre, so the bigger chalets cost less per metre than the smaller ones.

The houses: a villa for the price of a twin house

• Townhouse, 4 bedrooms, 230 m²: 45,600,000, about 198,300 per m², 20% down over 4 years.
• Twin house, 4 bedrooms, 260 m²: 56,000,000, about 215,400 per m², 10% down over 6 years.
• Villa, 4 bedrooms, 300 to 520 m²: from 56,000,000 to 144,000,000, about 186,700 per m² at the smallest, 20% down over 4 years.
• Villa, 5 bedrooms, 375 to 495 m²: 108,000,000, 10% down over 6 years.
• Villa, 6 bedrooms, 945 m²: 230,000,000, about 243,400 per m².

The 300 m² villa and the 260 m² twin house cost the same 56 million, but the villa is 40 m² larger and stands alone. The difference is the plan: the villa needs 11.2 million down and about 933,000 a month over 4 years, the twin house 5.6 million down and about 700,000 a month over 6. If you can carry the villa's terms, it is the better buy. The larger villas jump to about 243,000 to 288,000 a metre, so the 300 m² villa is also the best villa metre in Zoya.

The monthly sums

• Three-bedroom apartment: 795,000 down, then about 125,900 a month.
• One-bedroom apartment: 1,150,000 down, then about 215,600.
• Two-bedroom chalet: 1,800,000 down, then about 168,800.
• Three-bedroom chalet: 2,400,000 down, then about 225,000.

These are approximate and before any increases; details are under payment plans.

Against the villages around it

• Chalets: Zoya about 150,000 a metre, Rivette Amwaj 117,900, Bianchi Ilios 102,500, Telal North Coast 94,100, Vero 89,900.
• Villas: Masaya about 256,800, Zoya from 186,700, Telal North Coast 169,200.
• Twin houses: Masaya about 244,900, Zoya 215,400, Telal North Coast 178,300.

So Zoya is in the upper band for chalets, and in the middle for houses, below Masaya and above Telal next door. You pay for the lagoons, the hotel and LMD's name.

Handover dates

Handover runs from June 2027 for the cabin to the end of 2029 for the three-bedroom apartment, with the villas about three months after the cabin. Check your own unit's date in the contract.

For investment

A coastal unit earns mostly in summer, so rent covers only part of a year's instalments. Smaller chalets and apartments usually let more easily for short stays, and a hotel on site helps. Work out the return with real summer rents for similar units nearby, minus maintenance and the empty months.

The developer

LMD's projects include Three Sixty and One Ninety in New Cairo, and Being in October.

Things to know before you book

• Every unit has its own plan; compare monthly instalments, not prices only.
• Ask where the cabin is, and why it costs so much.
• Read the pros and cons and the amenities above.

Your next step

Look at the units under available units and the FAQs. To compare the villa and the twin house on your budget, message Masharf on WhatsApp from the button on this page, and we will send you a written offer.