Mar Bay - Ras El Hekma North Coast-Sahel

Mar Bay - Ras El Hekma North Coast-Sahel: a five-bedroom villa for 686,000 over the three-bedroom one

Mar Bay - Ras El Hekma North Coast-Sahel is an Al Marasem Development village in Ras El Hekma, published as sitting at kilometre 191 of the Matrouh road on about 640 feddans with a sea frontage near 1,200 metres. The developer sells nine types, from a two-bedroom chalet to a five-bedroom villa, all finished, all on 5% down over eight years, with keys announced for October 2030. Alongside runs a very large owners' market for a village this far from handover, 76 offers, starting millions below the developer.

Mar Bay prices 2026

• Two-bedroom chalet: 98 m² for 14,028,000 at the small end, 128 m² for 16,707,000 at the top.
• Three-bedroom chalet: opening with 127 m² at 15,084,000 and closing with 152 m² at 18,105,000.
• Three-bedroom townhouse: 155 m² (21,662,000) through 200 m² (26,782,000).
• Four-bedroom chalet of 190 m²: 24,135,000.
• Twin houses: 220 m² with four bedrooms at 27,767,000, and 175 m² with three at 28,433,000.
• Three-bedroom penthouse of 181 m²: 28,961,000.
• Villas: three bedrooms on 220 m² at 37,258,000; five bedrooms from 270 m² at 37,944,000 up to 350 m² at 62,584,000.

Surprises on the list

• The largest two-bedroom chalet (128 m²) costs about 1.62 million more than the smallest three-bedroom (127 m²): nearly equal size, and the extra bedroom is cheaper.
• The 175 m² three-bedroom twin runs some 666,000 above the 220 m² four-bedroom twin.
• The 270 m² five-bedroom villa adds only around 686,000 over the 220 m² three-bedroom villa, for 50 metres and two more rooms.

Neither size nor room count is what is priced here. Ask about the difference: the unit's position against the lagoons and the sea, the terrace it stands on, and the view.

Moving between types

From the first two-bedroom chalet to the first three-bedroom, 29 extra metres cost about 1.06 million, pulling the metre from near 143,100 down to roughly 118,800. From the largest three-bedroom chalet to the first townhouse, though, just 3 metres separate them for some 3.56 million, the price of being on the ground with a garden. The 181 m² penthouse sits around 10.86 million above the biggest three-bedroom chalet for 29 metres, so ask about the roof's size before comparing.

Mar Bay payment plan: 5% and 96 months

• Cheapest two-bedroom chalet: 701,400 down, then close to 138,800 a month.
• First three-bedroom chalet: booked with 754,200, about 149,300 monthly.
• First townhouse: 1,083,100 upfront, roughly 214,400 each month.
• Three-bedroom villa: a first payment of 1,862,900, then near 368,700.

Half the price before the first summer

October 2030 falls after 48 of the 96 instalments, so your first swim comes with about 52.5% settled: around 7.36 million on the cheapest two-bedroom, 7.92 million on the first three-bedroom, 11.37 million on the first townhouse and 19.56 million on the three-bedroom villa. Four years of payments follow handover. If you won't use it soon, weigh that instalment against what the same money could earn elsewhere.

Chalets for sale in Mar Bay from owners

Owners listed 76 units late in October 2026, a striking number for a village four years from completion:

• 32 two-bedroom chalets between 98 and 149 m², the lowest ask 10.85 million and the highest 20.72.
• 21 three-bedroom chalets sized 118 to 165 m², asking anywhere between 11.5 and 23.53 million.
• Three-bedroom townhouses (eight offers) from 19.96 million, and a 175 m² four-bedroom townhouse from 17.75 million.
• 220 m² four-bedroom twins starting at 22.55 million, and five-bedroom villas around 270 m² starting at 30.44 million.
• A 165 m² three-bedroom penthouse at 17.14 to 18.83 million.

Millions apart from the developer

The cheapest resale two-bedroom chalet sits about 3.18 million under the developer's cheapest; the four-bedroom twin undercuts the developer's same 220 m² by roughly 5.22 million; and the 270 m² five-bedroom villa falls near 7.5 million below. Gaps that size in a project still under construction raise one question: is the figure the full price, or what the seller has paid with the rest left to you in instalments? Ask for the contract and payment schedule, add the two, then compare with the developer.

Mar Bay, or Hacienda Waters and The Med?

• Palm Hills' Hacienda Waters, only 700 metres away, is due June 2029, sixteen months before Mar Bay. Its first two-bedroom chalet covers 103 m² near 16.37 million, roughly 2.35 million above Mar Bay's cheapest for 5 extra metres. Its 324 m² five-bedroom villa wants about 77.37 million, close to double Mar Bay's.
• The Med, 1.3 km off, runs the same plan with a June 2029 date. Its entry two-bedroom chalet, 102 m² around 13.24 million, is 785,000 below Mar Bay with 4 more metres, and its first three-bedroom (123 m²) matches Mar Bay's metre. Four-bedroom villas there begin with 202 m² near 25.27 million, some 12 million under Mar Bay's three-bedroom villa.

Mar Bay, or Cali Coast and Direction White?

• Cali Coast, 2 km away, is clearly cheaper on chalets: three-bedrooms from 114 m² near 11.12 million over nine years, due October 2027. Its 185 m² townhouse, around 26.79 million, adds 30 metres and about 5.13 million over Mar Bay's first townhouse.
• Direction White, 2.8 km off, takes 10% over six years: two-bedrooms from 105 m² around 15.5 million and a penthouse from 154 m² at 24.6 million, so Mar Bay's penthouse is 27 m² larger and about 4.36 million dearer.

Mar Bay's chalets therefore sit mid-range in Ras El Hekma: above Cali Coast and The Med, below Hacienda Waters. Its villas are among the area's cheapest five-bedrooms, near 140,500 a metre against over 238,000 at Hacienda Waters.

Townhouses, twins and villas against the neighbours

Mar Bay's first townhouse, 155 m², comes to about 139,800 a metre, against roughly 153,200 for The Med's 200 m² townhouse and near 144,800 at Cali Coast. Its four-bedroom twin runs around 126,200 a metre, below Cali Coast's twin (near 176,500) and above The Med's (about 104,900). Mar Bay's houses track their neighbours; the real gap is in villas, where Hacienda Waters, June and Direction White all pass 200,000 a metre.

Mar Bay location

As published for the project, Mar Bay stands at kilometre 191 of the Matrouh road in Ras El Hekma, with Hacienda Waters 700 metres away and The Med at 1.3 km. It offers swimmable lagoons, private sandy beaches, five stepped terraces giving units a view, a commercial area, and tennis and padel courts. Al Marasem, active since 1997, also builds Fifth Square in New Cairo and Mar Ville in New Zayed.

Holding a resale offer at Mar Bay? Send Masharf the price and instalment schedule on WhatsApp and we'll set the full cost against the developer's price.