Katameya Coast North Coast-Sahel

Katameya Coast North Coast-Sahel: the developer's villa at 216 million, owners' villas at half the metre

Katameya Coast North Coast-Sahel is by Katameya Group in Ras El Hekma, covering about 205 feddans. The plan includes a private residents' beach, a beach club, a boutique hotel, a commercial area and pools. The village holds phases: See The Sea for villas, and Lagoon Chalets and Cala Residences for chalets. The metre here is high, but there is a wide gap between what the developer sells and what owners sell, and between one phase and another.

Katameya Coast chalet prices

The developer's October 2026 offers, all at 5% down over 8 years:

• Furnished one-bedroom at Cala Residences, 81 and 90 m²: 14.41 million for the smaller and 15.03 for the larger, roughly 177,900 per metre, handover October 2030.
• Two bedrooms, furnished: 18.7 million for 126 m² up to 23.06 million for 156 m², about 148,400 a metre on the cheapest, due the same month.
• Furnished three-bedroom at Cala, 176 to 190 m²: 26.97 million to start, 153,200 or so per metre, same date again.
• Fully finished three-bedroom at Lagoon Chalets, 215 up to 250 m²: starting at 28.16 and reaching 40.12 million, a metre near 131,000, handover October 2028.

Lagoon Chalets or Cala Residences?

Set the two phases' entry three-bedrooms side by side and Lagoon gives 39 m² more for roughly 1.19 million extra, around 30,500 per added metre. Lagoon's metre is about 22,300 lower, and it hands over two years before Cala. The catch: Cala comes furnished and Lagoon finished without furniture, so add furniture to Lagoon's figure before comparing. By the month, Lagoon runs near 278,600 and Cala near 266,900, only about 11,700 apart.

The one-bedroom carries the dearest metre of any chalet in the village. Moving up to the entry two-bedroom adds around 4.3 million and brings 45 more metres plus a second bedroom.

Odd figures inside one type

Among two-bedrooms, the smallest and largest are 30 m² and some 4.36 million apart, near 145,000 per added metre, which is ordinary. The three-bedrooms are not: at Cala, 14 extra metres add about 6.05 million (432,000 each), and at Lagoon Chalets 35 extra metres add about 11.97 million (342,000 each). Such a jump cannot be the area alone; more likely it reflects a sea or lagoon view or a floor, so ask what the dearer unit has before paying it.

The See The Sea villa and owners' villas

The developer's See The Sea villa has seven bedrooms on 565 m² priced at roughly 216.25 million, which makes each metre near 382,700. Its deposit is 35%, about 75.7 million, and the balance is spread across 3 years, near 3.9 million monthly, due December 2026. Among owners' villas, five bedrooms on 300 and 320 m² are offered at 56 and 60 million (around 187,000 a metre), while four-bedroom villas of 215 to 305 m² range from 45 to 65 million.

Where does the gap come from?

The See The Sea villa is very large, on a 3-year plan only, and due in two and a half months. The owners' villas are smaller and their position is not clear from the listings. So the right comparison is not only by the metre but by position: what the resale villa looks onto, how many rows from the sea, and how much of it has been paid.

Resale also covers two-bedroom chalets from about 16.68 million, roughly 2 million below new; a two-bedroom penthouse of 175 m² at 21.75 to 23 million; and a four-bedroom twin of 275 m² at 37.25 to 40 million, which is 135,500 to 145,500 a metre. That penthouse is 19 m² larger than the developer's dearest two-bedroom (156 m² near 23.06 million) and about 1.3 million cheaper at its lowest. The lowest resale figure may be only what has been paid, so ask for a statement.

Katameya Coast, Hacienda Waters or Salt?

• Hacienda Waters (7 km, June 2029): one-bedroom 65 m² at 14.5 million (metre 223,000), two-bedroom 103 m² at 16.37 million, three-bedroom 141 m² at 19.81 million (metre 140,500), and five-bedroom villas, 324 m², for 77.37 million.
• Salt, 2.1 km off and due March 2031, sells 65 m² with one bedroom for 9.35 million, 95 m² with two for 13.07 million and 110 m² with three for 14.15 million (about 128,700 a metre); its five-bedroom villa, 290 m², asks close to 101.21 million, some 349,000 per metre.
• Mar Bay (6.4 km, Cala's date): two-bedroom 98 m² at 14.03 million, three-bedroom 127 m² at 15.08 million, and five-bedroom villas from 270 m² at 37.94 million (metre 140,500).
• Safia (1.4 km, the same month): two-bedroom 105 m² near 9.97 million, three-bedroom 135 m² near 11.04 million, over 10 years, and a four-bedroom villa of 225 m² near 38.91 million.

So a Katameya Coast one-bedroom costs about the same as Hacienda Waters' but is at least 16 m² larger. Lagoon's three-bedroom metre is close to Salt's and below Hacienda Waters', but the units here are far larger, 215 m² against 110 and 141. With a chalet budget under 12 million, Safia next door, or Youd 2.8 km away (three-bedrooms from 120 m² and 12.85 million), suits better. Youd's chalets should be handed over before this year closes, its three-bedroom on 10% down and 4 years, so for next summer it is nearer than any phase here. Among villas, the owners' metre here (near 187,000) is below Salt and Hacienda Waters and above Mar Bay.

Katameya Coast North Coast-Sahel payment plans

The one-bedroom opens with 720,350, then near 142,600 a month, and the two-bedroom with 935,050, then near 185,100. Against it, Hacienda Waters' one-bedroom, at about the same price, asks only a 2.5% deposit and runs 12 years, coming to near 98,200 monthly, about 44,400 less, though smaller. Since Cala hands over four years into an eight-year plan, you take the keys with over half paid, about 53%, near 7.64 million on the cheapest one-bedroom. Lagoon Chalets you take in two years with near 29% paid, about 8.2 million, and six years to go. So if you plan to let, Lagoon starts earning while you are early in the plan.

Holidays or rental?

For holidays: per the project data, Alamein airport is about half an hour away, New Alamein an hour and Sidi Abdel Rahman 40 minutes. For rental: furnished chalets and the boutique hotel may make letting easier, but the metre is high, so weigh expected seasonal rent against the instalment.

What to ask Katameya Group

First, the phase: date, finishing and price differ between Cala, Lagoon and See The Sea. With any owner's unit, ask Katameya Group for its statement of paid and outstanding instalments, and find out whether it looks onto the sea, the lagoon or the village interior. For Cala's furnished chalets, get the furniture and appliance list in writing, to see what separates them from Lagoon's unfurnished finish.

Katameya Group

The same developer has Katameya Heights and Katameya Dunes in New Cairo.

Want only the owners' villas that face the sea? Message Masharf's WhatsApp.