Southmed Project North Coast-Sahel

Southmed Project North Coast-Sahel: 238 sellers and a developer spreading payment over 15 years

Southmed Project North Coast-Sahel is by Talaat Moustafa Group in Al Dabaa at Kilo 165, on about 23 million m², close to 5,476 feddans. There are two ways to buy: from the developer, who asks just 1.5% upfront and spreads the rest across as long as 15 years, most units due August 2031, or from the 238 owners who had listings up in October 2026: 161 chalets, 30 flats, 11 penthouses, 14 twins, 7 villas and a few others.

A chalet from the developer or from an owner?

Chalets are what sells most here. The figures:

• One-bedroom chalet: the developer 11,477,910 for 68 m²; owners (39 listings) from about 7.3 million for 60 to 93 m².
• Two-bedroom chalet: the developer 18,751,800 for 97 m²; owners (89 listings) from about 10.2 million.
• Three-bedroom chalet: the developer 27,449,980 for 141 m²; owners (32 listings) from about 12.8 million.

Resale starts far below the developer, but the owners' range is very wide, with the dearest two-bedroom chalet listed at about 40 million. That gap tells you chalets are not alike: a view of the sea, the lagoon or the golf course, and a phase handed over or not. Ask each seller which phase their chalet is in and what it faces, and whether the price is the full one or only the amount paid.

The developer's chalet against Al Dabaa's chalets

The developer's two-bedroom chalet, about 193,300 a metre, is among the dearest in Al Dabaa:

• Seazen, 5.6 km away: two bedrooms on 86 m² from 10.34 million, due August 2030.
• D.O.S.E, 6.7 km away: two bedrooms on 95 m² from 17.1 million, due December 2027.
• The Waterway, 6.2 km away: two bedrooms on 135 m² at 23.41 million, due August 2029.
• Lasirena, 2.9 km away: two bedrooms on 85 m² from 8.23 million, due December 2026.

The monthly sums narrow the gap, though. Southmed's chalet starts with roughly 281,000, then close to 102,600 monthly for 15 years. Seazen's, 8.4 million cheaper, starts with about 517,000, then near 96,300 monthly for eight and a half years. For a very similar instalment, Southmed gives you a much dearer chalet, but you keep paying for 15 years. D.O.S.E's chalet, on a ten-year plan, wants 1.71 million upfront and roughly 128,000 monthly. If the monthly figure matters more to you than the total price, Southmed is not as expensive as it looks.

Apartments for sale in Southmed North Coast-Sahel

From the developer, the flat metre is almost fixed at 142,000 to 147,000: a 67 m² one-bedroom at 9,644,590, the nearest handover on offer in June 2030, a 90 m² two-bedroom at 12,828,280 and a 137 m² three-bedroom at 20,105,670. The developer's chalet metre runs above the flat's: about 17% on one bedroom and 33% to 36% on two and three bedrooms, usually for a garden, a ground floor or closeness to the lagoon.

Three-bedroom flats: the developer beats the owners

Owners' flat listings: one-bedrooms of 67 to 103 m² from about 8.59 million (11 listings), two-bedrooms of 82 to 130 m² from about 10.12 million (9) and three-bedrooms of 156 to 198 m² from about 30.18 million (10). On one and two bedrooms, resale undercuts the developer by roughly 1 to 2.7 million. On three bedrooms it is the reverse: the cheapest owner three-bedroom is priced some 10 million above the developer's (20.11 million) and is at least 19 m² larger. Unless you need the extra space, the developer is far better value here, and on a 15-year plan.

Southmed North Coast-Sahel payment plans

A one-bedroom flat needs about 144,669 down, then roughly 52,777 a month over 15 years if split evenly. The one-bedroom chalet comes to about 62,810 a month, the three-bedroom flat about 110,000 and the three-bedroom chalet about 150,200. As most units are due in about five years, you will have paid only around a third of the price by handover, with two-thirds left over the following ten years. The 15-year plan makes entry easy, but you keep paying for years while you holiday. The schedule is in the payment plans.

Southmed villas: from 25 million to 197

All the houses come from owners:

• Villas: the smallest, four bedrooms on 329 m², ask between 25 and 71.3 million (3 listings); the largest, eight bedrooms on 961 m², 133 million; in between, a five-bedroom (438 m², near 78.9 million) and six-bedrooms (588 m², between 128.5 and 197.3 million).
• Twins: the three-bedrooms (8 listings) on 231 m² ask between 29.5 and 65.6 million; the four-bedrooms (6 listings), sized between 221 and 277 m², between 39.6 and 67.8 million.

That range is not just size; it is the difference between a villa on the sea and one set back.

Against the neighbours: D-Bay's five-bedroom villa of 280 m² costs 62.5 million and its 240 m² twin 48.58 million, The Waterway's 320 m² twin 60.93 million and Seazen's 205 m² twin 37.52 million. Southmed's cheapest three-bedroom twin, 29.5 million on 231 m², is below all of them, and its cheapest four-bedroom villa, 25 million on 329 m², is below even Seazen's twin. A figure like that is probably not the full price, so ask what remains before calling it a bargain.

Penthouses and duplexes: more space for the same money

Owners also list 11 penthouses: two-bedrooms of 108 to 171 m² from 14.85 million (6 listings), three-bedrooms of 170 to 220 m² from 18.8 million and four-bedrooms of 266 m² from 52.15 million. The cheapest two-bedroom penthouse, 108 m² or more, is about 3.9 million under the developer's two-bedroom chalet (18.75 million for 97 m²), and comes with a roof. The two three-bedroom duplexes, 224 to 259 m² at about 27.8 to 30.7 million, cost roughly the same as the developer's three-bedroom chalet (27.45 million for 141 m²), at close to double the space. Resale usually means cash, though, while the developer spreads over 15 years, so choose by the cash you hold. There are also 4 studios of 53 to 81 m² from about 7.46 million.

Four beaches, golf and lagoons

In the Southmed North Coast-Sahel master plan, per the project data, the residential districts rise in steps from the sea southwards so most units see water. The beach is about 5.5 km long, split into 4 beaches: activities, families and two for visitors. There are swimmable crystal lagoons, a marina with hotels, restaurants and workspaces, an 18-hole golf course and a social and sports club. The sources mention five phases for the project.

Distance and time

Al Dabaa is about 42 minutes beyond Ras El Hekma per the project data, with Alamein Airport 35 minutes away, New Alamein 55 and the new Fouka road 40. Al Dabaa also holds La Vista Bay East and Hacienda Blue. The full list of pros and cons is on Southmed pros and cons.

Talaat Moustafa built El Rehab and Madinaty before this, and Virginia Beach on the coast. Torn between a resale chalet and one from the developer? Send Masharf's WhatsApp the size and view you want, and we will pull up both.