Direction White North Coast-Sahel

Direction White North Coast-Sahel: resale chalets at close to half the developer's price

Direction White North Coast-Sahel is by Arabella spread over some 290 feddans by kilometre 193 in Ras El Hekma. Most units hand over in 2027, and the developer still sells at high prices. Meanwhile owners list 28 offers, many well below the developer. This page sets the two side by side, then compares each type with the same type next door.

Chalets for sale in Direction White: developer against owners

• Two-bedroom chalet: the developer sells 105 to 125 m² at 15.5 to 16.2 million; owners offer 105 to 159 m² from 9.5 to 14.44 million (9 offers).
• Three-bedroom chalet: the developer wants 20.7 million and up (155 through 210 m², topping at 25.9); owners ask roughly 11.14 to 13.88 million for 155 through 194 m².
• One-bedroom chalet of 65 m²: developer only, 8.2 to 11 million.

Where does that gap come from?

The cheapest resale three-bedroom chalet is roughly half the developer's cheapest. Part of that may be owners who bought at older prices; part may be a listed figure that is only the amount paid, with instalments left. With handover close, ask for the account statement, the phase and the unit's distance from the sea, since the project has several phases at different prices.

Extra space at Direction White: cheap in two-bedrooms, dear in penthouses

• One-bedroom chalet: all 65 m², yet the price moves 2.8 million, so the whole gap is position, not area.
• Two-bedroom chalet: 105 to 125 m² adds only about 700,000, near 35,000 per extra metre, far below the chalet's own metre. The larger one is the deal here.
• Three-bedroom chalet: the 55 m² between smallest and largest cost about 5.2 million, near 94,500 a metre.
• Three-bedroom penthouse: only 11 m² between smallest and largest, but 6.4 million in price. That is the cost of a view or roof, not of space.

Across types, the 130 m² two-bedroom townhouse starts at 18.6 million, a house for about 2.4 million more than the largest two-bedroom chalet. And stepping from the smallest three-bedroom chalet to the four-bedroom townhouse costs about 6.3 million, for 25 m², a room, and a house instead of a chalet.

A three-bedroom townhouse dearer than a four-bedroom

Two developer townhouses share 180 m²; the one with three bedrooms is listed at 33 million, the four-bedroom at 27: one room fewer for 6 million more. The clear difference is the date: the three-bedroom is due September 2027 over 6 years, the four-bedroom a year later over 7. The first may be in a phase nearer the sea, or the figure may need checking, so ask before choosing.

Direction White payment plans: a plan per type

• One-bedroom chalet: 10% and 8 years, about 76,900 a month.
• Two-bedroom chalet: 10% and 6 years, about 193,800 a month.
• Two-bedroom townhouse: 10% and 7 years, about 199,300 a month.
• Three-bedroom chalet: 10% and 6 years, near 258,800 a month.
• Twins and villas: 20% and 5 years, so the cheapest twin passes 746,000 a month.

With dates this close, you take the keys having paid only a small part: about 24% on the two-bedroom chalet by its date, and only about 26% on the twin due in four and a half months. Almost all the instalments fall after handover, which suits buyers who will let in summer to cover part of them.

Direction White chalets, or Cali Coast and The Med?

• Cali Coast, under a kilometre away, books at 5% over 9 years, with keys a month after Direction White's chalets. Its prices are clearly lower: two-bedrooms from about 8.52 million for 86 m², three-bedrooms from about 11.12 million for 114 m². So its three-bedroom is about 9.6 million below Direction White's, though 41 m² smaller.
• The Med, a little further at 1.6 km, sells two-bedrooms from around 13.24 million for 102 m² and three-bedrooms from 14.61 million for 123 m², with keys in June 2029, over a year and a half after Direction White.
• Hacienda Waters, 2.2 km off: two-bedrooms from 103 m² near 16.37 million, slightly above Direction White's, and three-bedrooms from 141 m² near 19.81 million.
• Mar Bay, 2.8 km away: two-bedrooms from 98 m² near 14.03 million, due October 2030.
• June, half a kilometre off, is in another class: its smallest three-bedroom chalet is 229 m² near 36 million.

So the developer's chalet here sits in the middle: dearer than Cali Coast and The Med, close to Hacienda Waters, cheaper than June, with a nearer date than most. The resale three-bedroom from 11.14 million stands almost level with Cali Coast's new price on a much larger area, provided the figure is a full price.

Houses: townhouses, twins and villas

For the 130 m² two-bedroom townhouse, the developer asks between 18.6 and 22 million, owners between 15.85 and 19.04. The four-bedroom 258 m² twin costs 56 to 61 million from the developer and 33 to 49.4 million on resale. The five-bedroom 373 m² villa costs 80 to 86 million from the developer.

Resale also offers duplexes the developer doesn't list: three-bedroom ones (239 through 254 m²) between 14.87 and 17.25 million, four-bedroom ones (234 through 251 m²) between 14.79 and 16.5, plus a penthouse of 520 m² listed for 30 million. A four-bedroom 373 m² villa asks 50.74 million, about 29 million below the developer's villa of the same size. Oddly, one "villa" listing with five bedrooms at 48 million measures exactly 258 m², the developer's twin size, so confirm what the unit really is.

A house here beside the neighbours' houses

The four-bedroom townhouse (180 m² at 27 million) costs about what Cali Coast's 185 m² townhouse does (about 26.79 million), and more than Mar Bay's 155 m² one (about 21.66 million). The twin here (258 m² from 56 million) is on par with June's 238 m² twin (about 54.29 million) and nearly double The Med's 287 m² twin (about 30.1 million). The 373 m² villa from 80 million is close to Hacienda Waters' 324 m² villa (about 77.37 million) and below June's 332 m² one (about 90.8 million). So Direction White's larger houses are priced in the June and Hacienda bracket, not Cali Coast's or The Med's.

And the penthouse?

Direction White's penthouse, 154 m² at 24.6 million, runs near 159,700 a metre, almost Mar Bay's 181 m² penthouse metre (about 28.96 million). June has a 223 m² penthouse near 31.16 million, some 20,000 a metre less, and The Med a 281 m² one near 23.8 million, far cheaper in total and per metre. So the penthouse here has one of the dearest metres around, with only its nearer date clearly in its favour.

The phases

The project is split into phases, among them Water Crest, home to the cheapest chalet, Oyster, Water Creek and Phase One, where the villas are. Per the developer, the project rises to about 44 m above sea level so most units see the water.

Found a resale chalet at Direction White? Send it to Masharf's WhatsApp with its phase name, and we will tell you whether it sits near the market.