Masaya Village North Coast-Sahel

Masaya Village North Coast-Sahel: a 227 m² duplex for less than a 157 m² flat, at a metre above most neighbours

Masaya Village North Coast-Sahel is a resort by EGYGAB on about 30 feddans in Sidi Abdel Rahman, at kilometre 134 according to the developer. One plan covers every unit, 10% down and eight years of instalments, and handover is announced for June 2028, about twenty months away. The price list runs upside down: studios and small flats cost nearly twice the metre of the big duplexes. Below, that pattern is worked through, the money due before handover added up, and every type set against villages close by in Sidi Abdel Rahman and Ghazala Bay.

Masaya prices from the developer

• Studios, finished: the 61 m² one at 10,895,000, roughly 178,600 per metre, and the 75 m² one at 11,197,000.
• One-bedroom flat, finished, 74 m²: 13,128,000.
• Finished two-bedroom flats: 16,296,000 for the 95 m² one, up to 23,763,000 for 157 m².
• Three-bedroom chalets, finished: 146 m² at 18,101,000 and 171 m² at 22,900,000, about 124,000 a metre on the first.
• Three-bedroom duplexes start at 227 m² for 20,017,000 (around 88,200 a metre), the largest 253 m² at 22,870,000.
• With four bedrooms: the chalet is 259 m² for 23,285,000; duplexes cost 27,450,000 (271 m²) up to 29,352,000 (305 m²).
• Houses: the twin, 245 m², is 60,000,000; villas cost 87,500,000 for 300 m² and 93,750,000 for 365 m².

Studios, flats and three-bedroom chalets are listed finished; no finishing is stated for the duplexes, the four-bedroom chalet, the twin or the villas. The full list is in the price table on this page.

The sums inside Masaya

The bigger studio for very little more

The small studio (61 m²) costs 10.9 million and the large one (75 m²) 11.2 million, so 14 extra metres cost about 302,000, near 21,600 each. If you are taking a studio, take the large one. Odder yet: the 75 m² studio undercuts the 74 m² one-bedroom by about 1.93 million though it is a metre larger, so compare the two layouts before choosing.

Why is the duplex so cheap?

The 227 m² three-bedroom duplex costs 20 million; the dearest two-bedroom flat, 157 m², costs 23.76 million. You gain 70 m² and a room and pay less. The 259 m² four-bedroom chalet also undercuts that flat. The catch: flats are listed finished, while the duplex and four-bedroom chalet state no finishing. So ask whether the duplex comes finished; if not, fitting out 227 m² will eat much of the gap. Ask about the floor and view too, since a ground-floor duplex differs from an upper one.

Three-bedroom chalets: the bigger one costs more per metre

The 171 m² chalet is just 25 m² bigger than the 146 m² one but costs around 4.8 million more; per added metre that is close to 192,000, far beyond the chalet's base metre. That is not the price of space, so ask what explains it before paying: position, view and finishing.

Paying for Masaya, keys after 20 instalments

Monthly over 96 months: the studio about 102,100, the one-bedroom near 123,100, two-bedrooms from around 152,800, the three-bedroom chalet close to 169,700, the three-bedroom duplex about 187,700 and the four-bedroom chalet near 218,300. The duplex instalment is only some 18,000 above the chalet's for nearly 80 more metres.

Twenty instalments plus the deposit come to about 29% by handover. That comes to about 3.13 million on a studio, 4.69 million on the cheapest two-bedroom, 5.2 million on a three-bedroom chalet and 5.75 million on a duplex. Roughly six years remain, paid while you holiday in the unit. That suits a buyer who will use it; anyone planning to sell after handover should know the buyer inherits many instalments.

A Masaya studio or flat, or Alura and Bianchi Ilios?

• Alura, 2.4 km away, is the clearest comparison: listed finished, with keys just two months after Masaya. Its 60 m² studio costs near 6.37 million, about 4.52 million below Masaya's cheapest, and its 92 m² two-bedroom around 8.38 million, close to 7.9 million below Masaya's smallest. A gap that wide with the same finishing and almost the same date needs explaining: distance from the sea and the village's standard.
• Bianchi Ilios, only 400 m off and also finished: a 54 m² studio near 6.86 million and two-bedroom chalets from 106 m² around 12.19 million. Clearly cheaper, but handing over in October 2030, two years and four months after Masaya, on 5% down.
• Zoya Ghazala Bay, 10.5 km away: a finished 84 m² one-bedroom at 11.5 million, about 1.63 million below Masaya's for 10 more metres, with keys a month earlier. Its plan is only four years, though, so the instalment is heavier.
• Q North, 3 km off, is the budget end of the scale. Its chalets come furnished; one bedroom on 55 m² is 4.5 million and two bedrooms on 90 m² about 7.02 million, with keys three months behind Masaya.

Masaya's chalets and duplexes against the neighbours

• Masaya's entry three-bedroom chalet, 146 m² at 18.1 million, runs about 5.1 million above Alura's (148 m², near 13 million) and some 3.24 million above Bianchi Ilios' (145 m², near 14.86 million).
• Telal North Coast lies 9.4 km away; its three-bedroom chalet of 130 m² sells near 13.51 million (some 103,900 per metre), with keys only in October 2030.
• Zoya Ghazala Bay is the one that outprices Masaya: its first three-bedroom chalet is 145 m² at 24 million, handing over the same month.
• Vero, 3.5 km away, sells a 195 m² duplex near 18.45 million. That saves about 1.57 million against Masaya but gives up 32 m², so Vero's metre is higher, around 94,600, with keys in February 2030.

So Masaya's flat and chalet metre is among the highest in Sidi Abdel Rahman, below only Zoya. Its duplex metre, though, is level with the neighbours or lower, and is the clearest sum in the project if it turns out finished.

Masaya's twin and villas

At 60 million for 245 m², the twin works out near 244,900 per metre. Zoya Ghazala Bay sells a four-bedroom twin of 260 m² for 56 million, 4 million less with 15 more metres, on Masaya's date. Telal North Coast has a 214 m² twin near 42.18 million, and Q North plays in another league: a furnished 200 m² twin at 17 million.

Masaya's villas start at 300 m² for 87.5 million, near 291,700 a metre, over three times the duplex metre in the same village. Booking one needs 8,750,000, monthly payments run about 820,300, and around 25.16 million will be in by handover. Zoya Ghazala Bay sells a villa of the same 300 m² for 56 million, some 31.5 million less, due October 2027; Telal North Coast a five-bedroom of 315 m² near 53.32 million. If a detached house in the area is the goal, compare closely before Masaya.

Resale costs far less

Nine owner listings were live in mid-October 2026. Five were two-bedroom chalets between 93 and 126 m², priced from 7.21 to 9.5 million, roughly half of a new two-bedroom here. There was also a 113 m² one-bedroom duplex at 9.57 million, two twins of 245 and 300 m² at 34 and 40 million against 60 million new, and a 325 m² villa near 63.46 million. Gaps that large in a project still a year and a half from handover most likely mean these are amounts paid so far, with instalments still owed. Have the seller show the contract and statement with EGYGAB; the true cost is what you pay them plus that balance.

The project and the developer

Per the developer, the buildings take their shape from seashells, with curved lines that let in air and sun, and most of the land is given to greenery, water and services; the village is close to El Alamein, Ras El Hekma and El Alamein airport. EGYGAB also builds The Islands in the New Capital and The Median Residences in New Cairo.

Want to know whether Masaya's duplex is finished and how far it sits from the sea? Send the question to Masharf's WhatsApp and we'll put it to EGYGAB.