{"id":677338,"date":"2025-06-24T00:00:00","date_gmt":"2025-06-24T00:00:00","guid":{"rendered":"https:\/\/enterpriseam.com\/egypt\/2025\/06\/24\/is-sahel-really-overpriced-2\/"},"modified":"2025-06-24T00:00:00","modified_gmt":"2025-06-24T00:00:00","slug":"is-sahel-really-overpriced-2","status":"publish","type":"post","link":"https:\/\/enterpriseam.com\/egypt\/2025\/06\/24\/is-sahel-really-overpriced-2\/","title":{"rendered":"Is Sahel really overpriced?"},"content":{"rendered":"<p style=\"padding:0;margin:0;line-height:1.15;orphans:2;widows:2;text-align:left\"> <strong>Are Sahel prices overblown? <\/strong>If you\u2019re talking about the price of your freska or a watermelon smoothie, most people would probably agree. And anecdotally, rental costs are even more eyebrow-raising. What factors play in the price dynamics? We take a deeper look. <\/p>\n<p style=\"padding:0;margin:0;line-height:1.15;orphans:2;widows:2;text-align:left\"><strong>Let\u2019s start with the fact that Sahel competes with Europeans vacation destinations\u2026 <\/strong>It\u2019s clear why many would want to flock to Sahel over Europe: Depending on how heavy your foot is, you can get there in under three hours door-to-door \u2014 no airport, no customs and immigration, just gas and go. And you can visit any time. One week you\u2019re with your entire family. The next, you\u2019re reconnecting with childhood friends, and in between, you can close a transaction on the beach. <\/p>\n<p style=\"padding:0;margin:0;line-height:1.15;orphans:2;widows:2;text-align:left\"><strong>\u2026and then throw in the fact that the season is incredibly short: <\/strong>Sahel visitors are the country\u2019s highest earners, yet they concentrate their stay and spending over just a few weeks of the year. This is not matched by adequate services or infrastructure. Prices are driven by scarcity, not quality. Because it\u2019s not a year-round destination, operators have to truck-in staff and product \u2014 and face heavy competition on everything from logistics services to staff accommodation, sending their operating costs into the stratosphere.<\/p>\n<p style=\"padding:0;margin:0;line-height:1.15;orphans:2;widows:2;text-align:left\"><strong>For would-be North Coast home buyers, most real estate experts we spoke with say <\/strong><strong>prices are justified.<\/strong> The bubble narrative that remerged last year following the devaluation doesn't hold water, especially in Sahel, according to industry players we spoke with. <\/p>\n<p style=\"padding:0;margin:0;line-height:1.15;orphans:2;widows:2;text-align:left\"><strong>Everyone\u2019s after a spot by the sea.<\/strong> The catchment area for Sahel is not East Cairo or West Cairo, but all of Egypt \u2014 and, increasingly, the region, <strong>Marakez<\/strong> Executive Vice Chairman <strong>Dasha Badrawi<\/strong> tells us. Throw in limited coastal space and it\u2019s not surprising there\u2019s pricing pressure, particularly in well-planned communities where development is moving at speed, he said. <\/p>\n<p style=\"padding:0;margin:0;line-height:1.15;orphans:2;widows:2;text-align:left\"><strong>Don\u2019t judge the market by the EGP 400 mn beachfront villas: <\/strong>They\u2019re the exception, not the rule. To this day, there are still major developers offering high-quality products at far more accessible price points \u2014 some starting at around EGP 6 mn with payment plans stretching up to 10 years, <strong>Madinet Masr<\/strong> CEO <strong>Abdallah Sallam<\/strong> noted. For foreigners or Egyptians living abroad, that works out to about USD 1k per month over a decade, he added.<\/p>\n<p style=\"padding:0;margin:0;line-height:1.15;orphans:2;widows:2;text-align:left\"><strong>Are European-level prices necessarily a bad thing if the product measures up? <\/strong>\u201cWe\u2019ve got a more beautiful coastline, better weather, more diverse cuisine, and a lower daily cost of living, so why shouldn\u2019t our prices match Europe\u2019s?\u201d Sallam argued.<\/p>\n<p style=\"padding:0;margin:0;line-height:1.15;orphans:2;widows:2;text-align:left\"><strong>\u201cWe still have a long way to go before we catch up to European prices,\u201d<\/strong> said SODIC General Manager Ayman Amer. Average prices for high-end units in Sahel currently hover around USD 4-5k per sqm. Compare that to EUR 10-15k in some Mediterranean hotspots in Europe, he noted.<\/p>\n<p style=\"padding:0;margin:0;line-height:1.15;orphans:2;widows:2;text-align:left\"><strong>Will Ras El Hekma push up prices across the North Coast? <\/strong>Almost certainly. <strong>Savills Egypt<\/strong> expects an initial uptick, though the consultancy cautions that it\u2019s still too early to call a ceiling or quantify the jump, with full project details yet to be announced. <\/p>\n<p style=\"padding:0;margin:0;line-height:1.15;orphans:2;widows:2;text-align:left\"><strong>What\u2019s already clear is the market confidence: Ras El Hekma logged the highest y-o-y <\/strong><strong>price growth in Sahel at 75% as of August 2024<\/strong>, followed by El Dabaa and Sidi Heneish at around 68%. Luxury projects in Ras El Hekma outpaced the broader market, with prices climbing 71% compared to 64% for high-end units. That said, Savills cautions that justifying those price levels will depend on striking the right balance between maintaining affordability and delivering a high-quality, integrated experience.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Are Sahel prices overblown? If you\u2019re talking about the price of your freska or a watermelon smoothie, most people would probably agree. And anecdotally, rental costs are even more eyebrow-raising. What factors play in the price dynamics? We take a deeper look. Let\u2019s start with the fact that Sahel competes with Europeans vacation destinations\u2026 It\u2019s [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":677339,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"newspack_ads_suppress_ads":false,"newspack_popups_has_disabled_popups":false,"newspack_sponsor_sponsorship_scope":"","newspack_sponsor_native_byline_display":"inherit","newspack_sponsor_native_category_display":"inherit","newspack_sponsor_underwriter_style":"inherit","newspack_sponsor_underwriter_placement":"inherit","ep_exclude_from_search":false,"_primary_brand":0,"newspack_featured_image_position":"","newspack_post_subtitle":"","newspack_article_summary_title":"Overview:","newspack_article_summary":"","newspack_hide_updated_date":false,"newspack_show_updated_date":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[12386],"tags":[12278,12385,83],"brand":[],"newspack_spnsrs_tax":[],"class_list":["post-677338","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-market-dynamics","tag-enterprise-specialedition","tag-market-dynamics","tag-real-estate","wpautop","entry"],"acf":{"mongo_id":"08d1c502-febe-4399-ac10-35cc78abd621","order":"5","is_powered_by":false,"story_type":"1","photo_url":"https:\/\/ent.news\/2025\/6\/1203.jpg","photo_position":"above","homepage_title":"","full_issue_title":"Is Sahel really overpriced?","related_issue":[677329],"teaser":"","voice_url":"https:\/\/s3.us-east-1.amazonaws.com\/ent.news\/audio\/2025\/6\/.d3d2e337-9505-4ff7-a46b-4f2cafa591ca.mp3"},"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.1 (Yoast SEO v27.1.1) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Is Sahel really overpriced? - EnterpriseAM Egypt<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/enterpriseam.com\/egypt\/2025\/06\/24\/is-sahel-really-overpriced-2\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Is Sahel really overpriced?\" \/>\n<meta property=\"og:description\" content=\"Are Sahel prices overblown? If you\u2019re talking about the price of your freska or a watermelon smoothie, most people would probably agree. And anecdotally, rental costs are even more eyebrow-raising. What factors play in the price dynamics? We take a deeper look. 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EAT THIS TONIGHT- Upscale seafood restaurant Galambo \u2014 a Sahel favorite in Hacienda White \u2014 is now open in Palm Hills. The restaurant\u2019s new branch in Cairo boasts the same light Mediterranean style design concept with indoor and outdoor seating as its original branch on the north coast. You\u2019ll\u2026","rel":"","context":"In &quot;ENTERPRISE RECOMMENDS&quot;","block_context":{"text":"ENTERPRISE RECOMMENDS","link":"https:\/\/enterpriseam.com\/egypt\/category\/enterprise-recommends-2\/"},"img":{"alt_text":"","src":"https:\/\/i0.wp.com\/ent.news\/2022\/12\/634.jpg?fit=%2C&ssl=1&resize=350%2C200","width":350,"height":200},"classes":[]},{"id":594938,"url":"https:\/\/enterpriseam.com\/egypt\/2019\/09\/11\/memaar-al-morshedy-to-develop-900-acre-mixed-use-project-in-sahel\/","url_meta":{"origin":677338,"position":2},"title":"Memaar Al Morshedy to develop 900-acre mixed-use project in Sahel","author":"enterpriseam admin","date":"11 September 2019","format":false,"excerpt":"Real estate player Memaar Al Morshedy plans to develop a 900-acre mixed-use project on Egypt\u2019s north coast, a company source told Reuters. The project will be designed by Spain's VDP Design, Egypt's Raef Fahmy Architects, and US-based Hadid Design. Work on the project will begin in January 2020 and will\u2026","rel":"","context":"In &quot;Real Estate + Housing&quot;","block_context":{"text":"Real Estate + Housing","link":"https:\/\/enterpriseam.com\/egypt\/category\/real-estate-housing\/"},"img":{"alt_text":"","src":"https:\/\/i0.wp.com\/ent.news\/internal\/536550.png?resize=350%2C200&ssl=1","width":350,"height":200},"classes":[]},{"id":590505,"url":"https:\/\/enterpriseam.com\/egypt\/2023\/07\/19\/skip-the-cooking-and-order-tender-for-those-sahel-gatherings\/","url_meta":{"origin":677338,"position":3},"title":"Skip the cooking and order Tender for those Sahel gatherings","author":"enterpriseam admin","date":"19 July 2023","format":false,"excerpt":"Tender serves frozen fine-dining meals that are ready to heat","rel":"","context":"In &quot;ENTERPRISE RECOMMENDS&quot;","block_context":{"text":"ENTERPRISE RECOMMENDS","link":"https:\/\/enterpriseam.com\/egypt\/category\/enterprise-recommends-2\/"},"img":{"alt_text":"","src":"https:\/\/i0.wp.com\/ent.news\/internal\/536550.png?resize=350%2C200&ssl=1","width":350,"height":200},"classes":[]},{"id":591150,"url":"https:\/\/enterpriseam.com\/egypt\/2023\/07\/31\/el-king-is-performing-in-sahel-get-your-hany-shenouda-tickets-before-they-go\/","url_meta":{"origin":677338,"position":4},"title":"El King is performing in Sahel + Get your Hany Shenouda tickets before they go","author":"enterpriseam admin","date":"31 July 2023","format":false,"excerpt":"? OUT AND ABOUT-(all times CLT) Musician Hany Shenouda is performing his nostalgic music at a concert at Cairo Jazz Club 610, Sheikh Zayed on Wednesday, 2 August. You can book your ticket from here. Medhat Saleh and Reham Abd El Hakim x New Alamein Festival 2023: Catch this duo\u2026","rel":"","context":"In &quot;ENTERPRISE RECOMMENDS&quot;","block_context":{"text":"ENTERPRISE RECOMMENDS","link":"https:\/\/enterpriseam.com\/egypt\/category\/enterprise-recommends-2\/"},"img":{"alt_text":"","src":"https:\/\/i0.wp.com\/ent.news\/internal\/536550.png?resize=350%2C200&ssl=1","width":350,"height":200},"classes":[]},{"id":558408,"url":"https:\/\/enterpriseam.com\/egypt\/2021\/08\/09\/sahel-is-getting-1-3k-new-hotel-rooms\/","url_meta":{"origin":677338,"position":5},"title":"Sahel is getting 1.3k new hotel rooms","author":"enterpriseam admin","date":"9 August 2021","format":false,"excerpt":"Some 1.3k new hotel rooms are expected to be built in the North Coast, bringing the total number of hotel rooms in the North Coast to 3k, Deputy Tourism Minister Ghada Shalaby told Hapi Journal, without specifying an estimated timeframe. Shalaby didn\u2019t break down how many of the rooms would\u2026","rel":"","context":"In &quot;Tourism&quot;","block_context":{"text":"Tourism","link":"https:\/\/enterpriseam.com\/egypt\/category\/data\/tourism\/"},"img":{"alt_text":"","src":"https:\/\/i0.wp.com\/ent.news\/2021\/8\/122.jpg?fit=%2C&ssl=1&resize=350%2C200","width":350,"height":200},"classes":[]}],"_links":{"self":[{"href":"https:\/\/enterpriseam.com\/egypt\/wp-json\/wp\/v2\/posts\/677338","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/enterpriseam.com\/egypt\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/enterpriseam.com\/egypt\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/enterpriseam.com\/egypt\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/enterpriseam.com\/egypt\/wp-json\/wp\/v2\/comments?post=677338"}],"version-history":[{"count":0,"href":"https:\/\/enterpriseam.com\/egypt\/wp-json\/wp\/v2\/posts\/677338\/revisions"}],"acf:post":[{"embeddable":true,"href":"https:\/\/enterpriseam.com\/egypt\/wp-json\/wp\/v2\/destination-sahel\/677329"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/enterpriseam.com\/egypt\/wp-json\/wp\/v2\/media\/677339"}],"wp:attachment":[{"href":"https:\/\/enterpriseam.com\/egypt\/wp-json\/wp\/v2\/media?parent=677338"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/enterpriseam.com\/egypt\/wp-json\/wp\/v2\/categories?post=677338"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/enterpriseam.com\/egypt\/wp-json\/wp\/v2\/tags?post=677338"},{"taxonomy":"brand","embeddable":true,"href":"https:\/\/enterpriseam.com\/egypt\/wp-json\/wp\/v2\/brand?post=677338"},{"taxonomy":"newspack_spnsrs_tax","embeddable":true,"href":"https:\/\/enterpriseam.com\/egypt\/wp-json\/wp\/v2\/newspack_spnsrs_tax?post=677338"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}