Hacienda Waters North Coast-Sahel

Hacienda Waters North Coast-Sahel: a 42 m² cabin that costs more than a three-bedroom chalet

Hacienda Waters North Coast-Sahel is a village by Palm Hills Developments in Ras El Hekma, on 161 feddans. On offer are chalets from 65 m² starting at EGP 14,497,000, a small cabin and loft, and five and six-bedroom villas. Chalets and villas come with deposits from 2.5% and 12 years of instalments, handed over in June 2029; the cabin and loft take 5% down over 8 years and are handed over in December 2027.

The surprise is that the 42 m² cabin costs more than a 141 m² three-bedroom chalet. So here, a unit's position in the village moves the price far more than its size. This page explains that gap and helps you choose for your budget.

Who is Hacienda Waters for?

Someone who wants to book with the least cash

The one-bedroom chalet needs about 362,000 down, with the rest over 12 years, one of the lightest plans in Ras El Hekma.

A family that wants space

The three-bedroom chalet from 141 m² has the cheapest metre among the chalets and fits a large family or two.

Someone who wants the beach sooner

The cabin and loft are handed over about a year and a half before the rest of the village.

Someone who wants a villa by the sea

Two villas, five and six bedrooms, for a large family that wants privacy and a garden.

The chalets: the bigger, the cheaper the metre

• One bedroom, 65 to 73 m²: from 14,497,000, about 223,000 per m².
• Two bedrooms, 103 to 114 m²: from 16,374,000, about 159,000 per m².
• Three bedrooms, 141 to 151 m²: from 19,810,000, about 140,500 per m².

The three-bedroom costs only about 5.3 million more than the one-bedroom, for about 76 m² and two rooms more: roughly 70,000 per extra metre, less than a third of the one-bedroom's metre. If your budget allows, the three-bedroom is the best value in the village. The one-bedroom suits a couple, or an investor wanting a small unit to let.

The cabin and the loft: what are you paying for?

The 42 m² cabin costs 20,061,000 and the 46 m² loft 24,432,000, between about 478,000 and 531,000 a metre, more than three times the three-bedroom chalet's metre. That gap pays for two things: the earlier handover, and almost certainly position, since small units at this price usually sit on or right by the sand. Ask exactly where the cabin is on the master plan and what it faces. If the sea at your door is what matters, that is what you are paying for; if space matters more, the three-bedroom chalet gives three times the area for less.

Note too that their plan is different: 5% down over only 8 years, so their instalments are higher than the larger chalets'.

The villas

• Villa, 5 bedrooms, 324 m²: 77,374,000, about 238,800 per m².
• Villa, 6 bedrooms, 374 m²: 115,442,000, about 308,700 per m².

The six-bedroom villa is only 50 m² larger but about 38 million dearer. A gap that size is not about area but position: the dearer villa is very likely closer to the sea or better placed. Ask where both sit on the master plan before comparing.

What income does the instalment suit?

• One-bedroom chalet: 362,425 down, then about 98,200 a month over 12 years.
• Three-bedroom chalet: 548,125 down, then about 133,800.
• Cabin: 1,003,050 down, then about 198,500 over 8 years.
• Five-bedroom villa: 1,934,350 down, then about 523,900.

If the instalment is to stay within a third of household income, the one-bedroom needs about 294,000 a month and the three-bedroom about 401,000. These are approximate and before any increases; details are under payment plans.

Against the villages around it

• Chalets: SODIC's June about 156,400 a metre, Hacienda Waters from about 140,500, Mar Bay and The Med about 118,800, and Cali Coast about 95,800.
• Villas: June about 273,500, Hacienda Waters from 238,800, Direction White 214,500, Cali Coast 162,500, Mar Bay 140,500, The Med 125,100.
• Cabins: Gaia Cabanas about 321,000, The Med about 313,000, Hacienda Waters about 477,600.

So Hacienda Waters is in Ras El Hekma's upper band, below SODIC's June and above The Med and Mar Bay, both less than a kilometre away. Its cabin is far dearer than the neighbours' cabins, so compare its position carefully.

Hacienda Waters or Hacienda Ras El Hekma?

Both are Palm Hills in Ras El Hekma. At Hacienda Ras El Hekma, a three-bedroom apartment of 143 m² costs 18,131,000, about 126,800 a metre, with 5% down over 10 years and handover in December 2030. Here, a three-bedroom chalet of 141 m² costs 19,810,000, a metre about 13,700 dearer, with under 3% down over 12 years and handover in June 2029. So Hacienda Waters costs about 1.7 million more for almost the same area, but arrives a year and a half earlier on a lighter deposit and a longer plan.

For investment

After handover, a chalet in Ras El Hekma can be let by the week in summer, and small units close to the sea let fastest and at the highest rates, which is part of the cabin's price. But the season is short, so work it out on the summer weeks only: ask what similar units let for, count the weeks you can fill, subtract maintenance and cleaning, and divide by the price.

The location and the developer

The village is in Ras El Hekma, with The Med about 600 m away, Mar Bay 700 m, Cali Coast 1.3 km, Direction White 2.2 km, June 2.7 km and Youd 4.4 km. See it under location, or the other villages on the Ras El Hekma page. Palm Hills also has Hacienda Blue and the handed-over Hacienda White.

Things to know before you book

• Check your unit's handover: the cabin and loft come a year and a half before the rest.
• Ask where the unit sits on the master plan, especially the cabin and the villas.
• The finishing level is not recorded with us; ask what you will receive.
• 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 three-bedroom chalet with the cabin or a nearby village, message Masharf on WhatsApp from the button on this page, and we will send you a written offer.