Azzar Island North Coast-Sahel

Azzar Island North Coast-Sahel: a new flat from the developer, or an owner's townhouse for the same money?

Azzar Island North Coast-Sahel is by Reedy Group, spread over some 400 feddans by kilometre 185 in Ras El Hekma. The developer sells a studio, flats and a loft at 5% down over 10 years for October 2029 handover, and a townhouse on a quite different plan. Owners, meanwhile, offer townhouses, the cheapest at roughly the price of a new two-bedroom flat. This page works through both routes and sets each unit type against the same type next door.

What the developer lists at Azzar Island

• A 40 m² studio: 6,100,000, or 152,500 a metre.
• One-bedroom flat of 43 to 50 m², one price: 6,300,000.
• Two-bedroom, 75 m²: 9,700,000, near 129,300 a metre.
• Three bedrooms on 97 m²: 13,000,000.
• A one-bedroom loft with two bathrooms, 100 m²: 15,300,000.
• Three-bedroom townhouse, 168 m²: 18,000,000, at 10% down over 6 years, due September 2029.

The project's data lists the flats, studio and loft as fully finished. No finishing is given for the townhouse, so ask what state it is handed over in before setting it beside any finished unit; if it turns out semi-finished, finishing costs come on top of its price.

Which Azzar Island unit gives the cheapest metre?

Prices inside the project do not rise in step with size:

• Studio to one-bedroom: only 200,000 apart, for a bedroom and at least 3 m² more. If the one-bedroom is the 50 m² one, its metre is 126,000, the lowest of any flat and over 26,000 below the studio's. So before taking the studio, ask about the one-bedroom; the deposits differ by just EGP 10,000.
• One-bedroom to two-bedroom: 25 m² more (50 to 75) for about 3.4 million, around 136,000 per added metre.
• Two-bedroom to three-bedroom: 22 m² more for 3.3 million, 150,000 per added metre, above the three-bedroom's own average (near 134,000). The third bedroom comes dear here.
• Three-bedroom flat to townhouse: 71 m² more for 5 million, around 70,400 per added metre, the cheapest extra space in the project. The townhouse's whole metre, near 107,100, is Azzar Island's lowest.

A one-bedroom loft dearer than a three-bedroom flat

The loft costs 2.3 million more than the three-bedroom, with only 3 m² between them. Something other than area sets its price: a higher ceiling, a terrace or a view. Ask exactly which, and if you need bedrooms for a family, the three-bedroom is far better value.

Azzar Island payment plans: monthly, and paid by handover

Every flat shares one plan, 5% at booking and a decade to pay, which keeps the monthly figure light:

• Studio: 305,000 down, near 48,300 a month.
• One-bedroom: 315,000 down, about 49,900 a month.
• Two-bedroom: 485,000 down, near 76,800 a month.
• Three-bedroom: 650,000 down, about 102,900 a month.
• Loft: 765,000 down, near 121,100 a month.

With handover about 3 years off and a 10-year plan, you take the keys having paid roughly a third, some 3.25 million on the two-bedroom, leaving 7 years after handover. That suits buyers who will summer there or let it while instalments continue.

The townhouse is the reverse: 1,800,000 down and about 225,000 a month. Its keys come once some 53% has gone in, close to 9.5 million, and what is left must be cleared in roughly 3 more years. The project's cheapest metre, then, but it needs a heavy monthly income.

Azzar Island townhouses from owners

In mid-October 2026 owners had 12 listings:

• Ten three-bedroom townhouses sized 130 to 170 m², their owners wanting between 9.74 and 14.66 million.
• A small two-bedroom townhouse of 107 m², its owner asking 10.25 million.
• A three-bedroom villa on 162 m² at 14.9 million.

Is the cheapest resale townhouse a full price?

The cheapest resale townhouse is 130 m², which works out near 74,900 a metre, more than 32,000 below the developer's townhouse metre. That sum sits very close to what you would have paid on the developer's townhouse by handover, which points to it being the amount paid so far rather than the full price. The small 107 m² townhouse also asks more than a larger three-bedroom one, which would not happen if every figure were a full price. Ask for the account statement, what remains and over how many years, and when the unit is due.

The two-bedroom's budget: a new flat or an owner's house?

The developer's two-bedroom costs close to the cheapest resale townhouse, but they are paid in entirely different ways. The flat asks 485,000 at booking, then a decade of instalments. The resale townhouse, if its figure is what was paid, goes to the owner in cash, then you carry on its instalments with the developer. Holding close to 10 million in cash? Resale gets you 130 m² or more instead of 75. Holding only a deposit? The new flat at 5% is the route.

At the top, the dearest resale townhouse is about 3.3 million under the developer's, and the resale villa about 3.1 million under it. The developer offers no villas at all, so ask which phase that villa belongs to, when it is due, and how many rows it sits from the sea.

Azzar Island or Youd and Safia: a finished flat or a chalet?

Azzar's neighbours sell chalets rather than flats, but the sizes are close enough to compare:

• Studio: at Salt, 1.2 km away, from 45 m² at about 7.72 million, so 5 m² more for some 1.62 million extra, due March 2031, a year and a half after Azzar.
• One-bedroom: Youd, 1.9 km away, prices its cheapest one-bedroom chalet, 55 m², near 6.61 million with keys promised for December 2026, but it wants 10% upfront and the rest within two years, close to 248,000 every month. Safia, 2.3 km off, asks about 6.91 million for a 72 m² one-bedroom: 22 extra metres for roughly 610,000 more, with just 2.5% at booking, a decade of instalments and keys in October 2030.
• Two-bedroom: Youd starts its two-bedrooms at 74 m² for about 9.1 million, on 5% and 10 years like Azzar, due some 3 years earlier. Safia gives 105 m² for about 9.97 million, 30 m² more for under 300,000 extra. In two-bedrooms, Azzar is not the cheapest around.
• Three-bedroom: Safia offers 135 m² for about 11.04 million, 38 m² more and about 2 million less than Azzar, near 81,800 a metre. Youd has 120 m² at about 12.85 million, Salt 110 m² at about 14.15 million.

That gap does not make Azzar dear, because its flats are fully finished while these neighbours list no finishing for their chalets. Ask each what it hands over, since a semi-finished chalet needs finishing money on top of its price, which could close the whole gap. Katameya Coast, under a kilometre away, hands over furnished chalets; its one-bedroom starts at 81 m² for about 14.41 million, over twice Azzar's flat, but the furniture is in the price.

Azzar Island's townhouse or Salt, Safia and Mar Bay?

Here Azzar is clearly the cheapest:

• Azzar: one size, 168 m², at 18 million with keys in September 2029.
• Salt: its smallest, 130 m², starts near 19.46 million, which is about 149,700 per metre.
• Safia: a single size, 165 m², priced near 21.11 million (some 127,900 per metre), keys in October 2030.
• Mar Bay, 5.5 km away: from 155 m² at about 21.66 million, due the same month.
• LVLS Mountain View, the same distance: from 180 m² at about 28.89 million.
• The Med, 6.7 km off, the earliest of the lot (August 2027): 200 m² for around 30.64 million.

But the low price costs you each month. Salt's townhouse, on 5% and 10 years, runs near 154,100 a month; Safia's, on 2.5% and 10 years, near 171,500; Mar Bay's over 8 years near 214,400; and Azzar's is the heaviest of them. So Azzar is cheaper in total and heavier monthly. If your income can carry it, it saves roughly 1.5 to 3.7 million against the three nearest, and is due at least a year before them, though Salt's townhouse is also 38 m² smaller. If the instalment decides it, Salt or Safia is lighter.

Azzar's loft or The Med's

The nearest loft on offer is at The Med: two bedrooms on 149 m² for about 21.94 million, near 147,200 a metre, a little under Azzar's loft metre (153,000) and 49 m² larger, but due July 2030. If you want a loft for the smallest outlay, Azzar is the area's lowest entry.

On the beach and off it

Per the developer: a women-only beach, beach volleyball, an open-air beach cinema, an outdoor gym, a water-sports centre for rowing and surfing, restaurants and cafés, a kids' area, garages and camera security. Ask what the maintenance fee is and when it falls due, as it lands on top of the instalment from the first summer.

Reedy Group

The developer also builds Reedy City and Azzar New Cairo in New Cairo, so if you want to see its work before booking on the coast, ask about the state of the phase handed over there.

Want to compare a resale townhouse in Azzar with a developer flat? Send the two offers to Masharf on WhatsApp and we will cost each one in full.