Fouka Bay North Coast-Sahel

Fouka Bay North Coast-Sahel: where owners undercut the developer, and where they ask more

Fouka Bay North Coast-Sahel is by Tatweer Misr, on 220 feddans in Ras El Hekma at kilometre 211 of the Alexandria–Matrouh road. The developer still sells flats, chalets and a villa, and alongside them owners had 82 listings in October 2026, mostly three-bedroom chalets. Put the two side by side and the picture is uneven: in one type owners ask more than the developer, in another about half.

Developer against owners

Here are Fouka Bay North Coast-Sahel prices, from the developer and from owners side by side.

Per the October 2026 offers:

• Three-bedroom chalet: developer EGP 11,523,000 for 110 m²; owners 10.5 to 25 million across 110 to 200 m², in 36 listings.
• Two-bedroom chalet: developer 10,843,000 for 95 m²; owners 9.39 to 23.67 million across 95 to 180 m².
• One-bedroom flat: developer from 10,643,000 for 80 m²; owners 10.89 to 20 million across 50 to 85 m².
• Four-bedroom villa: developer 39,363,000 for 252 m²; owners 19.5 to 45 million across 252 to 372 m².

For chalets the cheapest owner sits only about a million under the developer, and for the one-bedroom flat owners want more than the developer itself. In those types, resale only makes sense if the unit has a better spot or an earlier date.

A 252 m² villa at half price?

The villa is the exception: the same size as the developer's is offered by an owner at 19.5 million. Before getting excited, find out whether 19.5 million buys the villa outright, or only takes over the owner's payments to date while the developer is still owed the rest. The developer's villa is due in November 2028, so these units are still being paid off. Ask Tatweer Misr for an account statement and add the two figures before comparing anything.

The developer's flats

Apartments for sale in Fouka Bay North Coast-Sahel come in two sizes from the developer.

The developer has the one-bedroom on 80 m² up to 11,956,000 and the 110 m² two-bedroom at 15,505,000, both due June 2030. Notice that the three-bedroom chalet on the same 110 m² costs about 4 million less than the two-bedroom flat and has an extra room. The difference is likely position and floor, so ask what each unit looks onto. Among owners, two-bedroom flats on 110 to 125 m² start at 11 million, about 4.5 million below the developer's.

The cheapest way in: a 70 m² duplex

Some types are not offered by the developer at all right now and come only from owners. The cheapest is a one-bedroom 70 m² duplex starting at 6.5 million and topping out at 8, more than 4 million under the developer's cheapest flat. Two-bedroom duplexes measure 91 to 95 m² and ask between 9.39 and 12.1 million. Three-bedroom townhouses of about 140 m² begin at 14 million, the dearest near 26.83. Four-bedroom twins are larger, 200 to 287 m², priced between 23 and 37 million. Penthouses with two or three bedrooms ask between 12 and 14 million.

Five years to pay

The Fouka Bay North Coast-Sahel payment plans are short.

The developer asks 5% down and spreads the rest over only 5 years. The deposit is small, about 532,150 on the cheapest flat, but the short term pushes the monthly instalment to around 168,514. The neighbours all run longer: El Masyaf and Azha over 10 years, Hyde Park North and Ogami over 7 to 8. Buying from an owner, the norm is that they take what they paid in cash and you carry on with the remaining instalments, so ask how many years are left on their contract.

Chalets cheaper than the neighbours, instalments not

The developer's three-bedroom chalet, 110 m² at 11.52 million, is clearly cheaper than the chalets around it:

• Azha, 1.5 km away: three bedrooms from 123 m² at 18.15 million, over 10 years.
• Hyde Park North Seashore, 2 km away: a 111 m² three-bedroom chalet at 22.21 million, over 8 years, due February 2028.
• Ogami, 4.9 km away: a 182 m² three-bedroom chalet from 26.34 million.

The short term turns the monthly sum around, though. The two-bedroom chalet here, at 10.84 million, carries close to 171,700 a month over 5 years; El Masyaf's 105 m² two-bedroom, 600 m away, costs 18.2 million but comes to roughly 144,000 monthly across ten years. El Masyaf is some 7.4 million dearer, yet about 28,000 lighter each month. Flats tell the same story: the one-bedroom here runs near 168,500 a month, while Hyde Park North's 63 m² one-bedroom at 9.06 million comes to roughly 89,700 monthly across eight years. With a high income and a wish to finish fast, Fouka Bay is cheaper in total; relying on a comfortable instalment, the neighbours are easier despite costing more.

Most of the price paid before the keys

The chalets are due December 2030, about four years and two months away, so on a 5-year plan roughly 85% of the price is paid before handover. The flats are due June 2030, around 75% paid by then. The villa is due November 2028, so you take it with only about 45% paid. The villa also undercuts the neighbours': Azha's 221 m² four-bedroom starts at 51.07 million and Ogami's 286 m² four-bedroom at 72.83 million, against 39.36 million here for 252 m². Azha's five-bedroom villa, 265 m² from 47.15 million, is due two months before Fouka Bay's, so the two arrive at about the same time some 8 million apart.

On two-bedroom flats, the developer's here is 110 m² at 15.5 million, while Hyde Park North Seashore's two-bedroom starts at 96 m² for 12.94 million over 8 years, due September 2029: about 2.6 million cheaper, 14 m² smaller and roughly a year sooner.

Twelve islands on lagoons

The Fouka Bay North Coast-Sahel master plan is built around water.

The village is laid out as 12 islands on 31 artificial lagoons covering about 35 feddans, ringed by sandy beaches about 7 km long, per the project data. It has 3 hotels, restaurants, cafés and a commercial area. Water surrounds you on more than one side, so when picking a unit ask where its island lies: on the sea, on a lagoon, or inland.

Kilometre 211 and the neighbours

Access is via the new Fouka road, the Alamein road or the Dabaa road, and New Alamein is the nearest fully serviced city. El Masyaf is about 600 m away, its chalet near 173,298 a metre. Azha is 1.5 km off at about 147,537, and Hacienda West the same distance at about 190,248. Fouka Bay's developer chalet runs about 104,755, cheaper than all of them. For flats, Hyde Park North Seashore, 2 km away, is about 132,404, close to the one-bedroom here.

Tatweer Misr

Among its projects are Salt in Ras El Hekma, D-Bay in Dabaa, Il Monte Galala in Sokhna and Bloomfields in New Cairo.

Tell us on Masharf's WhatsApp whether you want an island on the sea or on a lagoon, and your budget, and we will send what the developer and owners have in one reply.