Emirates Heights Village North Coast-Sahel

Emirates Heights Village North Coast-Sahel: ready resale at a fraction of the new launches next door

Emirates Heights Village North Coast-Sahel covers about 530,000 m² in Ras El Hekma and was built by Yafa Mac Developments. All its handover dates are behind it and the developer lists no prices, so owners are the sellers, with about 23 listings in October 2026. The surprise is how far their prices sit from the new projects around it in Ras El Hekma.

Apartments for sale in Emirates Heights North Coast-Sahel

Owners' listings in October 2026:

• Chalets with two bedrooms, 100 to 125 m²: 14 listings from about 3.08 million (near 30,700 per metre) to about 11 million.
• A 100 m² two-bedroom flat: two listings, 2.9 to 6.65 million.
• A 120 m² three-bedroom flat: two listings, 4.5 to 7 million.
• A 50 m² studio: about 3 million.
• Penthouse with two bedrooms, 100 m²: about 6 million. Villa with two bedrooms, 120 m²: about 7.7 million.
• A 240 m² four-bedroom chalet: about 12.5 million.

Wide gaps within one type

Prices for two-bedroom chalets stretch from 3.08 to 11 million on similar sizes (100 to 125 m²), the dearest about three and a half times the cheapest, and 100 m² two-bedroom flats from 2.9 to 6.65 million. Gaps that wide say position (on the sea or inland), finishing and condition matter more than size. Per the project data, chalets and flats vary in finishing from unit to unit, while the studio, penthouse, villa and four-bedroom chalet are fully finished.

Bigger is cheaper per metre

The four-bedroom chalet (240 m², 12.5 million) works out near 52,000 per metre and the villa (120 m², 7.7 million) near 64,000. So the large units cost more per metre than the cheapest chalet but far less than the dear two-bedroom chalets, which reach close to 88,000 (11 million on 125 m²).

Against new projects in Ras El Hekma

The new projects around it cost several times more:

• Safia (3.8 km, October 2030): its first two-bedroom chalet is 105 m² for 9.97 million, roughly 95,000 per metre.
• Youd (7.8 km, December 2026): its first two-bedroom chalet is 74 m² for 9.1 million, the soonest to hand over.
• Azzar Island (6 km, October 2029): a two-bedroom flat of 75 m² for 9.7 million.
• Salt (7 km, March 2031): its first two-bedroom chalet is 95 m² for 13.07 million, roughly 137,500 per metre.
• Katameya Coast (5.1 km): its first two-bedroom chalet is 126 m² for 18.7 million.

The cheapest two-bedroom chalet at Emirates Heights, 3.08 million, undercuts the cheapest new two-bedroom chalet on that list by about 6 million, and ready for next summer. Even the dearest two-bedroom chalet here (11 million) sits close to Safia and Youd, which are yet to hand over.

Small units

The owner's 50 m² studio here, about 3 million, compares with Azzar Island's 40 m² studio near 6.1 million and Salt's from 45 m² near 7.72 million. New one-bedrooms start at 55 m² near 6.61 million at Youd and 72 m² near 6.91 million at Safia. For roughly the price of a small new one-bedroom, you get a two-bedroom chalet here.

And the houses

On houses the gap widens. The two-bedroom villa here costs 7.7 million; Safia's cheapest villa (three bedrooms, 185 m²) is close to 28.25 million, and Salt's villas start around 37.1 million for 180 m². The four-bedroom chalet here, 12.5 million for 240 m², is close in size to Safia's 225 m² four-bedroom villa at about 38.91 million. Large space here costs a third of the new price or less.

Why such a gap?

No reason is given in the data. What is in your hands to compare: the age of the buildings and the state of their finishing, how far the unit is from the sea, and the condition of the village and its services. The projects around it are still under construction, priced at today's rates on long plans, so set the cash leaving your pocket here against the deposit and instalments there.

Holiday home or investment?

As a holiday home: a chalet at 3 to 4 million in Ras El Hekma is a figure the new projects around it don't offer. As an investment: per the project data, there are 3 five-star hotels run by an international hotel company. Ask about the village's letting scheme and management fee before counting on any return.

Emirates Heights North Coast-Sahel location

Per the project data, the village sits by the Alamein road, the Dabaa road and the International Coastal Road, close to New Alamein City and El Alamein airport. The nearest neighbour selling new is LVLS, just 500 m off, where the cheapest townhouse is close to 28.89 million for 180 m², about 160,500 per metre.

Inside the village

Per the project data: water sports, a commercial centre, restaurants and cafés, pools, a children's area, a golf course, a yacht club, smart homes, plus security and cameras.

Before buying

• Ask whether the unit is on the sea or inland, which explains much of the price gap between listings.
• Check the unit's condition and finishing years after handover.
• Ask about the village's yearly maintenance charges.
• Get the seller's original contract and confirm nothing is still owed on the unit.

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