Koun North Coast-Sahel

Koun North Coast-Sahel: a 154 m² three-bedroom chalet for only 362,000 over the 108 m² one, due in December

Koun North Coast-Sahel is a village by Mabany Edris in Ras El Hekma, published at kilometre 202 on about 106 feddans, close to 85% of it greenery and water. Its sea frontage is roughly 300 metres and it runs some 1,300 metres inland, a long, deep village where a chalet's position matters a great deal. The developer sells chalets only, on three payment systems and three handover dates, all finished. Next to it sits an owners' market of 41 offers priced millions below the developer.

Koun prices 2026

• One-bedroom chalet, 57 m²: 9,232,134, due May 2029.
• Two-bedroom chalet, 85 m²: 15,074,163, due August 2028.
• Three-bedroom chalet in two sizes, 108 and 154 m², between 13,545,907 and 13,908,377, announced for December 2026.

An upside-down list

• Choosing the 85 m² two-bedroom over the cheapest three-bedroom (108 m²) means paying roughly 1.53 million extra; at near 177,300 a metre it is the village's dearest rate.
• Between the small and large three-bedrooms lie 46 m² for only 362,000, about 7,900 per added metre, which brings the large chalet's own metre down to roughly 90,300.
• The 57 m² one-bedroom runs near 162,000 a metre, close to double the large three-bedroom's.

These figures ignore size entirely. Ask about the difference: each chalet's distance from the sea in a village 1,300 metres deep, its phase and its view.

Koun payment plans

• The one-bedroom needs 923,213 to secure it and roughly 69,200 each month for a decade.
• Booking the two-bedroom takes 1,507,416; the next 120 months run near 113,100 apiece.
• Three-bedroom: 30% upfront, 4,063,772 on the 108 m² unit, with the rest over only five years, around 158,000 a month.

A summer soon, or an easy instalment?

The three-bedroom is due in about six weeks, so if the building is truly finished you take the keys with roughly a third paid, but with a large sum upfront and a heavy monthly. The two-bedroom arrives after some 22 instalments, about 26.5% paid (near 4 million), and the one-bedroom after roughly 31, close to 33% (about 3.07 million). The choice is between next summer at the beach for a 4 million deposit, or a gentler monthly and keys in two or three years. Either way, with December so near, check the building's real progress before relying on that date.

Chalets for sale in Koun from owners

Late October 2026 saw 41 units offered by owners:

• The bulk are two-bedroom chalets: 26 of them, sized 73 to 92 m², at asks spanning 5.72 to 12.5 million.
• Five three-bedroom chalets between 114 and 146 m², with asks from 12.98 to 16.6 million.
• Three small one-bedroom chalets (56 to 65 m²) wanting 4.54 to 8.88 million.
• Penthouses too: two-bedroom ones of 90 m² (8.03 to 11.98 million) and a three-bedroom of 121 m² (about 10.04 million).
• A few one- and two-bedroom flats, from 5.02 up to 13.81 million.

A 9 million gap needs explaining

Between the developer's two-bedroom and the lowest owner ask there are about 9.35 million; on one-bedrooms the gap is near 4.7 million. Three-bedrooms are close, the cheapest resale at 12.98 million against 13.55 million. When the gap reaches half the price, the figure is probably not the whole price. Ask the seller directly: how much have you paid so far, and how many instalments remain owed to Mabany Edris? The sum of the two is what compares with the 15 million.

Resale penthouses against developer chalets

An owner's three-bedroom penthouse of 121 m², near 10.04 million, beats the developer's cheapest three-bedroom chalet by 13 m² and undercuts it by about 3.5 million. The two-bedroom penthouse (90 m²) opens at 8.03 million: 5 m² above the developer's two-bedroom chalet yet more than 7 million below. Ask about the roof, the view and the balance owed before treating either as a bargain.

Koun, or Lyv Caesar and Caesar?

• Gates' Lyv Caesar, just 600 metres away, asks 5% over eight years, due January 2030. For an identical 85 m² two-bedroom chalet it wants close to 7.91 million, about half of Koun's ask and some 7.16 million lower; three-bedrooms there begin with 105 m² for roughly 9.58 million. A gap that large must be asked about: distance from the sea, finishing and developer.
• SODIC's Caesar, half a kilometre off, plays in a different league: its three-bedroom flats begin with 141 m² for some 27.53 million, roughly 195,200 per metre.

Koun, or Solare and La Vista Ras El Hekma?

• Misr Italia's Solare, 2.2 km away, runs 5% over ten years. A one-bedroom there gives 66 m² for around 8.4 million (9 m² more and about 830,000 less than Koun's), and a three-bedroom 128 m² for close to 14.1 million, so Koun's large three-bedroom (154 m²) gives 26 more metres for about 192,000 less, with keys two years earlier.
• La Vista Ras El Hekma, 1.6 km off: its entry two-bedroom (120 m², about 16.8 million) asks some 1.73 million over Koun's but adds 35 m². Seavia, by the same developer 1.9 km away, offers two bedrooms on 145 m² for 17.8 million.

Koun's large three-bedroom is among the clearest offers per metre in the area, while its two-bedroom is among the dearest. If you are buying at Koun, the three-bedroom is the sum to make.

Monthly payments at Koun and around it

• Koun's 108 m² three-bedroom, five-year plan: 158,000 or so monthly.
• La Vista's 120 m² two-bedroom over eight years: above 166,000.
• Solare's 128 m² three-bedroom over ten years: near 111,600.
• Koun's two-bedroom over ten years: around 113,100.
• Lyv Caesar's 105 m² three-bedroom over eight years: under 95,000.

Koun's three-bedroom monthly is heavy because the term is short, not because the price is high. With cash for a 30% deposit and room for that instalment over five years, you get a large chalet with keys soon; otherwise, neighbours on longer terms are easier each month.

Koun for a large family

The 154 m² three-bedroom chalet suits a large family holidaying together; its space is close to a city flat and its premium over the 108 m² unit is tiny. The one- and two-bedrooms are small for their price, so ask why a given chalet is dear: near the beach, in the front row, or beside the clubhouse?

Koun location

Koun's published location puts it fifteen minutes from the Dabaa exit, half an hour from Sidi Abdel Rahman, and about 45 minutes from New Alamein, its airport and Marsa Matrouh. Facilities listed include a boutique hotel, a clubhouse with places to eat, shops, a clinic and pharmacy, sports courts, cycling paths, water sports, a children's area, a mosque and golf carts to move residents around. It is announced that every unit overlooks the sea or the lagoons, so confirm your unit's view in the contract. Mabany Edris also builds in West Cairo, with projects such as Green 5 and Central Avenue.

Found a tempting resale chalet at Koun? Photograph the contract and send it to Masharf on WhatsApp; we'll work out what remains on it and set it against the developer.