A city-first reference for Ras El Hekma, with nearby coastal communities for context. Saved on 3 October 2026. This copy works without internet: the text, ten drawings and search are in this file.
Choose a chapter, or search for a place or subject. Use your browser’s zoom for map detail. Printing includes the visible chapters; clear search and select “All chapters” to print everything.
This is a reading edition. Interactive satellite maps, the unlisted investor room and live inventory are outside this file. External publications and the live guide require an internet connection.
Planned, announced, awarded, works reported and operating are different states. A date means the publication or review described beside it, not a site inspection.
Ras El Hekma city has a published 17-precinct framework. Wadi Yemm is the named opening launch. Other precinct names and launches are not invented. Hacienda’s city-partner relationship is explained separately; Ogami and The Med remain coastal context.
City subjects
The city taking shape
Works reported
The Phase 1 ring road
City infrastructure
About 17 kmReported road package
Hassan Allam reports work on a six-lane ring road, including utility networks.
The contractor’s update describes the road as a backbone for Phase 1. The same package includes utility pipelines and networks.
What this means for you
For a homebuyer, the useful question is which completed road and utility connections will serve the home at handover.
Still to check
An opening date, an accepted route and a completion percentage are not established by this update.
Arabian Construction Company describes a residential and infrastructure award.
The package includes a residents’ clubhouse, roads and utilities, and the 230,792 m² Wadi Park. Hill International is named as project manager and engineer.
What this means for you
A package is only part of the precinct. Its 21-month construction programme is not a delivery promise for all Wadi homes.
Still to check
The undated page provides no accepted programme start date. A calendar handover date cannot be calculated from it.
The guide reads Hacienda as a city-partner project, with the relationship explained.
The relationship is inferred from the development-rights announcement and collaboration statements. The current Modon precinct diagram does not label the Hacienda parcel.
What this means for you
Read the Hacienda plan and the Modon city framework together, without assigning Hacienda to an unnamed precinct.
Still to check
Its exact registered city parcel and precinct membership remain unverified in this edition.
The five existing airport references below are separate from Modon's planned Ras El Hekma airport. Reviewed 3 October 2026. No flight for your dates or current airport-to-property transfer has been confirmed.
Original guide map · Natural Earth land geometry · OurAirports field references. Lines are geographic comparisons, not roads. The cape is not a city entrance.
Geographic comparison to Ras El Hekma cape
Airport
Straight line
For your dates
MUH Marsa Matruh International
61 km
Check airline
DBB El Alamein International
68 km
Check airline
HBE Alexandria / Borg El Arab
179 km
Check airline
SPX Sphinx International
317 km
Check airline
CAI Cairo International
362 km
Check airline
DBB · The North Coast
El Alamein International
An existing airport near El Dabaa. It is separate from the new airport planned for Ras El Hekma city.
68 km
Approximate straight-line distance to Ras El Hekma cape.
Before bookingSearch your travel dates, then confirm the arrival terminal and a transfer to your property's actual gate.
Flight availability for your dates is unconfirmed. The published airport point does not show your pickup gate.
Confirm the flight, terminal, property entrance, pickup, food on arrival and return transfer separately. Save the exact details before you travel.
Practical directory
Everyday contacts and seasonal stores
Reviewed 3 October 2026. Published national contacts and seasonal closure notices; no direct operator confirmations. These entries do not establish a service inside the new city or delivery to your address.
Summer store · listed closed
Wider coast · Almaza Bay
Gourmet · Almaza Bay
Beach Town, Almaza Bay
The operator marks this summer store as closed at this review. A reopening date is not published in the locator.
What to checkRecheck the store locator before relying on it for your first food shop.
For a longer stay, get current contacts for the property's maintenance team, the appropriate medical facility, food delivery and internet support from your host or manager.
Home reference
Hacienda homes, dated prices and Crest rooms
Reviewed 3 October 2026. The sales sheet was received 7 September 2026; its publication date is unknown. This is dated starting-price material, not current availability. Publisher approval is unverified.
EGP currency is inferred from the Egyptian sales context; it is not printed on the sheet. Confirm on a current offer. Every option is described as fully finished, with a stated 2030 delivery year. Fees, exact handover and the full payment schedule need checking.
Sales sheet received 7 September 2026 · 17 options · currency inferred*
Home option
Stated BUA
Starting price
Per stated BUA m²
Beach Home · typical floor · 1 bedroom
65 m²
11.8–12.3m EGP*
182–189k EGP*
Beach Home · typical floor · 2 bedrooms
105 m²
15.0–16.4m EGP*
143–156k EGP*
Beach Home · ground floor · 2 bedrooms
105 m²
16.7m EGP*
159k EGP*
Beach Home · typical floor · 3 bedrooms
143 m²
18.2–19.9m EGP*
127–139k EGP*
Beach Home · penthouse · 4 bedrooms + nanny
230 m²
30.2–30.9m EGP*
131–134k EGP*
Junior Chalet · ground floor
141 m²
25.6–27.4m EGP*
182–194k EGP*
Junior Chalet · first floor
141 m²
23.1m EGP*
164k EGP*
Senior Chalet · ground floor
167 m²
29.7–34.2m EGP*
178–205k EGP*
Senior Chalet · first floor
167 m²
26.7–28.1m EGP*
160–168k EGP*
Grand Chalet · ground floor
215 m²
38.0–38.2m EGP*
177–178k EGP*
Grand Chalet · first floor
202 m²
32.5–33.1m EGP*
161–164k EGP*
The Duo · twin house
253 m²
46.6–49.3m EGP*
184–195k EGP*
The Crest Villa · lagoon view
312 m²
68.0m EGP*
218k EGP*
The Crest Villa · fifth row
312 m²
82.1–87.2m EGP*
263–279k EGP*
Coastal Villa · fourth row
319 m²
130.0–137.6m EGP*
408–431k EGP*
Bay Line Villa · third row
344 m²
169.1–177.8m EGP*
492–517k EGP*
Beachfront Villa · second row
344 m²
202.4–213.6m EGP*
588–621k EGP*
Keep the three Crest area readings separate
September price sheet
312 m² BUA
Crest lagoon view & fifth row
Received 7 September 2026. Only this 312 m² area is used for the sheet’s Crest price-per-m² calculation.
Generic Crest brochure
345 m² average BUA
420 m² average land · 100 m² average roof terrace
Undated brochure. Penthouse and garage areas are excluded. The penthouse is on request.
August sales description
348 m² BUA
419 m² land · described as five bedrooms
Received 31 August 2026. A specific sales configuration; no starting price is matched to this area here.
These are three different readings, not rounding differences we can resolve. Ask for the dated drawing and area schedule for the exact home. Do not divide the September price by the brochure or August area.
Bedroom dimensions, at one scale
Printed room schedule · Crest brochure pages 6–8
Room
Floor
Dimensions
Read with the plan
Bedroom 1
First floor
3.70 × 4.60 m
Bathroom 1.95 × 2.65 m; dressing 1.50 × 4.60 m; terrace 5.20 × 1.60 m. The drawing labels two dressing spaces, but the schedule prints one dressing dimension pair.
Bedroom 2
First floor
3.60 × 4.55 m
Bathroom 2.25 × 2.35 m. No separate terrace or dressing dimension is listed for this bedroom.
Bedroom 3
First floor
3.60 × 4.10 m
Bathroom 2.90 × 1.70 m; terrace 3.45 × 1.75 m.
Bedroom 4
First floor
3.60 × 4.25 m
Bathroom 1.60 × 2.90 m. No separate terrace or dressing dimension is listed for this bedroom.
Bedroom 5 · optional
Optional penthouse
3.55 × 3.40 m
Bathroom 2.35 × 1.55 m; lobby 1.20 × 1.20 m. This level is on request. Its area is excluded from the brochure’s quoted built-up area.
Dining
Ground floor
4.00 × 3.15 m
Open dining space beside the reception. The room dimensions do not include the rest of the living floor.
Soft kitchen
Ground floor
3.70 × 2.70 m
The drawing separates this kitchen beside dining from the hard kitchen. Ask what cabinets, fittings and appliances are included.
Hard kitchen
Ground floor
3.60 × 3.15 m
A separate kitchen behind the living area. Do not assume a cabinet specification also includes appliances.
Nanny’s room
Ground floor
2.10 × 1.90 m
A separate bathroom is listed at 1.25 × 1.90 m. A driver’s room also appears in the drawing, but its dimensions are not in the room schedule.
The brochure’s areas exclude the penthouse and garage, and pergolas are excluded from cost. The roof terrace is separate. The August sales description names air conditioning and kitchen cabinets; ask for the exact home’s signed specification.
Collection reader
Waterfront Residences — design, prices and access
Waterfront Residences is a planned residential collection in western Wadi Yemm, not another city precinct. The factsheet lists 248 apartments, 14 duplexes and 21 townhouses; Modon’s current page describes four apartment buildings. Reviewed 3 October 2026.
Prices and separately dated areas
Starting prices supplied: 2 October 2026. Earlier area descriptions: 25 September 2026. On a phone, swipe across the table to see all three columns.
Home types and dated starting prices
Home type
Starting price
Earlier stated area
1-bedroom apartment
Not supplied
Not supplied
2-bedroom apartment
EGP 23.5m
136–148 m²
3-bedroom apartment
EGP 40m
186–201 m²
4-bedroom apartment
EGP 77m
Not supplied
3-bedroom duplex
EGP 67m
234–255 m²
4-bedroom duplex
EGP 77m
241–260 m²
3-bedroom townhouse
EGP 84m
Not supplied
4-bedroom townhouse
EGP 107m
Not supplied
An earlier sales message on 15 September 2026 advertised a one-bedroom apartment from 18.5m, with EGP assumed from the Egyptian sales context. That figure is not included in the later 25 September or 2 October summaries. Keep it as historical context, not a confirmed current entry price.
These are supplied starting-price summaries, not current availability or completed sales. The area ranges are from an earlier description. They are not the area of an exact home priced at the starting figure. Confirm whether each area includes walls, balconies, terraces or shared space. Fees and the contract’s handover date also need checking.
The developer places the collection between the golf setting, canal and waterfront. This view shows a rock-lined water edge with boats. It does not show a sandy beach directly in front of every home.
A water view, a beach entrance and a boat berth are three different things.
Ask: Which beach can this home use, how do you reach it, and is a boat berth included?
2. Homes below the shared deck
The factsheet describes the townhouses as sitting below the podium. Here, podium means the raised shared level supporting the landscaped spaces between buildings.
The lower row and the apartments above may have different routes to the shared spaces. The picture is a concept view, not a section drawing of an allocated home.
Ask: Show the home’s exact level, steps or lift, private entrance and route to the pool.
3. A raised pool setting
A pool and deck are visible between the apartment buildings and the lower waterfront row. The factsheet lists two infinity-edge pools for residents.
A shared pool shown near a home does not mean that the home has a private pool or direct access.
Ask: Who may use this pool, are guests allowed, and what rules apply?
4. The second pool and courtyard
Another pool and planted courtyard appear further along the collection. These are design features in the aerial illustration.
An apartment’s facing direction matters. A courtyard outlook may differ from a canal-facing balcony.
Ask: Which side does the allocated balcony face, and what view is protected in the contract?
5. Apartments above the shared spaces
Modon’s current collection page describes the apartments and duplexes across four signature buildings. The angled image gives a sense of their relationship to the lower homes and gardens.
Building name, floor and exact home position are more useful than choosing from this general illustration.
Ask: Ask for the allocated building, floor plan, internal area, balcony area and parking arrangement.
6. The golf setting behind
The illustration shows fairways and planted landscape behind the waterfront buildings. The factsheet describes views across the golf course, canal and Mediterranean.
These are views across the collection. They are not a guarantee that each home sees all three.
Ask: Is golf use included, separately charged or subject to membership, and what does this home actually face?
Planned shared amenities
Daily needs
Resident clubhouse
Retail and a gourmet grocery store
Basement parking
What will open by your handover date, who will run it, and what is included in your service charge?
Sport and family time
Two infinity-edge pools
Padel courts
Outdoor gym
Children’s play area
Barbecue spaces
Games and multipurpose rooms
Ask about guest access, opening seasons, booking rules and separate fees.
Fitness and wellbeing
Fitness studios
Reformer Pilates and yoga
Steam facilities
Check the operating provider and class fees. A planned room is not a confirmed staffed service.
These amenities are planned in the supplied factsheet. Their opening dates, current operators, fees and access rules have not been confirmed.
Confirm the exact home, internal and external areas, access rights, total fees, finishing and contract handover conditions. Rental rights are not established by the term fully residential.
Check the dates and evidence
Developer plans describe intended design. Dated sales descriptions are separate from an exact offer or contract. Original material is credited to Modon; this guide is independent.
Seven full-frame stills from a supplied Modon site update, with August 2026 printed on screen. This is developer-reported footage, not a guide site inspection, registered progress map or proof of an open facility. The month is not an independently verified filming date. Audio is unverified.
Shown: The video labels a broad paved road “Ras El Hekma Ring Road”.
Visible paving supports a dated works report. It does not establish that the route is open to visitors, which entrances it serves, or that all utility connections are working.
Ask: Request the entrance you may use, access permission and a current pickup or delivery point.
Shown: The supplied video labels a coastal building complex “Portaluna Hotel”. The frame shows the buildings, pools and water edge.
A completed-looking exterior does not confirm bookable rooms, an opening date, guest services or residence-owner access. The name is the video’s label; no new hotel pin is inferred.
Ask: Before planning a stay, request the hotel’s current booking channel, available dates and the services included.
Shown: The video labels visible steel structures and surrounding works “Ras El Hekma International Airport”.
This adds developer-reported construction footage to the planned airport information. It does not establish flight operations, an airport code, a runway ready for use or a verified location pin.
Ask: For a trip, use a flight you can actually book and a confirmed road transfer. Read the existing-airport arrival atlas.
Shown: The on-screen caption says the VVIP terminal steel structure is complete.
The claim concerns the steel structure of one terminal. It is not a claim that the airport is complete, commissioned or open to scheduled passenger flights.
Ask: Keep structural completion, equipment installation, approvals and passenger opening as separate milestones.
A separate government report
The 19 August 2026 State Information Service publication reports a meeting about implementation and ongoing construction. It does not publish a completion percentage or an opening date.
Structural completion, working systems, permission to use and actual opening or handover remain separate. Ask for the package containing your home, dated progress and the work still needed.
Check the dates and evidence
Developer plans describe intended design. Dated sales descriptions are separate from an exact offer or contract. Original material is credited to Modon; this guide is independent.
Checked 3 October 2026. Four dated supplied Modon quotes and 17 public asking listings. No completed-sale prices or current inventory guarantees. Nearby projects are coastal context, not assigned city precincts.
Full stated nominal EGP purchase price divided by the same offer’s stated home area. Separate gardens, roofs and land are excluded. The area is not independently measured indoor space. No payment-timing or currency adjustment is made.
Maintenance is separate and never treated as zero when unknown. Initial developer payments and resale upfront amounts describe different arrangements. Exact payment dates are not inferred from rounded years.
Initial / written upfrontOther staged paymentsRegular / remaining totalLarger instalments
Wadi Yemm · Boulevard · 2-bed apartment
Modon city · Developer quote
Full price
EGP 21,202,000
Home area used
157.1 m² Quoted built-up area
Price per m²
EGP 134,959
Separate maintenance
Amount unknownSeparate in the offer; amount not included in this comparison.
3-year delivery term in supplied offer · Finishing must be confirmed in the offer
Quoted 8-year plan · Calculated from the offer’s 5% + 5% terms; exact dates and the signed schedule still need checking.
Initial payment EGP 1,060,100
After 3 months EGP 1,060,100
Regular instalments in total EGP 19,081,800
A specific dated apartment quote. It is not the starting price for every home in the collection.
The price per m² uses this quote’s own area. It is not the indoor area from a different brochure.
EGP 1,086,804Listed separately; payment status and timing must be confirmed.
Advertised December 2028 · Advertised fully finished
Upfront figures differ. No upfront figure is used in the payment chart.
The written description lists EGP 3,000,000 upfront and EGP 8,200,000 remaining. The payment widget lists EGP 3,638,960 upfront and EGP 7,561,040 in instalments. Ask which breakdown applies before using either.
Page checked 3 October 2026 · Publication date not stated
Amount unknownMaintenance amount not established. Ask whether it is paid, outstanding or extra.
Advertised ready to move · Advertised furnished
Upfront amount not established. No upfront figure is used in the payment chart.
The price and area are stated, but the payment fields do not establish a usable upfront amount. A zero or blank field is not treated as a free payment or a cash-only offer.
Page checked 3 October 2026 · Publication date not stated
Amount unknownMaintenance amount not established. Ask whether it is paid, outstanding or extra.
Advertised ready to move · Advertised fully finished
Upfront amount not established. No upfront figure is used in the payment chart.
The price and area are stated, but the payment fields do not establish a usable upfront amount. A zero or blank field is not treated as a free payment or a cash-only offer.
Page checked 3 October 2026 · Publication date not stated
Amount unknownMaintenance amount not established. Ask whether it is paid, outstanding or extra.
Advertised ready to move · Advertised fully finished
Upfront amount not established. No upfront figure is used in the payment chart.
The price and area are stated, but the payment fields do not establish a usable upfront amount. A zero or blank field is not treated as a free payment or a cash-only offer.
Page checked 3 October 2026 · Publication date not stated
EGP 765,000Listed separately; payment status and timing must be confirmed.
Advertised 31 December 2027 · Advertised fully finished
Upfront figures differ. No upfront figure is used in the payment chart.
The written description lists EGP 15,500,000 upfront and EGP 7,000,000 remaining. The payment widget lists EGP 15,911,773 upfront and EGP 6,588,227 in instalments. Ask which breakdown applies before using either.
Page checked 3 October 2026 · Publication date not stated
Nearby coast · separate from Hacienda Ras El Hekma · Resale ask
Full price
EGP 13,500,000
Home area used
126 m² Published built-up area
Price per m²
EGP 107,143
Separate maintenance
Amount unknownMaintenance amount not established. Ask whether it is paid, outstanding or extra.
Advertised 2026. Actual handover is not verified. · Advertised fully finished
Upfront figures differ. No upfront figure is used in the payment chart.
The written description lists EGP 12,418,112 upfront and EGP 1,081,888 remaining. The payment widget lists EGP 13,385,765 upfront and EGP 114,235 in instalments. Ask which breakdown applies before using either.
Page checked 3 October 2026 · Publication date not stated
Reviewed 3 October 2026. Five Ministry directory entries and eight El Ezaby branch listings. No current opening, hours or entrance has been directly confirmed. For an emergency in Egypt, call ambulance 123 and follow the call handler’s instructions.
Ministry directory · Ras El Hekma area
Ras El Hekma Relief and Emergency Hospital
رأس الحكمة للإغاثة والطوارىء
Published address
Alexandria–Matrouh highway, 65 km before Marsa Matrouh, as written in the directory.
The road distance is the directory’s address. It is not a drive distance from Modon’s city.
Before a planned visitConfirm the current name, full phone number, entrance, services and opening hours. Ask about payment and insurance before a planned visit.
Reviewed 3 October 2026. The source has no publication date. No direct confirmation or guide map pin.
Before a planned visitConfirm the current name, full phone number, entrance, services and opening hours. Ask about payment and insurance before a planned visit.
Reviewed 3 October 2026. The source has no publication date. No direct confirmation or guide map pin.
Ministry directory · Wider coast
El Alamein Central Hospital
العلمين المركزى
Published address
Opposite the city council
Phone
4100212 - 4100213Area code not printed. This is not a complete number.
Hours for your dates
Not confirmed
Before a planned visitConfirm the current name, full phone number, entrance, services and opening hours. Ask about payment and insurance before a planned visit.
Reviewed 3 October 2026. The source has no publication date. No direct confirmation or guide map pin.
Ministry directory · Wider coast
Marina Central Hospital
مارينا المركزى
Published address
Not listed
Phone
4060833Area code not printed. This is not a complete number.
Hours for your dates
Not confirmed
Before a planned visitConfirm the current name, full phone number, entrance, services and opening hours. Ask about payment and insurance before a planned visit.
Reviewed 3 October 2026. The source has no publication date. No direct confirmation or guide map pin.
Ministry directory · Wider coast
El Hamam Central Hospital
الحمام المركزى
Published address
Main Street
Phone
4750831Area code not printed. This is not a complete number.
Hours for your dates
Not confirmed
Before a planned visitConfirm the current name, full phone number, entrance, services and opening hours. Ask about payment and insurance before a planned visit.
Reviewed 3 October 2026. The source has no publication date. No direct confirmation or guide map pin.
Before a planned visitAsk whether this branch is open on your dates, whether you can enter, and whether it delivers to your exact address. Confirm the medicine is available before travelling.
Before a planned visitAsk whether this branch is open on your dates, whether you can enter, and whether it delivers to your exact address. Confirm the medicine is available before travelling.
Before a planned visitAsk whether this branch is open on your dates, whether you can enter, and whether it delivers to your exact address. Confirm the medicine is available before travelling.
Before a planned visitAsk whether this branch is open on your dates, whether you can enter, and whether it delivers to your exact address. Confirm the medicine is available before travelling.
Before a planned visitAsk whether this branch is open on your dates, whether you can enter, and whether it delivers to your exact address. Confirm the medicine is available before travelling.
Before a planned visitAsk whether this branch is open on your dates, whether you can enter, and whether it delivers to your exact address. Confirm the medicine is available before travelling.
Before a planned visitAsk whether this branch is open on your dates, whether you can enter, and whether it delivers to your exact address. Confirm the medicine is available before travelling.
Before a planned visitAsk whether this branch is open on your dates, whether you can enter, and whether it delivers to your exact address. Confirm the medicine is available before travelling.
Reviewed 3 October 2026. The source has no publication date. No direct confirmation or guide map pin.
OFFICIAL REPORT · 9 AUGUST 2026
What changed at Ras El Hekma Central?
The government reported finished upgrade work, with full opening still ahead. The figures below describe that report. They do not show what is available today.
Reported
Upgrade work finished
The inspection described the building and equipment prepared for full opening.
Still to confirm
Today’s services
Confirm the correct facility, appointment, hours, payment and insurance directly.
See the departments and services in the report
5 incubators
Incubators
3 beds
Children’s intensive care
10 beds
Intensive care
20 beds
Inpatient rooms
8 beds
Reception department
2 rooms
Operating rooms
These are different department counts. They are not available-bed figures and are not a total to add together.
Nine outpatient clinic specialties were listed
Internal medicine
General surgery
Women’s health and childbirth
Bone and joint surgery
Dental care
Family planning
Face and jaw surgery
Skin care
Children’s care
The report also listed CT scans, Ultrasound, X-rays.
The Ministry directory uses “Relief and Emergency Hospital”; the August report uses “Central Hospital”. We have not confirmed whether the older contact reaches the same current facility. Neither source establishes an operating facility inside Modon’s new city.
Egyptian Ministry of Health and Population · Therapeutic Care Sector
Five hospital names, printed addresses and telephone fields. The page has no update date. Three telephone fields lack an area code. This directory does not establish current opening, services, entrance coordinates or membership of Modon’s city.
Eight branch names and addresses, the published network enquiry line 19600 and each card’s Google location reference. Alexandria and Matrouh locator categories were read. No branch-specific seasonal hours, visitor access, exact-home delivery or current stock is confirmed.
A dated official report of completed upgrade work in preparation for full opening, six stated department capacities, nine outpatient specialties and imaging services. The report does not establish opening today, appointments, current staffing, availability, insurance acceptance, or identity with the differently named directory entry.
Fresh review of published numbers: ambulance 123, fire 180, tourist police 126 and tourism information 19654. National reference, not response-time evidence or a local facility directory.
Checked 3 October 2026. One passenger, travel date Saturday 10 October 2026. Dated results, not a current timetable or final payable fare. No ticket bought. Times in 24-hour format; confirm the operator’s clock. The final property transfer is not arranged.
All 18 results · departures on Saturday 10 October 2026 · times in 24-hour format
Go Bus lists four station choices: Marassi, Marina 5, Marina 7 and Maraqia. The plotted results use its Marassi choice. Those names are not interchangeable.
El Dabaa is a separate destination
Its search has a town choice and a rest-stop choice. These results use the town choice, printed “EL Dabaa”. An exact boarding or drop-off point still needs checking.
A trip to the city gate is not confirmed
Neither search confirms a Wadi Yemm, Hacienda Ras El Hekma or Modon city entrance stop. The exact stops have not been checked for our map.
The timeline compares time. It does not say which stop is closest or cheapest for your complete journey. Include the final transfer when you compare options.
ONE EXACT SEARCH · BLUE BUS
“No trips” applies to the search we made.
Blue Bus returned no trips from Cairo, across all boarding points, to its “Matrouh Marsa Matruh” stop for one passenger on 10 October 2026. We also checked its specific Sekka Club boarding point. No departure-window or direct-only restriction was selected.
This does not mean there are no services on other dates. No fare or journey time can be taken from an empty result.
Go Bus says a printed ticket is not required when the booking was paid by credit card. If printed tickets were delivered to you, its FAQ says to keep them and take them on the trip.
Its published enquiry number is 19567. We have not confirmed the ID, luggage or refund rules for these trips. Read the current terms before booking.
REGIONAL RAIL · REPORT PUBLISHED 9 AUGUST 2026
Rail plans need a separate check.
The government inspection covered the Matrouh terminal on the planned 660 km Sokhna–Alexandria–Alamein–Matrouh line. This report is regional context; it does not establish a Ras El Hekma station.
August reportFinishing, track and systems work described.
September trial start was plannedA plan in the August report. We have not established that trials began.
Passenger service still unconfirmedNo current ticket, timetable or city-gate connection has been confirmed here.
One-way searches, one passenger, travel date 10 October 2026. Read 3 October 2026. No seat or ticket was selected or bought. Times are reproduced in 24-hour notation; confirm the operator’s clock when booking. The source did not label a time zone.
Cairo Tahrir to Marassi · dated search
Four selectable GoMini trips for 10 October 2026, one passenger, with departure, operator estimated arrival, class and displayed EGP price ranges. Read on 3 October; no trip, seat or ticket was selected or purchased. These are dated search results, not current inventory, final payable fares, confirmed punctuality or a Ras El Hekma gate service. Its North Coast station choices were Marassi, Marina 5, Marina 7 and Maraqia.
Go Bus · GoMini booking results · No publication date given · reviewed 2026-10-03
All 14 results read after expanding Show more trips for 10 October 2026, one passenger. The origin is Abdel-Moneim Reyad Squer (Tahrir); destination EL Dabaa. Class, departure, operator estimated arrival and displayed EGP price ranges retained. No purchase, final fare, exact station coordinate, property-gate transfer or ongoing timetable is established. Two El Dabaa choices were displayed: a town label and a rest-stop label; the town choice was used.
Go Bus · GoMini booking results · No publication date given · reviewed 2026-10-03
The opened printed-ticket answer says a printed copy is not required for credit-card-paid bookings, while delivered printed tickets must be kept and taken on the trip. The site header publishes 19567. It does not establish an ID rule, luggage allowance, refund terms or an onward property transfer.
Go Bus · No publication date given · reviewed 2026-10-03
The 10 October 2026 one-passenger search from all Cairo boarding points to Matrouh Marsa Matruh explicitly returned no trips. A prior specific Sekka Club search also returned no trips. Direct-only and departure-window filters were unchecked, with a 00:00 search lower bound. This is not evidence of no service on other dates, zero fare, closure or a network-wide suspension.
Blue Bus · public booking search · No publication date given · reviewed 2026-10-03
Matrouh high-speed rail terminal · August inspection
The expanded station inspection identifies Matrouh, one of three terminals of the 660 km Sokhna–Alexandria–Alamein–Matrouh first line. The report describes finishing, electromechanical, track and systems work. Its introduction planned trial operation from September 2026. It does not establish that trials began, passenger tickets, a current timetable, a Ras El Hekma station or a city-gate connection.
Egypt State Information Service · Cabinet report · Published 2026-08-09 · reviewed 2026-10-03
June 2026 generic brochure descriptions, reviewed 3 October 2026. The later dated starting prices are separate from a particular home’s plan or finishing schedule.
Beach Plaza apartments
From EGP 24.2m
29 September 2026
September entry price for two bedrooms.
Boulevard apartments
From EGP 15m
2 October 2026
October release-wide entry price. It is not allocated to a bedroom count or floor plan.
Wadi East villas
From EGP 75m
29 September 2026
September three-bedroom entry price for Wadi East. No Wadi West price is implied.
Wadi East townhouses
From EGP 37.6m
29 September 2026
September middle-townhouse entry price. A new October release price was not supplied.
These are dated starting-price summaries, not current availability. The June finishing descriptions and later price sheets are different documents. An exact home’s price, plan, area and finishing must be checked together. Do not use these starting figures to calculate price per m².
Cabinets and countertops are named for Boulevard and the villas and townhouses. Beach Plaza’s paragraph also names appliances. Neither gives a complete brand or equipment list. Ask for the finishing schedule attached to your offer.
A separate purchase changes the budget.
Beach Plaza’s driver rooms and private storage, and Boulevard’s private storage, are described as available to buy at delivery. They are different from staff rooms described inside a villa.
A proposed system is not a live service.
The apartment descriptions include fibre connections and shared systems. They do not give a current internet speed, operator or service bill. The LEED design wording is not proof that a building has received certification.
Descriptions in the June 2026 toolkit · each column keeps its own specification
Detail
Beach Plaza apartments
Boulevard apartments
Wadi East and West villas
Wadi East and West townhouses
Kitchen
Cabinets, countertops, fixtures and appliances are described. The appliance brands and exact list are not given.
Fitted kitchen: cabinets, countertops and selected fixtures. Appliances are not mentioned in this paragraph; this does not prove that they are excluded.
Two kitchens: a display kitchen and a service kitchen. Fitted cabinets, countertops and selected fixtures are described. An appliance list is not supplied.
Fitted kitchen: cabinets, countertops and selected fixtures. A second kitchen and appliance list are not described in this paragraph.
Air conditioning
Central AC using a chiller is described. The home controls and service charges are not listed.
Central AC using a chiller is described. The home controls and service charges are not listed.
ACs are described, but their type is not specified. Do not assume the apartment chiller system applies to a villa.
ACs are described, but their type is not specified. Do not assume the apartment chiller system applies to a villa.
Ceiling and window height
3.0 m clear ceiling height. Floor-to-ceiling windows are described; no window height is given.
3.0 m clear ceiling height. No glazing height is listed in this paragraph.
3.0 m clear ceiling height and 2.6 m glazing height are described.
3.0 m clear ceiling height and 2.6 m glazing height are described.
Bedroom storage
Wardrobes or closets are described. The size and internal fittings are not listed.
Wardrobes or closets are described. The size and internal fittings are not listed.
Wardrobes or closets are described. The size and internal fittings are not listed.
Wardrobes or closets are described. The size and internal fittings are not listed.
Bedroom layout
No room-by-room bedroom arrangement is given in this finishing paragraph. Use the exact floor plan.
No room-by-room bedroom arrangement is given in this finishing paragraph. Use the exact floor plan.
Every bedroom is described with its own bathroom and dressing area. A first-floor living area is also described.
Every bedroom is described with its own bathroom and dressing area. A first-floor living area is also described.
Staff rooms and service spaces
Underground driver rooms can be purchased at delivery. They are not described as included in the apartment price.
Driver rooms are not listed in this paragraph. Ask about the exact offer.
Maid and driver rooms, a side service entrance and separate internal service circulation are described for all villa types in this June edition.
Maid or driver rooms and a separate service entrance are not listed in this townhouse paragraph. A missing item is not proof of exclusion.
Separate storage
Underground private storage can be purchased at delivery.
Underground private storage can be purchased at delivery.
No separately sold private storage is listed in this paragraph.
No separately sold private storage is listed in this paragraph.
Parking
Underground parking for residents and visitors is described. A space allocated to an exact home is not identified.
Underground parking for residents and visitors is described. A space allocated to an exact home is not identified.
Parking within the plot is described. No number of spaces is given here.
Parking within the plot is described. No number of spaces is given here.
Internet system
A proposed fibre connection to the home, with internet, TV, landline and mobile coverage. No current speed, provider or bill is given.
A proposed fibre connection to the home, with internet, TV, landline and mobile coverage. No current speed, provider or bill is given.
No home internet system is listed in this villa paragraph.
No home internet system is listed in this villa paragraph.
Utilities
Electric water heaters, insulated outer walls and double-glazed windows are described. Smart electricity, water and gas meters are also described.
Electric water heaters, insulated outer walls and double-glazed windows are described. Smart electricity, water and gas meters are also described.
Electric water heaters, insulated outer walls and double-glazed windows are described.
Electric water heaters, insulated outer walls and double-glazed windows are described.
Area description
Ultra Luxury and Luxury units are described as sold on net saleable areas. Premium Plus has a separate efficiency description. Do not apply one area definition to every Beach Plaza home.
A space-efficiency claim is made. No percentage or single definition of the space counted in the sale is supplied.
The finishing paragraph does not define net saleable area. Use the area definition and plan for the exact home.
The finishing paragraph does not define net saleable area. Use the area definition and plan for the exact home.
Boulevard residents’ club · proposed design
Printed location: Building 20B overlooking the park. Opening, access and membership fees are not confirmed. The 21 red numbers are Modon’s room/programme labels, not city precinct numbers.
The arrival point marked on the proposed club plan.
The plan does not establish an operating entrance, visitor rule or entry card.
2. Manager’s office
An office for the club manager is shown.
No current manager, contact or service hours are established.
3. Lounge
A lounge is shown next to the café and shop area.
The plan does not give a current operator or guest policy.
4. Café
A café zone is shown within the shared lounge area.
No operator, menu, opening date or price is confirmed.
5. Convenience store
A small store is shown beside the café.
No retailer, stock or opening hours are confirmed.
6. Coworking area
A shared work area is shown between the lounge and family spaces.
Ask about internet, quiet areas, desk booking and charges. The drawing does not answer them.
7. Children’s area
A separate children’s area is shown at the lower end of the plan.
Supervision, ages and booking rules are not given.
8. Children’s storage room
The source points to storage beside the children’s area.
This is a club support room, not an owner’s purchased storage unit.
9. Children’s toilets
The source points to toilets beside the children’s area.
The drawing is not an accessibility or safety inspection.
10. Public toilets
Male and female toilets are labelled near the family end of the plan.
“Public” is the drawing label; it does not confirm access for the general public.
11. Cleaning room
The callout points to a room used for cleaning support.
The source calls this the Janitor Room; no cleaning service schedule is given.
12. Accessible toilet / family room
A callout labels the accessible toilet / family room.
This describes the planned room. It does not certify accessible routes or compliance.
13. Meeting rooms and waiting area
Meeting rooms and a space outside them are shown beside the coworking area.
Room booking, capacity and charges are not given.
14. Storage rooms
Storage rooms are labelled between the shared areas.
No private ownership or owner storage entitlement is established.
15. Cash machines
The printed callout points to the proposed ATM position.
No bank, cash machine installation or current cash service is confirmed.
16. Fitness arrival lobby
A separate fitness reception or arrival area is shown.
Fitness access, membership and opening hours are not listed.
17. Administration offices
The callout points to the fitness administration offices.
No current operator or contact is established.
18. Yoga
A yoga room is shown next to the gym.
No classes, instructor or timetable are confirmed.
19. Gym
A gym is shown across the upper wing of the plan.
Equipment brands, trainer access and operating hours are not listed.
20. Fitness changing and thermal areas
The source groups toilets, showers, changing and thermal areas for men and women.
“Thermal” is not a confirmed list of saunas, steam rooms or other equipment.
21. Hair salon
A salon for men and women is shown near the fitness arrival area.
No salon operator, booking, prices or opening date are confirmed.
PALM HILLS · THE CREST BROCHURE
Know what the villa price leaves out.
The Crest drawing gives average areas of 420 m² land, 345 m² built-up area and 100 m² roof terrace. Its small print matters.
Pools and landscaping are illustrative and are not included.
Pergolas are excluded from the unit cost.
A penthouse is added on request; its area is excluded from the stated areas.
Garage area is excluded from the stated areas. This is an area note, not a statement that a garage is free.
The dated Hacienda sales sheet lists Crest at 312 m². That is a different area record. Keep it separate from the brochure’s 345 m² average and the later 348 m² description.
This brochure does not give a kitchen appliance or AC inventory. “Fully finished” in the sales sheet is not an item-by-item list.
Modon’s June 2026 toolkit, pages 28–29, 43–45 and 52–53, and Palm Hills’ undated Crest brochure, page 5, were visually reviewed on 3 October 2026. These generic descriptions are not a signed offer, an inventory of a delivered home or current operating evidence.
Starting prices: the generic sheet received 29 September 2026 and the release-wide Boulevard update sent 2 October 2026. These are receipt/message dates, not publication dates. Prices do not include a current availability check or an exact area pairing.
The club image is a full native render of Modon’s page 45. Guide selection points use its original image coordinates and printed label numbers. No city position or room boundary has been added.
The official report says the Prime Minister visited Portaluna to follow its final opening preparations. It describes a sample hotel room, the eastern and western restaurants and a walkway.
73Hotel suites described7Restaurants described
The two restaurants visited are part of the report’s seven-restaurant total. They are not a different total.
Modon’s chairman described Portaluna as a beachfront boutique resort within Modon’s hospitality portfolio, under the Morgans brand named in the report.
STATE REPORTED ON 8 SEPTEMBER
Final opening preparations
This is later evidence than the supplied August-labelled footage. It does not confirm a public opening date, an accepted booking or current guest access.
The report visits the hotel and Wadi Yemm separately. It does not explicitly identify Portaluna as one of Wadi’s six hotels. Its exact entrance is not identified in this report.
If you are planning a stay, use a current hotel booking and confirmation for your dates. A visit report or a hotel shown in construction footage is not a reservation.
WADI YEMM · PROJECT PRESENTATION
More detail about what is being built.
The project presentation during the visit gave these component counts and lengths. The report says work on different parts was advancing under approved plans. It does not say that all these facilities were ready to use.
13
Residential communities
Within Wadi Yemm; not the city’s precinct count.
6
Hotels described
A project count, not a count of operating hotels.
2 × 18
Golf courses and holes
Two championship courses, each with 18 holes.
10,000
Theatre seats
Capacity described in the project presentation.
1.3 km
Tourist promenade
Described with shops and restaurants.
2.5 km
Beach
A project length, not confirmed public beach access.
5
Coastal lagoons
No opening dates or access rules are established here.
A sports club and coastal park are also described. No overall completion percentage, home handover date or operating-facility list is given.
The wider city planning framework. Wadi Yemm is the named launch identified by the guide; individual launches for the other planned precincts remain unverified.
13
Wadi residential communities
A count within Wadi Yemm in the September visit report. It is not the number of city precincts.
13
Home layouts in our Wadi reader
The layouts in the supplied home catalogue used by this guide. It is not a count of communities or developments.
The September report does not redraw the city’s precinct map or name the other planned precincts. It gives more detail about Wadi Yemm within the wider city.
The supplied Modon video shows structures, the ring road, Portaluna and airport works. Its month label is not an independently verified filming date. A finished steel frame does not establish an operating terminal.
A housing-ministry meeting covered implementation, construction and the next phase. It reported work continuing under plans and timelines, without an overall completion percentage or opening date.
Portaluna’s final opening preparations, the sales centre and Wadi Yemm works. The report gives component counts and a company sales statement. It does not establish handover of your home.
These are different kinds of evidence. We have not treated them as three comparable site surveys or a measured before-and-after series.
Publication date, source and review notes
Egypt State Information Service, carrying the Cabinet report of the visit on 8 September 2026. The page shows publication at 18:08 and update at 18:10 on that date. Complete Arabic article reviewed on 3 October 2026; guide wording is a plain-English paraphrase.
Hotel and Wadi component details are reported descriptions. The more-than-3,500 sales figure remains attributed to company staff. No current guest booking, independent sales audit or site inspection by the guide is established.
Proposed Modon brochure drawings received 2 October 2026; all 21 complete pages visually reviewed 3 October. Thirteen layouts and their printed dimension schedules, including both floors where provided.
Apartment indoor and terrace figures stay separate from villa and townhouse total area. Room dimensions are metres, not net room areas. The source drawings are fitted independently and do not prove what comes with an exact purchase.
Boulevard · 1 bedroom · standard · 93 m² total
One bedroom, one open living/dining space, a kitchen and laundry. No separate staff room is labelled in this plan.
The standard and corner versions keep the printed bedroom, kitchen and living-room dimensions. The main extra space in the corner version is terrace area.
The standard and corner versions keep the printed bedroom, kitchen and living-room dimensions. The main extra space in the corner version is terrace area.
The standard and corner versions keep the printed bedroom, kitchen and living-room dimensions. The main extra space in the corner version is terrace area.
The standard and corner versions keep the printed bedroom, kitchen and living-room dimensions. The main extra space in the corner version is terrace area.
Wadi East villa · 3 bedrooms · Spanish · 262 m² total
The ground floor has a display kitchen and a separate kitchen, plus staff and driver rooms. A separate living room is upstairs. All three bedrooms are upstairs.
First floor · printed dimension schedule · source page 37
Printed row
Space
Dimensions
1
Living
4.1 × 3.1 m
2
Master Bedroom
3.3 × 3.7 m
3
Master Dressing
2.4 × 2.85 m
4
Master Bathroom
2.85 × 3.3 m
5
Master Terrace
3.9 × 1.6 m
6
Bedroom One
3.45 × 3.3 m
7
Dressing Bedroom One
2.65 × 1.5 m
8
Bathroom Bedroom One
2.6 × 1.7 m
9
Terrace Bedroom One
3.6 × 1.3 m
10
Bedroom Two
4 × 3.35 m
11
Dressing Bedroom Two
2.7 × 2.6 m
12
Bathroom Bedroom Two
2.7 × 1.8 m
13
Terrace Bedroom Two
1.2 × 4.6 m
Wadi East villa · 3 bedrooms · Mediterranean · 248 m² total
The ground floor has a display kitchen and a separate kitchen, plus staff and driver rooms. A separate living room is upstairs. All three bedrooms are upstairs.
First floor · printed dimension schedule · source page 41
Printed row
Space
Dimensions
1
Living
4.1 × 3.1 m
2
Master Bedroom
3.3 × 3.7 m
3
Master Dressing
2.4 × 2.85 m
4
Master Bathroom
2.85 × 3.3 m
5
Master Terrace
7.5 × 1.6 m
6
Bedroom One
3.45 × 3.3 m
7
Dressing Bedroom One
2.65 × 1.5 m
8
Bathroom Bedroom One
2.6 × 1.7 m
9
Bedroom Two
4 × 3.35 m
10
Bathroom Bedroom Two
2.7 × 1.8 m
11
Dressing Bedroom Two
2.7 × 2.6 m
12
Terrace Bedroom Two
1.2 × 4.6 m
Wadi East villa · 4 bedrooms · Spanish · 310 m² total
The ground floor has a display kitchen and a separate kitchen, plus staff and driver rooms. A separate living room is upstairs. One guest bedroom is downstairs; the other bedrooms are upstairs.
First floor · printed dimension schedule · source page 48
Printed row
Space
Dimensions
1
Living
4.4 × 4.25 m
2
Living Terrace
4.5 × 1.1 m
3
Master Bedroom
4.5 × 4 m
4
Master Dressing
2.7 × 2.5 m
5
Master Bathroom
3.15 × 3.3 m
6
Master Terrace
4.65 × 1.4 m
7
Bedroom One
3.7 × 4.7 m
8
Bathroom Bedroom One
2.45 × 1.8 m
9
Terrace Bedroom One
4.2 × 1.45 m
10
Bedroom Two
3.7 × 3.7 m
11
Bathroom Bedroom Two
2.5 × 1.8 m
Wadi East villa · 4 bedrooms · Mediterranean · 301 m² total
The ground floor has a display kitchen and a separate kitchen, plus staff and driver rooms. A separate living room is upstairs. One guest bedroom is downstairs; the other bedrooms are upstairs.
First floor · printed dimension schedule · source page 52
Printed row
Space
Dimensions
1
Living
4.4 × 4.25 m
2
Living Terrace
4.5 × 1.1 m
3
Master Bedroom
4.5 × 4 m
4
Master Dressing
2.7 × 2.5 m
5
Master Bathroom
3.15 × 3.3 m
6
Master Terrace
4.65 × 1.4 m
7
Bedroom One
3.7 × 4.7 m
8
Bathroom Bedroom One
2.45 × 1.8 m
9
Terrace Bedroom One
4.2 × 1.45 m
10
Bedroom Two
3.7 × 3.7 m
11
Bathroom Bedroom Two
2.5 × 1.8 m
Wadi East villa · 5 bedrooms · Spanish · 384 m² total
The ground floor has a display kitchen and a separate kitchen, plus staff and driver rooms. A separate living room is upstairs. One guest bedroom is downstairs; the other bedrooms are upstairs.
First floor · printed dimension schedule · source page 58
Printed row
Space
Dimensions
1
Living
4.8 × 3.6 m
2
Master Bedroom
4.75 × 3.7 m
3
Master Dressing
3.45 × 1.95 m
4
Master Bathroom
3.45 × 3.3 m
5
Master Terrace
5.3 × 1.5 m
6
Bedroom One
3.5 × 3.55 m
7
Bathroom Bedroom One
3.1 × 1.7 m
8
Dressing Bedroom One
2.25 × 2.25 m
9
Terrace Bedroom One
3.65 × 1.45 m
10
Bedroom Two
3.5 × 3.3 m
11
Bathroom Bedroom Two
1.8 × 2.5 m
12
Dressing Bedroom Two
1.6 × 2.65 m
13
Terrace Bedroom Two
4.7 × 1.9 m
14
Bedroom Three
3.7 × 3.8 m
15
Dressing Bedroom Three
1.4 × 2.6 m
16
Bathroom Bedroom Three
1.8 × 2.6 m
Wadi East villa · 5 bedrooms · Mediterranean · 368 m² total
The ground floor has a display kitchen and a separate kitchen, plus staff and driver rooms. A separate living room is upstairs. One guest bedroom is downstairs; the other bedrooms are upstairs. The 4.7 × 1.9 m terrace row is called “Terrace Bedroom Three” here and “Terrace Bedroom Two” in the Spanish table. Check the exact terrace assignment before relying on it.
First floor · printed dimension schedule · source page 82
Printed row
Space
Dimensions
1
Bedroom
3.7 × 3.1 m
2
Bathroom
2.4 × 1.7 m
3
Balcony
5.3 × 1.5 m
4
Master Bedroom
4.7 × 3.6 m
5
Wardrobe
2.6 × 1.7 m
6
Master Bathroom
3.2 × 3.1 m
7
Lounge
4.7 × 3.2 m
8
Bedroom
3.8 × 3.3 m
9
Bathroom
2.4 × 1.7 m
Drawing editions and how to read the comparison
Both Modon brochures were supplied in the WhatsApp archive received 2 October 2026. No publication date is printed on these pages. All 21 relevant complete pages were visually reviewed on 3 October 2026. The dimension schedule keeps the printed row names, including inconsistent terrace labels.
Hollow rings are original guide reading points on the source drawing. The picture, rings and zoom share one coordinate frame. Each plan is fitted separately; matching display size is not matching physical scale.
Room dimensions are metres. They are not measured net areas. Pools, landscaping, furniture and views shown in illustrations do not establish what comes with the purchase. A downstairs bedroom does not prove step-free access. The exact home, signed specification and any later revision need checking.
The reviewed records do not tell us how many homes are available today.
Planned homes, past sales and new releases are different numbers. To know what is left, you need a dated availability list for the collection and bedroom size you want.
What to ask the seller: Ask for the latest list for your chosen collection and bedroom size. It should include the exact home references and the date and time it was checked.
What is planned?
The June sales material shows 7,900 homes and around 1,000 hotel rooms or suites, counted separately.
These are planned counts. The page does not say to add or subtract them, and neither count tells you what is available to buy now.
What to ask the seller: Check which plan edition is being used. Keep hotel rooms, branded homes and other residential homes separate when comparing the numbers.
What has sold?
Two published records report sales. They cover different dates and parts of the project.
The 2025 initial-launch result and the September visit statement are separate. Their difference cannot tell us how fast homes sold, or what share of all planned homes is sold.
What to ask the seller: Ask for figures covering the same project and dates, split by collection and bedroom size. Check whether cancelled sales have been removed from the count.
Have prices risen?
Starting prices and sales totals do not tell us how much the price of the same home has changed.
A new release may have different sizes, views, floors, finishing and payment plans. These records do not follow the prices of the same homes over time.
What to ask the seller: Compare two dated quotes for the same home, or very similar homes. Include the full price, area, view, floor, finishing, payment plan and extra fees.
Read all five records together
Dated records covering different parts of the project
Record
Measure
What it covers and when
Limit
Residential and branded homesJune 2026 · sales material
7,900homes
Wadi YemmJune 2026 sales-material edition
It does not say how many homes were released for sale, sold, handed over or available in each bedroom size.
Hotel rooms and suitesJune 2026 · sales material
Around 1,000hotel keys
Six planned hotels and other hospitality properties in Wadi YemmJune 2026 sales-material edition
The page does not give one combined home-and-hotel total. Do not add these rooms to, or subtract them from, 7,900 homes.
Initial-launch sales reported18 February 2026 · publication
2,109unitsAED 5.8 billion sales value
The first Ras El Hekma launch covered in Modon’s 2025 results2025
The report does not split these units by collection or bedroom size, or say how many remain for sale. A reported sale does not show that a home has been handed over.
Later Wadi launches reported29 July 2026 · publication
Further releasesNo unit count supplied
Wadi Yemm and Montage Residences, as covered in Modon’s January–June 2026 resultsJanuary–June 2026
It does not give a Wadi-only unit count, bedroom mix or number left for sale. A launch for sale does not mean homes are ready or facilities are open.
Sales statement during the visit8 September 2026 · visit report
More than 3,500units sold
Company statement about Wadi Yemm in the official visit reportStatement during the 8 September 2026 visit; the sales start date is not given
The guide has not checked this sales count independently. The start date and bedroom mix are not given. It does not tell us today’s availability, rental demand or prices paid for individual homes.
03 / RELEASES CAN CONTINUE AFTER EARLIER SALES
Homes can be released for sale in stages.
2025 COMPANY RESULTS
Initial launch
2,109 units reported for the initial Ras El Hekma launch.
Published 18 February 2026 · period: 2025
JANUARY–JUNE 2026 RESULTS
Further releases
A new Wadi phase in April, followed by Montage Residences.
Published 29 July 2026 · period: first half of 2026
SEPTEMBER VISIT
Later sales statement
More than 3,500 units sold, according to company staff.
8 September 2026 · exact starting period not given
The cards show when each report was published. They do not compare sales volumes or speed. The records do not say that all Wadi collections were released for sale at the same time.
The separate interactive reading can be saved from the online page. No price-growth percentage, sold percentage or remaining-home count is inferred.
City partners and delivery
Who does what in Ras El Hekma
Reviewed 2026-10-03. Publication dates, not a completion schedule. No geographic or ownership boundaries are drawn. Partner roles do not confirm an open service or the seller in an individual home contract.
Developer appointed · 4 October 2024
Master developer appointed
ADQ · Modon Holding · Ras El Hekma Urban Development Project Company
ADQ appointed Modon to lead the city, develop its initial phase and oversee partner development with the project company.
What it covers: City-wide development roles described in October 2024
What it cannot confirm: The appointment does not identify the seller in an individual home contract, or guarantee delivery of every partner project.
For your home: What is the full company name on your contract, and which company is responsible for delivery and after-sales service?
Early agreement · 7 October 2024
Initial construction framework
Modon · Orascom Construction
Orascom confirmed a framework role in initial Phase 1 construction.
What it covers: Initial city Phase 1
What it cannot confirm: This broad role is not a completed road, utility connection or a handover date.
For your home: Which specific road and utility package will serve your home, and what proof that the work is ready is available?
Early agreement · 4 October 2024
Materials and industrial cooperation
Modon · Elsewedy Electric
Materials, industrial and maintenance opportunities.
What it covers: City-wide plans; no individual site identified
What it cannot confirm: No working factory or product supply to your home is established.
For your home: Which materials and maintenance arrangements are confirmed for the exact project?
Early agreement · 4 October 2024
Airport planning cooperation
Modon · Abu Dhabi Airports
Airport planning, design and help planning airport operations.
What it covers: City-wide plans; no individual site identified
What it cannot confirm: A planning partnership is not a flight, an airport opening or a confirmed visitor route.
For your home: Which airport and flight can you actually book for your travel dates?
Early agreement · 4 October 2024
Utility cooperation
Modon · TAQA
Water, electricity and wastewater opportunities.
What it covers: City-wide plans; no individual site identified
What it cannot confirm: No plant ready for use, household connection, service charge or utility provider is confirmed by this early agreement.
For your home: Who will supply your home’s drinking water and power, from what date and at what charges?
Early agreement · 4 October 2024
Golf cooperation
Modon · Valderrama
Golf development and operation.
What it covers: City-wide plans; no individual site identified
What it cannot confirm: No course opening or homeowner membership is established by this early agreement.
For your home: Which course can this home use, when will it open and is membership included?
Early agreement · 4 October 2024
Digital-city cooperation
Modon · e& Egypt
Connectivity and smart-city systems.
What it covers: City-wide plans; no individual site identified
What it cannot confirm: No home internet speed, fibre installation, live coverage or service charge is confirmed.
For your home: Ask for an address-specific connection check, installation date, speed, service charge and support contact.
Early agreement · 4 October 2024
Luxury development opportunities
Modon · Candy International
Luxury property opportunities.
What it covers: City-wide plans; no individual site identified
What it cannot confirm: The early agreement does not identify a named city precinct, home release or allocated site.
For your home: Is there a named project, an exact site and a dated sales release behind this partnership?
Early agreement · 4 October 2024
Initial hotel cooperation
Modon · Montage International
Luxury hotel development and management.
What it covers: City-wide plans; no individual site identified
What it cannot confirm: This city-wide early agreement does not establish the later resort’s opening, owner services or booking dates.
For your home: Use the later named Montage announcement and construction package for more specific detail.
Early agreement · 4 October 2024
Hotel-operation cooperation
Modon · Accor · Ennismore
Hotel and resort operation.
What it covers: City-wide plans; no individual site identified
What it cannot confirm: No named Ras El Hekma hotel, allocated site, opening date or room booking is established here.
For your home: Which named hotel and operator agreement applies, and is there a current official booking route?
Early agreement · 4 October 2024
Healthcare cooperation
Modon · Burjeel Holdings
Healthcare development and management.
What it covers: City-wide plans; no individual site identified
What it cannot confirm: No named open city clinic or hospital, emergency service or appointment route is established.
For your home: Which operating facility serves the home, and what are its current services, hours and access arrangements?
Early agreement · 30 October 2024
Counterparty confirms digital agreement
e& Egypt · Modon
e&’s results release confirms its Egypt business signed a city smart-infrastructure agreement with Modon.
What it covers: City-wide plans; no individual site identified
What it cannot confirm: This is a publication date, not a new network opening or a speed test at an individual home.
For your home: Get an address-specific installation and service confirmation before relying on the home for remote work.
Early agreement · 27 March 2025
Industrial-zone intention
Modon · Elsewedy Industrial Development
A proposed 10 km² industrial zone south of the coastal highway, initially focused on building materials.
What it covers: South of the Alexandria–Matrouh Highway; wider city context
What it cannot confirm: This is separate from residential collections and the planned city free zone. Factory operation and exact boundaries are unverified.
For your home: Which dated works and operating businesses are confirmed, rather than proposed?
Development rights reported · 21 April 2026
Development rights reported
Ras El Hekma Urban Development Project Company · Miran Hills Real Estate
Miran’s press release reports a waterfront development agreement with the city project company.
What it covers: Ras El Hekma waterfront site; specific Hacienda relationship inferred separately
What it cannot confirm: The release does not name Hacienda. Linking that site to Hacienda uses separate partner publications and remains a guide inference, without a registered parcel.
For your home: Ask for the exact project, parcel and company signing the agreement in the relevant development documents.
Early agreement · April 2026 · month only
Palm Hills and Miran collaboration
Palm Hills · Miran Hills
Palm Hills’ April entry describes a joint Ras El Hekma destination. Miran’s current site identifies their Hacienda collaboration.
What it covers: Hacienda Ras El Hekma partner publications
What it cannot confirm: Only the publication month is given. It is separate from an independently checked land boundary or home contract.
For your home: Keep the full Hacienda Ras El Hekma name and the exact seller company on every offer.
Project announcement / launch · 17 May 2026
Named Montage destination
Modon · Montage Hotels & Resorts
Montage announced in Wadi Yemm, with a 200-room resort and 96 residences.
What it covers: Montage Ras El Hekma within Wadi Yemm
What it cannot confirm: Brand identity and planned facilities do not establish bookings, owner access or residence handover.
For your home: Which services are included for your home, which cost extra and when are they due to start?
Approximately 17 km of six-lane ring road and utilities; 5.3 km of Grand Canal dry excavation.
What it covers: City Phase 1 road package and separate Grand Canal excavation
What it cannot confirm: The report does not give an open driving route, navigable canal, accepted utility connection or completion percentage.
For your home: Which connections approved for use and usable access serve your exact home when the home is handed over?
Construction award · 6 July 2026
Montage construction award
Modon project entity · Hassan Allam Construction
A package for the 200-room hotel, 96 residence villas, clubhouse and related infrastructure.
What it covers: Named Montage hotel and residences package
What it cannot confirm: A construction award does not establish a working hotel or delivery of all Wadi homes.
For your home: Check the home-specific delivery terms and separate hotel opening and owner-service arrangements.
Construction award · 15 July 2026
Wastewater construction award
Modon project entity · Hassan Allam Construction · MetiPro
A 32,000 m³/day treatment plant, with intended reuse for landscaping and district cooling.
What it covers: Named city sewage-treatment package
What it cannot confirm: Treatment capacity is not actual output or clean drinking-water supply. Individual-home connections remain unverified.
For your home: Who supplies drinking water, who handles sewage, and when will each connection be accepted?
Project announcement / launch · 16 July 2026
Named Nammos destination
Modon · Nammos Hotels & Resorts
Nammos announced within Wadi Yemm, bringing together hotel, residences, dining, beach club and retail.
What it covers: Nammos Ras El Hekma within Wadi Yemm
What it cannot confirm: The announcement does not confirm a booking, open beach club or access for every Wadi homeowner.
For your home: What access belongs to this home, what fees apply and which services have actually opened?
Project announcement / launch · August 2026 · month only
Hacienda launch coverage
Palm Hills · Miran Hills
Palm Hills’ August entry reports the Hacienda Ras El Hekma launch event.
What it covers: Hacienda Ras El Hekma
What it cannot confirm: The month is known; the exact day is not. A launch event is not completed homes or current availability.
For your home: Use a dated exact-home offer and its own delivery terms alongside this launch record.
Construction award · Publication date not supplied
Wadi DP04 construction award
Modon project entity · Arabian Construction Company · Hill International
ACC names a 54-villa package, clubhouse, roads, utilities and Wadi Park; Hill is project manager and engineer.
What it covers: Wadi Yemm M1 · DP04 package, not the whole precinct
What it cannot confirm: The publication date and confirmed construction start date are not supplied. Its 21-month duration cannot give a calendar handover date.
For your home: Ask for the exact package serving your home, its confirmed start date and home-specific delivery conditions.
The 4 October 2024 appointment describes 170 million m² of city planning, an initial 50 million m² developed by Modon and 120 million m² of partner development under project-company and Modon oversight. These are announced areas and roles, without registered phase boundaries.
Original map comparison
Wadi brochure maps — compare the complete legends
Two undated Modon brochure pages received 2 October 2026, reviewed 2026-10-03. The Boulevard page has 16 legend entries; the Wadi East page has 17. These are Wadi illustration labels, not the city’s precinct count.
Boulevard is marker 1 in the Boulevard brochure and marker 14 in the Wadi East brochure. The white dotted emphasis in the Boulevard drawing is publisher artwork, not a surveyed boundary.
What to check: Check the exact building and apartment plan. A collection marker does not locate an individual home.
Wadi East and West homes
Yemm Boulevard brochure: 2 · Wadi East & West Villas & Townhouses Wadi East brochure: 1 · Wadi East Villas & Townhouses; 17 · Wadi West Townhouses
The Boulevard legend groups East and West in one entry. The Wadi East legend separates Wadi East Villas & Townhouses from Wadi West Townhouses. These labels do not give a release date or current availability.
What to check: Ask for the exact community and home reference. Do not use one marker number across both brochures.
The two drawings label the same coastal setting as Natural Reserve, using different numbers.
What to check: The label does not establish public access, protected-area legal status or an open walking route.
Hotels and resorts
Yemm Boulevard brochure: 5 · Hotel & Resorts Wadi East brochure: 4 · Hotel & Resorts
Hotel & Resorts is repeated at five visible marker positions in each illustration. Repeated markers are not a verified hotel inventory. The drawing does not assign a brand to each marker.
What to check: Use named hotel announcements and separate opening and owner-access evidence.
Number 8 stays the same, but the legend changes from Beach to Pristine Beach. Two printed marker positions are shown in each drawing; the positions on the left side of the pictures differ.
What to check: Use the separate shoreline-class reader for the June drawing. Do not transfer its coast lines onto these illustrations.
The water setting on the right side of the pictures is labelled Natural Lagoons. This is a proposed-plan label, separate from the earlier shoreline classification.
What to check: Confirm swimming access, water management and the specific rights of the home.
The Yemm Links Villas marker sits beside the lower golf landscape in this illustration.
What to check: A golf-side marker is not a guaranteed view, golf membership or a launched home.
Country Clubhouse · lower marker
Yemm Boulevard brochure: 12 · Country Clubhouse Wadi East brochure: 11 · Country Clubhouse
The lower Country Clubhouse entry is 12 in the Boulevard legend and 11 in the Wadi East legend. Each brochure also has a separate entry with the same name higher in the picture.
What to check: Keep the two printed entries separate. Do not assume which clubhouse a home can use.
Sheet dated 12 August 2026, received 31 August 2026, reviewed 3 October 2026. Its stated 24-hour offer validity has elapsed. This is an anonymous payment-pattern reading, not a current offer or available home.
118 purchase rows from August 2026 through May 2036; two zero purchase rows are retained. Nine larger July payments and a larger final May payment differ from the regular amounts. Four maintenance payments, each 2% of purchase price, are separately listed in February 2028–2031.
Calendar-year totals · first and last years cover only part of the year
Year
Purchase %
Maintenance %
Combined %
2026
10.28%
0.00%
10.28%
2027
6.87%
0.00%
6.87%
2028
8.16%
2.00%
10.16%
2029
9.41%
2.00%
11.41%
2030
9.94%
2.00%
11.94%
2031
10.10%
2.00%
12.10%
2032
10.06%
0.00%
10.06%
2033
10.20%
0.00%
10.20%
2034
10.36%
0.00%
10.36%
2035
10.57%
0.00%
10.57%
2036
4.04%
0.00%
4.04%
Every listed month · proportions from printed amounts · maintenance is separate
Month
Purchase row
Purchase %
Printed %
Maintenance %
August 2026
1
5.000%
5.00%
None listed
September 2026
2
0.000%
Not printed
None listed
October 2026
3
0.000%
Not printed
None listed
November 2026
4
5.000%
5.00%
None listed
December 2026
5
0.279%
0.28%
None listed
January 2027
6
0.279%
0.28%
None listed
February 2027
7
0.279%
0.28%
None listed
March 2027
8
0.279%
0.28%
None listed
April 2027
9
0.279%
0.28%
None listed
May 2027
10
0.279%
0.28%
None listed
June 2027
11
0.279%
0.28%
None listed
July 2027
12
3.600%
3.60%
None listed
August 2027
13
0.319%
0.32%
None listed
September 2027
14
0.319%
0.32%
None listed
October 2027
15
0.319%
0.32%
None listed
November 2027
16
0.319%
0.32%
None listed
December 2027
17
0.319%
0.32%
None listed
January 2028
18
0.319%
0.32%
None listed
February 2028
19
0.319%
0.32%
2%
March 2028
20
0.319%
0.32%
None listed
April 2028
21
0.319%
0.32%
None listed
May 2028
22
0.319%
0.32%
None listed
June 2028
23
0.319%
0.32%
None listed
July 2028
24
4.500%
4.50%
None listed
August 2028
25
0.350%
0.35%
None listed
September 2028
26
0.350%
0.35%
None listed
October 2028
27
0.350%
0.35%
None listed
November 2028
28
0.350%
0.35%
None listed
December 2028
29
0.350%
0.35%
None listed
January 2029
30
0.350%
0.35%
None listed
February 2029
31
0.350%
0.35%
2%
March 2029
32
0.350%
0.35%
None listed
April 2029
33
0.350%
0.35%
None listed
May 2029
34
0.350%
0.35%
None listed
June 2029
35
0.350%
0.35%
None listed
July 2029
36
5.440%
5.44%
None listed
August 2029
37
0.374%
0.37%
None listed
September 2029
38
0.374%
0.37%
None listed
October 2029
39
0.374%
0.37%
None listed
November 2029
40
0.374%
0.37%
None listed
December 2029
41
0.374%
0.37%
None listed
January 2030
42
0.374%
0.37%
None listed
February 2030
43
0.374%
0.37%
2%
March 2030
44
0.374%
0.37%
None listed
April 2030
45
0.374%
0.37%
None listed
May 2030
46
0.374%
0.37%
None listed
June 2030
47
0.374%
0.37%
None listed
July 2030
48
5.750%
5.75%
None listed
August 2030
49
0.390%
0.39%
None listed
September 2030
50
0.390%
0.39%
None listed
October 2030
51
0.390%
0.39%
None listed
November 2030
52
0.390%
0.39%
None listed
December 2030
53
0.390%
0.39%
None listed
January 2031
54
0.390%
0.39%
None listed
February 2031
55
0.390%
0.39%
2%
March 2031
56
0.390%
0.39%
None listed
April 2031
57
0.390%
0.39%
None listed
May 2031
58
0.390%
0.39%
None listed
June 2031
59
0.390%
0.39%
None listed
July 2031
60
5.800%
5.80%
None listed
August 2031
61
0.393%
0.39%
None listed
September 2031
62
0.393%
0.39%
None listed
October 2031
63
0.393%
0.39%
None listed
November 2031
64
0.393%
0.39%
None listed
December 2031
65
0.393%
0.39%
None listed
January 2032
66
0.393%
0.39%
None listed
February 2032
67
0.393%
0.39%
None listed
March 2032
68
0.393%
0.39%
None listed
April 2032
69
0.393%
0.39%
None listed
May 2032
70
0.393%
0.39%
None listed
June 2032
71
0.393%
0.39%
None listed
July 2032
72
5.700%
5.70%
None listed
August 2032
73
0.400%
0.40%
None listed
September 2032
74
0.400%
0.40%
None listed
October 2032
75
0.400%
0.40%
None listed
November 2032
76
0.400%
0.40%
None listed
December 2032
77
0.400%
0.40%
None listed
January 2033
78
0.400%
0.40%
None listed
February 2033
79
0.400%
0.40%
None listed
March 2033
80
0.400%
0.40%
None listed
April 2033
81
0.400%
0.40%
None listed
May 2033
82
0.400%
0.40%
None listed
June 2033
83
0.400%
0.40%
None listed
July 2033
84
5.750%
5.75%
None listed
August 2033
85
0.410%
0.41%
None listed
September 2033
86
0.410%
0.41%
None listed
October 2033
87
0.410%
0.41%
None listed
November 2033
88
0.410%
0.41%
None listed
December 2033
89
0.410%
0.41%
None listed
January 2034
90
0.410%
0.41%
None listed
February 2034
91
0.410%
0.41%
None listed
March 2034
92
0.410%
0.41%
None listed
April 2034
93
0.410%
0.41%
None listed
May 2034
94
0.410%
0.41%
None listed
June 2034
95
0.410%
0.41%
None listed
July 2034
96
5.800%
5.80%
None listed
August 2034
97
0.420%
0.42%
None listed
September 2034
98
0.420%
0.42%
None listed
October 2034
99
0.420%
0.42%
None listed
November 2034
100
0.420%
0.42%
None listed
December 2034
101
0.420%
0.42%
None listed
January 2035
102
0.420%
0.42%
None listed
February 2035
103
0.420%
0.42%
None listed
March 2035
104
0.420%
0.42%
None listed
April 2035
105
0.420%
0.42%
None listed
May 2035
106
0.420%
0.42%
None listed
June 2035
107
0.420%
0.42%
None listed
July 2035
108
5.900%
5.90%
None listed
August 2035
109
0.430%
0.43%
None listed
September 2035
110
0.430%
0.43%
None listed
October 2035
111
0.430%
0.43%
None listed
November 2035
112
0.430%
0.43%
None listed
December 2035
113
0.430%
0.43%
None listed
January 2036
114
0.430%
0.43%
None listed
February 2036
115
0.430%
0.43%
None listed
March 2036
116
0.430%
0.43%
None listed
April 2036
117
0.430%
0.43%
None listed
May 2036
118
2.324%
2.32%
None listed
Shares use the printed amounts divided by the stated purchase total. Printed percentages total 99.94% after rounding; the amount-based shares total very slightly above 100%. The tiny rounding difference is retained. Source months contain no exact payment day. Currency, exact home, built-up area, current availability, other fees, handover and actual paid status are unknown. The calendar does not pair the schedule with the September starting-price sheet.
The additional saved interactive calendar includes controls and an optional EGP illustration calculator. Wider-guide links need internet.
Home comparison
Wadi branded homes — Nammos and Montage
Reviewed 2026-10-03. Two announced destinations within Wadi Yemm. Nammos: 72 planned residences and 79 hotel rooms. Montage: 96 planned villas and 200 hotel rooms. These are separate counts for private homes and guest rooms, not current availability.
All ten categories published on the reviewed Modon pages
Destination
Category
Form
Bedrooms stated
Nammos
1-bedroom residence
Apartment
1
Nammos
2-bedroom residence
Apartment
2
Nammos
3-bedroom residence
Apartment
3
Nammos
4-bedroom residence
Apartment
4
Nammos
Penthouse
Penthouse
Not stated
Montage
Lifestyle Villas
Villa
3
Montage
Premium Villas
Villa
4
Montage
Horizon Villas
Villa
5
Montage
Horizon Terraces
Villa
5
Montage
Signature Villas
Villa
6
Prices, areas, payment dates, handover and current allocations are not established by the reviewed category pages. The penthouse bedroom count is not stated. Images are planned-design illustrations, not floor plans or completed homes.
Montage’s operator labels the destination under development. The reviewed Nammos operator page does not give an opening date. Neither becomes a current booking here.
The Montage city drawing contains a labelled publisher marker. The Nammos city drawing highlights Wadi Yemm without a Nammos-specific marker. No Earth registration, route, boundary or exact-home position is inferred.
Nammos Ras El Hekma
Published plans
Resort
Restaurant and beach club
Village shops and social spaces
All-day meals
Café and pool bar
Cabanas
Spa and wellness
Gym
Children’s club
Montage Ras El Hekma
Published plans
Beach entry
Owners’ club
Spa and wellness
Pools
Fitness facilities
Places to eat
Concierge help
Children’s club
Shops
Golf outlooks
Marina access
Waterside walk
Gardens
Security
Home management
These are the amenities listed on each reviewed page. A missing item is not proof it will be absent. The lists do not establish opening, membership, charges or every home’s right to use them.
Owner access, guest rules, service charges and rental-management terms need the exact home’s current documents. A brand name does not establish rental income.
The complete interactive comparison, ten illustrations and two source drawings are in a separate saved reader. Get the branded-home reader online ↗. Earlier drawings and chapters remain in this reading edition.
Plan reference
Hacienda — read the printed detail
Supplied Palm Hills × Miran Hills illustration, received 31 August 2026 and reviewed 2026-10-03. Its July filename date is not a verified publication date. Hacienda is read as a city-partner project. This drawing does not place it in a numbered Modon precinct or establish a registered city parcel.
The whole drawing — Start with the whole plan.
The source includes both publishers’ logos, a north arrow, coastline, roads, water features, home codes, black arrows and faded artwork. These belong to this one drawing.
What to ask: Keep the exact dated plan supplied with your offer. This file’s July date comes from its filename, not a printed publication date.
Coastal rows — A row in a drawing is not a view promise.
Several curved rows follow the illustrated beach. The drawing shows roads and other homes between many buildings and the coast. It does not measure height, beach distance or a home’s actual outlook.
What to ask: Ask for the exact home, its level, a section showing ground heights, and what sits between it and the sea.
Water and roads — Read the water and the way around it.
Roads curve around separate water features in this part of the image. The water artwork is not proof of swimmable lagoons, operating bridges or a permitted walking route.
What to ask: Confirm the home’s water frontage, swimming rights, paths, opening dates and ongoing charges.
Code labels — The printed code is a starting point.
VL, CH and BH examples can be read in the source. Some buildings carry A/B marks and G+ notations. No legend explains their full meaning or matches them to the sales product list.
What to ask: Match the exact plan code, building and apartment to the current offer and floor plan. A product starting price is not that code’s price.
Arrows and faded areas — The faded areas do not come with a key.
Black arrows point towards parts of the drawing and a large portion of the artwork is faded. The supplied page does not say that fading means sold, unreleased, unavailable or complete.
What to ask: Ask for a dated release map with an explained key. Keep these unexplained marks separate from today’s availability.
North and scale — Keep direction separate from distance.
A north arrow appears in the artwork. There is no printed scale or geographic coordinate grid. This reader zooms the original image; it does not measure a drive or place the plan on satellite imagery.
What to ask: Use a registered site survey for position and area, and a confirmed entrance for travel.
Compare the editions — Use the drawing that belongs to the offer.
The guide also retains a labelled concept plan and a different overview in The Crest brochure. Their source frames and details differ. No revision order or link from these July codes to The Crest or September prices is established.
What to ask: Request the current plan version and an exact home reference. Do not move labels, arrows or prices from one drawing to another.
15 manually checked examples — a selection from the drawing
Selected code examples are not a full plan-code register or a list of homes for sale. A code absent from the examples may still appear in the drawing.
Printed numbers, A/B marks and G+ notations do not establish floor areas, bedrooms, delivery or an individual home’s price.
The July filename date is not a verified publication date. Arrows, fading and the order of plan editions are not explained.
This is a publisher plan image. No Earth alignment, property boundary, shoreline tracing, scale, gate or route is added.
All earlier drawings remain in this reading edition. A separate saved interactive reader includes the complete native-detail tile set and all three edition pictures. Get the complete detail reader online ↗. No exact-home price, area or availability is matched to these printed examples.
Dated city prices
Four more Wadi asks and the home shortlist
Four additional Nawy resale asking listings, live pages checked 3 October 2026. Each full asking price is paired with that listing’s own published BUA. These are not a market average, achieved sales or confirmation of available homes.
Wadi Yemm · 1 bed · 110 m² · listing 131301
1 bathrooms · 110 m² BUA · full EGP 19,394,284 · EGP 176,312/m²
Written upfront EGP 3,113,778; remaining EGP 16,280,506; separate maintenance EGP 1,546,960. Maintenance paid status and transfer fees are unknown.
Advertised 2030; written description says off plan · Advertised fully finished. Quarterly amount EGP 567,925, rounded remaining term 7.2 years. No exact due dates or payment count inferred. Collection, floor and actual developer home code are unverified.
2 bathrooms · 176 m² BUA · full EGP 20,932,679 · EGP 118,936/m²
Written upfront EGP 5,438,385; remaining EGP 15,494,294; separate maintenance EGP 1,799,700. Maintenance paid status and transfer fees are unknown.
Advertised 2030; written description says off plan · Advertised fully finished. Quarterly amount EGP 540,499, rounded remaining term 7.2 years. No exact due dates or payment count inferred. Collection, floor and actual developer home code are unverified.
3 bathrooms · 176 m² BUA · full EGP 22,127,782 · EGP 125,726/m²
Written upfront EGP 5,757,920; remaining EGP 16,369,862; separate maintenance EGP 1,901,400. Maintenance paid status and transfer fees are unknown.
Advertised 2030; written description says off plan · Advertised fully finished. Quarterly amount EGP 571,042, rounded remaining term 7.2 years. No exact due dates or payment count inferred. Collection, floor and actual developer home code are unverified.
4 bathrooms · 227 m² BUA · full EGP 35,930,198 · EGP 158,283/m²
Written upfront EGP 9,450,356; remaining EGP 26,479,842; separate maintenance EGP 3,075,700. Maintenance paid status and transfer fees are unknown.
Advertised 2030; written description says off plan · Advertised fully finished. Quarterly amount EGP 923,715, rounded remaining term 7.2 years. No exact due dates or payment count inferred. Collection, floor and actual developer home code are unverified.
Property Finder listing 103196001 is excluded: the live page says it is no longer available. Retained search figures do not establish a current offer or completed sale.
The online shortlist combines all 21 earlier examples and these four additions. First developer payments and resale upfront amounts mean different arrangements. Price plus listed maintenance is conditional on that amount being unpaid and extra; it is not an all-in cost. Unknown payments or fees remain unknown.
Twenty operator-published listings, reviewed 3 October 2026. Seven reference pins are accepted in the separate interactive directory. The guide has no directly confirmed city services. A listing, published hours or nearby map point does not establish opening on your dates, visitor entry or delivery to your home.
All 20 operator listings · reviewed 3 October 2026
Listing
Published address
Published state
Location
Spinneys · Amwaj Rivette Mall
Rivette Mall, Amwaj village; the operator writes km 135 on Alexandria Road.
Listed; current opening unconfirmed
Location from the store website
Spinneys · Marina Valley
Marina Valley village, opposite Marina 5.
Listed; current opening unconfirmed
Location from the store website
Gourmet · Almaza Bay
Beach Town, Almaza Bay
Listed closed
Location linked by the store website
Gourmet · Dunes Mall
Dunes Mall, km 126, Alex–Matrouh Desert Road
Listed closed
Location linked by the store website
Gourmet · Hacienda White
Hacienda White, North Coast
Listed closed
Location linked by the store website
Fathalla · Rosana
Rosana village; operator address: km 54.
Listed; current opening unconfirmed
Location linked by the store website
Fathalla · Nice 1
Nice village; operator address: km 65.
Listed; current opening unconfirmed
Location linked by the store website
Fathalla · Nice 2
Operator address: North Coast, km 65.
Listed; current opening unconfirmed
Map link differs from the address
Fathalla · Amwaj
Amwaj village, Gate 2; operator address: km 136.
Listed; current opening unconfirmed
Map link differs from the address
Fathalla · Matrouh
Semiramis Hotel Matrouh (formerly New Royal), Corniche Street.
Listed; current opening unconfirmed
Hotel shown · store entrance unknown
Vodafone · Diplo Booth
Diplomasyeen village: the directory describes the KFC/Pizza Hut entrance, 23 km after Marina 7.
Listed; current opening unconfirmed
Address listed · location not mapped
Vodafone · Marassi Emporium
Marassi Emporium mall, beside Soudi Market.
Listed; current opening unconfirmed
Address listed · location not mapped
Vodafone · Marina 4 Booth
Marina 4, opposite Cottonil.
Listed; current opening unconfirmed
Address listed · location not mapped
Vodafone · Marina Kiosk
Marina 2: shop 56, Shanzelize Street.
Listed; current opening unconfirmed
Address listed · location not mapped
Vodafone · Amwaj
Amwaj mall, km 136.
Listed; current opening unconfirmed
Address listed · location not mapped
Vodafone · Marakya
Maraya tourist village: shop 18, maritime market, km 49.
Listed; current opening unconfirmed
Address listed · location not mapped
Vodafone · Zahran Badr
Zahran mall, Alexandria–Matrouh Road, km 82.
Listed; current opening unconfirmed
Address listed · location not mapped
Vodafone · Golf Porto
Golf Porto Marina: unit 31, tourist passage.
Listed; current opening unconfirmed
Address listed · location not mapped
Vodafone · Al-Alameen
Alamein Main Street, beside Venesia Market.
Listed; current opening unconfirmed
Address listed · location not mapped
Vodafone · Marsa Matrouh
Matrouh: Alexandria Street, Salem Ayad Soliman / Al Emiry tower.
Listed; current opening unconfirmed
Address listed · location not mapped
Spinneys publishes 16005 and Fathalla publishes 15260 as network enquiry numbers. The two Spinneys branches list 09:00–22:00 Saturday–Wednesday and 09:00–23:00 Thursday–Friday. Gourmet’s closure notices take priority over general hours. Fathalla’s contact-section hours are not accepted as branch hours.
Fathalla’s Nice 2 and Amwaj links open the same map place near Rosana, inconsistent with the operator’s km 65 and Amwaj addresses. Both remain unpinned. Its Matrouh link identifies the hotel, not a separately confirmed store entrance.
June 2026 toolkit descriptions, visually reviewed 3 October 2026. These describe intended apartment-building systems. No installation, operation, fees or exact-home coverage are confirmed. A core is a shared lift and stair area; two lifts per core does not establish a building total. “Not stated” means the paragraph is silent, not that an item is excluded. Building amenities and the Boulevard owners’ club remain separate.
Reception desks
Beach Plaza · Described in the kit
Arrival lobbies with reception desks are described.
Boulevard · Described in the kit
Arrival lobbies with reception desks are described.
Ask: Who runs the desk, when is it staffed, and what can it arrange for an owner or guest?
Underground parking
Beach Plaza · Described in the kit
Underground parking for residents and visitors is described.
Boulevard · Described in the kit
Underground parking for residents and visitors is described.
Ask: Is a space included with this home, and where may visitors park?
Card and QR entry
Beach Plaza · Described in the kit
Card readers and QR entry are described for buildings and courtyards.
Boulevard · Described in the kit
Card readers and QR entry are described for buildings and courtyards.
Ask: How do owners, tenants, children, visitors and deliveries get access?
Intercom-linked entry
Beach Plaza · Described in the kit
Entry control is described as connected to an intercom.
Boulevard · Described in the kit
Entry control is described as connected to an intercom.
Ask: Which doors can the home open, and who answers a visitor when the owner is away?
Vehicle number recognition
Beach Plaza · Described in the kit
A system that reads vehicle number plates is described for vehicle entry.
Boulevard · Described in the kit
A system that reads vehicle number plates is described for vehicle entry.
Ask: How are vehicles registered, and what is the process for a taxi, guest or delivery?
Two lifts per core
Beach Plaza · Described in the kit
The description gives two lifts per building core. A core is the shared lift and stair area.
Boulevard · Described in the kit
The description gives two lifts per building core. A core is the shared lift and stair area.
Ask: Which core serves this home, which floors do its lifts reach, and what happens during maintenance?
Backup generators
Beach Plaza · Described in the kit
Backup generators are described. The equipment they will power is not listed.
Boulevard · Described in the kit
Backup generators are described. The equipment they will power is not listed.
Ask: Will backup power cover the lifts, the home, air conditioning and internet? For how long?
Landscaped courtyards
Beach Plaza · Described in the kit
Landscaped courtyards are described among the amenities within each building.
Boulevard · Described in the kit
Landscaped courtyards are described among the amenities within each building.
Ask: Which courtyard serves the home, who may enter it, and when will it be usable?
Building swimming pools
Beach Plaza · Described in the kit
Swimming pools are described among the amenities within each building.
Boulevard · Described in the kit
Swimming pools are described among the amenities within each building.
Ask: Which pool serves this home, when does it open, and what are the guest and maintenance rules?
Children’s rooms
Beach Plaza · Described in the kit
A children’s room is described among the amenities within each building.
Boulevard · Described in the kit
A children’s room is described among the amenities within each building.
Ask: What ages and activities will it support, and is there supervision or a booking fee?
Gym in the building
Beach Plaza · Described in the kit
Gyms are listed among the amenities within each building.
Boulevard · Not stated in this paragraph
A gym is not named in this building-amenity paragraph. The separate Boulevard club drawing has fitness spaces; this is not proof of a gym in every Boulevard building.
Ask: For this home, is the gym in the building, in the residents’ club, or elsewhere? Check access and charges.
Game rooms
Beach Plaza · Described in the kit
Game rooms are listed among the amenities within each building.
Boulevard · Not stated in this paragraph
A game room is not named in this building-amenity paragraph. This does not prove it is excluded.
Ask: Which building or club room will the home use, and are access, equipment and bookings included?
Media rooms
Beach Plaza · Described in the kit
Media rooms are listed among the amenities within each building.
Boulevard · Not stated in this paragraph
A media room is not named in this building-amenity paragraph. This does not prove it is excluded.
Ask: What equipment, opening hours and booking rules are planned for the room serving this home?
Boulevard owners’ club
Beach Plaza · Not stated in this paragraph
The Beach Plaza masterplan paragraph describes proximity to a Wadi Yemm residents’ club. It does not grant access to the separate Boulevard owners’ club.
Boulevard · Described in the kit
An exclusive residents’ club for Boulevard owners is described. The next toolkit drawing places it in Building 20B, overlooking the park.
Ask: Does the exact home include club access, and what are the rules and fees for owners, tenants and guests?
Fibre and four services
Beach Plaza · Described in the kit
A fibre connection to the home is described with internet, TV, landline and improved mobile signal.
Boulevard · Described in the kit
A fibre connection to the home is described with internet, TV, landline and improved mobile signal.
Ask: Which services are live for this home, what speeds can you test, who is the provider, and what is the bill?
Electric-car charging
Beach Plaza · Described in the kit
Electric-vehicle charging units are described. Their number, location and allocation are not given.
Boulevard · Described in the kit
Electric-vehicle charging units are described. Their number, location and allocation are not given.
Ask: Where is the charger serving this home, how is it booked, and how is charging paid for?
Shared-area light sensors
Beach Plaza · Described in the kit
Lighting sensors in common areas are described.
Boulevard · Described in the kit
Lighting sensors in common areas are described.
Ask: Which shared areas use them, and who maintains the lighting when something fails?
Landscape water systems
Beach Plaza · Described in the kit
Smart irrigation and landscape water-management systems are described.
Boulevard · Described in the kit
Smart irrigation and landscape water-management systems are described.
Ask: Who maintains the landscaped areas, which water supply is used, and which charges cover it?
Waste management
Beach Plaza · Described in the kit
An integrated waste-management system is described.
Boulevard · Described in the kit
An integrated waste-management system is described.
Ask: Where does this home put waste, how often is it collected, and how are recycling and bulky items handled?
Shared camera system
Beach Plaza · Described in the kit
CCTV cameras across the development are described.
Boulevard · Described in the kit
CCTV cameras across the development are described.
Ask: Which shared areas are covered, who manages the system, and how are a resident’s issues reported?
Operations control centre
Beach Plaza · Described in the kit
A central command and control centre is described for monitoring and operations.
Boulevard · Described in the kit
A central command and control centre is described for monitoring and operations.
Ask: Who operates it, what can residents contact it about, and what is the out-of-hours arrangement?
Fire and life-safety systems
Beach Plaza · Described in the kit
Firefighting and life-safety systems within the buildings are described.
Boulevard · Described in the kit
Firefighting and life-safety systems within the buildings are described.
Ask: Ask for the exact building’s completed checks, evacuation information and management contact.
Modon source descriptions: pages 28–29 and 43–45. Original guide questions. Download the complete interactive comparison while online; its two source renderings, descriptions, controls and exports are embedded. Other guide pages and source links need internet.
Practical guide
Living & owning
The useful questions begin after you have chosen the view. Start with the home, the people who look after it and the services you need every week.
A home that works for your dates
The first viewing should answer a practical question: can this particular home support your daily routine? Visit or request a live walkthrough of the actual unit. A show home, a brochure and a previous summer’s photographs answer different questions.
Test your working day
Check mobile reception inside the rooms you will use. Ask for a recent internet speed test, the provider, the data allowance and what happens if the connection fails.
Trace the everyday essentials
Ask how water and electricity are supplied, how meters and bills are handled, and who responds when something stops working. Confirm any backup arrangements for this unit.
Check the arrival process
Get the entrance location, guest registration requirements, key handover arrangements and a named contact for a delayed arrival.
Make a maintenance agreement
Record who can enter, what work they may authorise, how you approve costs and how updates will reach you when you are away.
Read the season into the arrangement
The Tourism Authority describes a summer-led coast with seasonal restaurant branches. That is a reason to ask what works on your dates, especially for a stay extending beyond the summer. Seasonal context ↗
Ask your host or community manager which shops, pools, shared spaces and on-site services will be available throughout the stay. Request a date-specific answer, not a general amenities list.
If you already own a home
Create a repeatable opening and closing routine: inspect for leaks, test appliances, photograph meter readings and record outstanding maintenance. Agree how keys are held and how access is logged. Ask a qualified local professional about technical maintenance or contractual questions.
Before inviting guests, confirm the community’s current guest policy and responsibility for registration. Before a long absence, arrange an inspection schedule with someone you trust.
A useful first week
Take one ordinary day to test the routine: breakfast supplies, a work call, an errand and the return trip after dark. Keep the suppliers that actually work for your address and dates in your own local list. Our services checklist gives you a starting structure.
Practical guide
Visiting
Choose an actual place to stay, understand its access rules and plan the last part of the journey. A regional name alone is not an arrival address.
Choose the stay around the day you want
Decide what matters most: a quiet base, a family routine, working between beach visits or being close to a specific venue. Then ask about the unit or hotel you will actually use. A shoreline photograph cannot tell you the walk to the beach, step-free access or whether a restaurant will be open on your dates.
Ask for the exact place
Get the full community or hotel name, building or unit, and entrance pin. Check the spelling against your booking.
Confirm what the booking includes
Ask about beach and pool access, additional charges, guest registration and rules for visitors who are not staying with you.
Check the dates, not just the destination
Confirm that the amenities important to you will operate throughout your stay. Save the response with your booking.
Arrange the final transfer
Agree where you will meet, the actual destination gate, luggage capacity, waiting time and the return journey.
Beach access needs an answer
The Tourism Authority describes much of the North Coast’s beach access as linked to residence, rental or hotel stays. Confirm access with the specific property before travelling. Beach-access context ↗
Do not assume that a visible road, a map marker or a restaurant reservation gives you permission to enter a beach compound. Ask separately about entry, parking and beach use.
Keep neighbouring places in perspective
Almaza Bay and Marassi North Coast are separate destinations. Their presence on our atlas helps with orientation; it does not mean they are part of the Modon development or included in your booking. JAZ publishes accommodation at Almaza Bay; confirm dates and access directly through its official hotel page.
Before you leave
Save the booking, entrance pin and contact numbers offline. Have a clear plan for food on arrival, a late check-in and the first morning. These small arrangements matter more than an overfilled itinerary.
Practical guide
Getting there & around
Work backwards from your destination’s entrance. Confirm the transport you can actually book, then allow for the final leg along the coast.
Start with the endpoint
“Ras El Hekma” may describe the geographic area, a named resort or the developing city. Send your driver the exact entrance supplied by your host. Agree the community name and gate, not just a dropped pin somewhere on the coastline.
The atlas shows orientation points. It does not calculate driving routes, gate access or journey times. Check a current navigation service once you have the correct destination, then confirm any final approach instructions locally.
Flying in
Compare flights available for your dates, arrival time and the complete ground transfer. Confirm the airport name and terminal from the ticket, rather than choosing an airport from a development brochure.
Travelling by road
Confirm the route and arrival entrance with your host or driver. Agree breaks, tolls, luggage and waiting arrangements when booking a transfer.
Considering rail or coach
Verify the route, service date, actual stop and onward transfer with the operator. Egypt’s broad transport options do not establish a direct service to your accommodation.
Moving between places
Arrange the return before setting out if you are relying on a driver. Ask about current availability at your address; do not assume an app will have cars nearby.
Modon lists a new international airport and road/rail connectivity among the project’s infrastructure plans. This guide has not verified a passenger opening date or a bookable Ras El Hekma airport or high-speed rail service. Read the developer’s plans ↗
Save a simple journey record
Keep the confirmed pickup point, driver or operator contact, destination entrance, booking reference and a backup contact together. Share the plan with the person receiving you if your arrival is late.
Practical guide
Everyday essentials
For a longer stay, reliable everyday arrangements matter. Start with services confirmed for your exact address and dates.
National numbers to keep handy
The Egyptian Tourism Authority publishes the following national numbers. These are official published references, not evidence of a nearby facility or a guaranteed response time.
Where is the nearest appropriate medical facility?
Ask for the facility name, exact location and current contact. Check directly what it can provide; a clinic listing is not proof of emergency capability.
Where can I obtain everyday supplies?
Confirm grocery availability, delivery area, minimum order and the current opening pattern. Have a plan for your arrival evening.
Who handles urgent maintenance?
Save a named contact for electrical, plumbing and lock problems. Ask who approves work and how charges are agreed.
What is the connectivity plan?
Test your device inside the property. Record the internet provider and support route, and arrange a backup if work depends on it.
How do deliveries enter?
Ask which gate accepts deliveries, what details couriers need and whether someone must meet them.
What transport is available on my dates?
Get a current booking route and agree pickup and return arrangements. Confirm availability again for time-sensitive journeys.
Keep the list current
Record who answered, when you checked and which dates the answer covers. A contact that worked for a summer visit may need checking again before a winter stay.
Practical guide
Seasons on the coast
Plan around the dates you will actually be here. Summer energy and a longer off-season stay ask different things of a place.
The Tourism Authority identifies July and August as the main summer holiday period and describes restaurant branches opening for the season. Use that as broad regional context, not an operating calendar for a specific venue. Seasonality source ↗
Book the elements you depend on early, then confirm them close to travel. Ask about check-in times, parking, visitor rules and any events that could affect the immediate surroundings of your accommodation.
Before and after the peak
For late spring or early autumn, ask each property what changes outside its busiest weeks. A quieter setting can be attractive, but you still need to know which places serve food, which shared facilities are available and how transport will work.
Do not read an advertised seasonal programme as a promise that it continues until your departure date.
A winter or extended stay
Choose the home around daily comfort and support. Ask about heating, ventilation, water, internet and access to essential supplies. Test the routine against a normal working week, not only a sunny afternoon.
For any month
Check a current weather forecast and local sea guidance before activities. No season label can promise calm water or a particular beach’s suitability on the day.
Practical guide
Place & development
Ras El Hekma is a geographic name as well as the name of a major development. Nearby projects and resort names need to be read separately.
START WITH A NAMED PLACE
The city and the communities around it.
Explore Wadi Yemm, Hacienda Ras El Hekma, Ogami, The Med and the wider register. Each brief explains the city relationship, nested names, published status and questions for a longer stay.
The cape and surrounding coast. Our atlas pin identifies a geographic feature.
02
The project
The Modon-led city development. An announced area is not a verified map boundary.
03
The neighbours
Other resorts and towns along the North Coast, each with its own identity and access.
What the primary sources establish
4 OCTOBER 2024
Modon appointed master developer
The announcement describes a 170 million m² development, including a first phase of 50 million m². These are published project areas; this guide does not translate them into an invented polygon.
Modon identifies Wadi Yemm as the opening precinct. Contractor ACC also publishes an awarded package for residential and enabling infrastructure works there. Neither source is proof that the full precinct is completed or ready for visitors.
Modon announced Montage Ras El Hekma in May and Nammos Ras El Hekma in July. They appear here as announced projects, not places currently recommended for a booking.
The reviewed official sources establish the project and its broad scale. They do not provide a surveyed boundary or a plan we have confidently aligned to identifiable geographic control points. Every development boundary in this edition is therefore unknown, and no parcel is drawn.
An approximate plan overlay, if added later, will identify the original publisher, plan date, control points and alignment limitations. It will remain visibly different from a surveyed boundary. Satellite imagery itself is not ownership evidence.
Two Marassis, two different coasts
Emaar lists Marassi North Coast in Sidi Abd El-Rahman and Marassi Red Sea as separate communities. The point on this atlas is the North Coast project. Emaar’s community register ↗
Ras El Hekma is a geographic headland, a new city masterplan and a widely used coastal property address. Reading those layers separately makes the place much easier to understand.
Detailed Modon city artwork with the published precinct divisions available in the interactive reader. These remain separate source views. Explore the interactive plan
Start with the precinct, then the collection.
Modon’s current public description presents a city of 17 precincts and names Wadi Yemm as the first. Its overview drawing shows internal divisions but gives the other areas no individual names. That is enough to explain the framework; it is not enough to produce a definitive directory of all future precinct launches.
Inside Wadi Yemm, a residence may belong to Beach Plaza, Boulevard, Wadi East or West, Waterfront Residences, or a branded project. These sit at a different level from the city’s precincts. Montage and Nammos have been announced within Wadi Yemm; they are not additional city precincts. Hacienda Ras El Hekma is a separately named Palm Hills/Miran collaboration with a city-partner link inferred from the published agreements, rather than a verified placement inside a numbered precinct.
A change between sources: the June sales toolkit’s page 10 says “17+ precincts & free zone.” The current Modon page says 17 precincts. We retain both descriptions with their context and do not turn the plus sign into extra named quadrants. Neither source provides a current parcel register for every division.
A precinct and a city are different scales.
The June toolkit describes a 170.8 km² city and a 9 km² Wadi Yemm precinct. Palm Hills’ April collaboration summary gives 5.65 million m² for its destination. Converted to the same unit, that is 5.65 km². The comparison below distinguishes each destination’s reported area from its reported coastline or beachfront.
01 / READ THE SCALE
Land area and coastline tell different stories.
Compare the published figures on the same units. Wadi Yemm is about 5.3% of the city’s reported area, but its reported coastline is about 10.2% of the city figure.
Calculated comparisons: 9 ÷ 170.8 and 4.5 ÷ 44; 5.65 ÷ 170.8 and 4.8 ÷ 44. Different source editions and frontage definitions; not a land-allocation chart.
Ras El Hekma city170.8 km²
44 km coastline · June toolkit p9
Wadi Yemm9 km²
4.5 km coastline · toolkit p22
Palm Hills collaboration5.65 km²
4.8 km beachfront · April media summary
A large land area does not describe the water relationship of an individual home. Read its collection, terrain and usable shore separately.
Wadi Yemm’s published area is about 5.3% of that city figure. This is a scale comparison, not a land-allocation equation: the announcements come from different editions, the project footprints have not been registered here, and these areas should not be added together as if they were independently surveyed adjoining plots.
44 kmCity coastline · June toolkit p7/p9
170.8 km²City site area · June toolkit p7/p9
310K+Residential units · masterplan figure, p9
50+Hotels · planned city programme, p9
3 + 1Marinas + cruise terminal · p12–13
4M m²Dedicated education space · p9
These are developer planning figures. They do not describe a completed city or today’s available homes, schools and hotels. The toolkit’s approximately two-million population figure is a long-term masterplan capacity, not a present census.
A proposed city airport and future connectivity narrative.
Book against an existing flight/airport; do not assume the new city airport is operating.
Marinas & cruise terminal
Three marina components; one international, two domestic; 1,800+ total boat berths in p13.
Check the named marina operator, berth and entry requirements for your dates.
Rapid transit
A planned network component, with no verified passenger timetable supplied.
Treat it as a future service until a route and timetable are published.
Business district & free zone
Intended economic components in p15–16.
Identify a particular building, employer or formally applicable regime.
Education & health
City-level programme in p10: 310 schools, two universities and eight hospitals.
Ask for the actual provider, licence, services and opening date near your phase.
The guide deliberately keeps those programme items off the geographic map where a source does not provide a reliable position. Airport arrows, an amenity rendering and a capacity target are not surveyed pins. The citywide ambition matters for understanding the destination, while a visit today depends on what has actually opened.
Ask what arrives with your home.
The useful delivery question is more precise than “When is Ras El Hekma finished?” Start with a precinct, collection, building or plot and the contracted handover date. Then check the dependencies around it: permanent utilities, the entry road, shared amenities, waste collection, the nearest operating services and whether adjacent construction continues.
Identify the exact address hierarchy. City → precinct or partner project → collection → building/plot → unit. Keep the contractual names alongside the marketing names.
Get a phase-specific service schedule. A city’s planned hospital or a precinct’s planned club is not a service commitment for your handover day.
Separate the four evidence states. Announced describes an intention; awarded describes a package; completed describes delivery; operating describes usable services. Each needs its own evidence.
Read memberships and management obligations. Branded services, golf, clubs, hotel facilities and rental management can have separate access terms and recurring fees.
Read the related drawings in the Map editions chapters. Live interactive readers remain in the online guide.
Detailed guide
Four ways to live in Wadi Yemm.
The June toolkit reveals a precinct with several residential settings: the beach-facing apartment community, the Boulevard spine, inland single-family homes and the western waterfront collection. Their differences matter more than a shared destination name.
Original guide feature traces and collection annotations over the actual June toolkit drawing. Switch to the separate September concept in the interactive reader. Explore the interactive plan
9 km²Precinct site area · p22
4.5 kmWhole coastline · p22/p25
2.5 kmSwimmable beaches described · p25
7,900Residential & branded homes planned · p22
45%Open spaces in the toolkit · p22
0.29Floor-area ratio · p22
Read it from the sea toward the landscape.
The component drawing puts a beach promenade, a beach/amphitheatre area and hospitality along the northern frontage. The Boulevard runs inland from that beach-facing setting. Golf occupies extensive inland areas, while the western edge includes canal, natural-lagoon and water-sports components. The eastern/northeastern edge includes a coastal park/natural-reserve label, sports and hospitality.
This is an intended spatial structure, not a guarantee of a continuous publicly accessible walk. A line that looks connected in a masterplan can cross residential gates, hotel grounds or facilities with separate operating rules. Our map makes those relationships visible without turning them into directions.
Choose the setting before the floor plan.
Residential settings described in supplied Modon publications
Collection
Planned setting & homes
The meaningful trade-off
Beach Plaza
Seafront apartment community near beach, promenade, Boulevard, amphitheatre and planned hotels. Toolkit p28–29.
A beach-facing setting still needs a building/floor/view check. Ask how visitor activity and residential access are managed.
Boulevard
Apartment collection along the retail, dining and entertainment spine, continuing from Beach Plaza. P43–45.
The emphasis shifts toward the active spine and residents’ club. Check the home’s orientation, nearby outlets and their hours.
Wadi East & West
Gated single-family-home communities; villas and townhouses; approximately 750 m from the sea in p52.
Private plot space and inland lagoon/landscape relationships. The source’s approximate sea distance is not a measured door-to-beach route.
Waterfront Residences
Western Wadi Yemm between golf, canal and waterfront; 248 apartments, 14 duplexes and 21 townhouses. Factsheet p3.
A distinct canal/golf/waterfront setting and ownership collection. Verify the exact shore, podium relationship and access rights.
These categories are not ranked. Someone prioritising an active dining spine is asking a different question from a family wanting a private garden, or an owner choosing between canal-facing and direct-sea-facing settings. Start with the setting that fits the stay, then compare units within it.
THE SOURCE, UP CLOSE
Look inside the drawing.
Expand the selected source details. Captions keep the edition, page and intended-development status visible.
One naming detail to resolve: the Waterfront factsheet calls the collection “Waterfront Residences” in its prose, but the locator on page 3 says “Waterside Residences.” The guide uses the brochure’s main name and preserves the inconsistency. Request the current contractual collection name rather than assuming these are two different developments.
More names appear in the September concept edition.
A generic masterplan overview in the supplied September sales material also labels Yemm Views, Yemm Fairways and Yemm Links Villas. Those are useful names to recognise, but the legend does not establish individual release dates or current availability. The view is rotated and oblique, so these labels are not assigned invented boundaries on our June-based map.
Read the separate September source drawing ↗. Its repeated Country Clubhouse labels and a villas/townhouses marker positioned over the sea remain source ambiguities rather than facts repaired by guesswork.
The western collection has its own mix.
The factsheet’s 248 apartments, 14 duplexes and 21 townhouses total 283 homes. The townhouse description places them below the podium with dedicated private vehicle access. This is a useful architectural distinction to check in a unit plan: a townhouse within a mixed residential composition is not automatically the same spatial experience as a villa on a standalone plot.
A precinct with several leisure centres.
The June toolkit labels 15 component categories. Repeated hospitality and branded-residence markers are instances of a category, not extra precincts. It describes six hospitality assets with around 1,000 keys across Wadi Yemm. Montage and Nammos have their own later named announcements; we do not attach them to a generic hotel marker by guesswork.
The proposed amenity network
Setting
Components in the toolkit
What to verify
The seafront
Promenade, beach/amphitheatre, lighthouse, coastal lagoons and water sports.
Which shoreline is accessible and swimmable; who manages each activity.
The golf landscape
Two 18-hole championship courses and golf clubhouse.
Course opening, membership, owner entitlement and guest access.
Sports & country life
Sports/leisure centre, country club and equestrian centre.
Facility programme, opening phase, charges and age restrictions.
Everyday services
Multi-faith/clinic area; Wadi East/West mall proposed with 32 outlets.
Named operators and which services open when the homes do.
The active spine
A 1.3 km Boulevard and 1.6 km activated beach promenade.
These are plan lengths, not a confirmed public route or current walking itinerary.
The toolkit also describes more than 10 km of interconnected cycle lanes. It does not give this guide a verified open cycle network, gradients, crossing details or a complete route file. The right next check is continuity and access, rather than a promised cycling time.
THE BOULEVARD RESIDENTS’ CLUB
A place to work, meet and exercise.
This is the planned Boulevard residents’ club. See the spaces for work, families, meeting friends and exercise. It is separate from the golf and country clubs.
Work without leaving the collection.
The plan has a shared work area and separate meeting rooms. An arrival area beside the meeting rooms is also shown.
Source room labels · 06 shared work area · 13 meeting rooms / arrival area
The plan places the club in Building 20B, overlooking the park. Ask who can use it, when it will open and what membership or bookings will cost.
The Boulevard Residents’ Club is specifically placed in Building 20B overlooking the park. Page 45’s layout includes coworking and meeting rooms, a café/convenience store, children’s space, yoga, gym, thermal/changing facilities and a hair salon. Those are proposed spaces in the club layout, not a confirmed operator list.
The Waterfront factsheet lists its own residents’ clubhouse, retail/gourmet grocery, basement parking, two infinity pools, padel courts, outdoor gym, BBQ area, playground, games and multifunction rooms, fitness/Pilates/yoga studios and a steam room. This is a collection-specific amenity proposal. It should not be merged with the golf clubhouse, country club or wider sports/leisure centre into a single universal owner entitlement.
For an owner or longer stay, the useful comparison is the club you can actually enter, its operating phase, opening hours, guest policy and charges. Proximity to a facility and membership of it are separate facts.
Read collection-level specifications carefully.
Both Beach Plaza and Boulevard material describe central chiller air-conditioning, wardrobes, electric water heaters, double glazing, smart utility meters, underground parking and backup generators. The kit’s wording about kitchens differs: Beach Plaza says fully equipped kitchens with appliances, while Boulevard says fitted kitchens with cabinets, countertops and selected fixtures. That difference is worth resolving in a contract schedule rather than flattening into “fully furnished.”
Beach Plaza describes gyms, kids’, games and media rooms among its building amenities. Boulevard describes an exclusive residents’ club, with page 45 placing it in Building 20B overlooking a park. A collection-wide brochure description does not establish that every building contains every room, or that use carries no separate conditions.
For Wadi East/West, the kit describes in-plot parking, fitted kitchens, ensuite bedrooms and villa-specific service arrangements. It also distinguishes villas from townhouses. Confirm the exact type’s schedule, including staff/driver rooms and access, rather than carrying a villa feature over to all single-family products.
References to LEED-aligned design standards in the sales kit are design claims. This guide does not convert them into an independently verified certification, energy bill or acoustic performance guarantee.
Make an enquiry that gets a useful answer.
“Send me available units in Wadi Yemm” can produce a list without resolving the setting. A stronger brief states the collection, desired water relationship, household needs and the services that must be available at handover.
Ask for the current dated collection plan, your building/plot and the nearest residential entry gate.
Specify whether direct sea frontage, canal frontage, lagoon frontage or simply a water view is the priority.
Request the net, gross, terrace and plot-area definitions separately, together with the delivery schedule for kitchens and fittings.
Ask for a phase-specific list of utilities, clubs and daily services, with memberships and recurring fees.
For a stay rather than a purchase, get an operating property, live gate pin and dated guest-access confirmation.
Read the related drawings in the Map editions chapters. Live interactive readers remain in the online guide.
Detailed guide
Hacienda, edition by edition.
Hacienda Ras El Hekma has a coastal band, an inland water network and a southern leisure extension in the labelled concept plan. The supplied July drawing adds detail but also raises version questions. Keep the editions visible as you read the place.
Miran/OBMI’s labelled concept, p77, with original guide annotations. The supplied July and Crest overview editions remain separately selectable. Explore the interactive plan
A coastline, then a network of inland water.
The Miran/OBMI concept plan is useful because it actually names components. Along the northern frontage it labels beach villas, beach clubs and a western beach hotel with 100 keys. Behind that frontage, residential bands curve around lagoons; the drawing distinguishes chalets, townhouses, apartments and lagoon villas.
The southern extension has a different programme: a Crystal Lagoon, village, retail/F&B, hotels and recreation labels including sports, a water park and Top Golf. The plan also labels a funicular and planned entrances. These labels establish design intentions in that edition. They do not supply an operating venue list or confirm a brand agreement for every named attraction.
For a home enquiry, that structure offers three distinct questions: is the home in the beach-facing band, on an inland lagoon, or in the southern extension? Then check the specific plot, building height, terrain and phase. “Hacienda Ras El Hekma” alone cannot answer those questions.
5.65M m²Destination area · Palm Hills April media summary
4.8 kmBeachfront · same public collaboration summary
July 2026Supplied plan filename date · publication unverified
The July plan needs its own legend.
The supplied one-page masterplan is branded Palm Hills and Miran Hills and has a north arrow. At high resolution it contains unit-code families including VL, TIN, CH and BH. Without a legend, this guide does not expand those abbreviations into contractual product types or availability categories.
It also contains three large black arrows and faded areas. No legend explains whether those mark sales focus, release scope, a design revision or something else. They cannot responsibly be presented as construction phases, sold-out areas or approved precinct boundaries.
Supplied branded plan, filename HRH_Masterplan_20260729. The arrows and shading are retained as source marks, with no interpretation of their meaning. Edition record ↗
How the guide treats the Hacienda plan editions
Edition
What it can support
What is kept separate
Miran/OBMI labelled brochure · p77
Named proposed components and general concept relationships.
It is the basis of the annotated concept reader, not proof of today’s exact plot layout.
Supplied July masterplan · one page
The visible geometry, orientation and literal code labels in that drawing.
Its arrows and shading remain unexplained. No release or sales-status interpretation is added.
PH-RH 5th Row brochure · p3
A separate overview accompanying The Crest villa material.
Its central/southeastern geometry differs from the July image; the drawings are not silently merged.
The useful request: ask for a dated masterplan revision, the unit-code legend and the plot schedule attached to the actual offer or contract. A prettier or newer-looking rendering is not enough to identify which edition governs the home.
Read a villa example without turning it into a price promise.
The supplied Crest villa brochure gives average land area of 420 m², average built-up area of 345 m² and average roof terrace of 100 m². Those are three different measures. They should not be summed into a new advertised “total living area.” A particular plot or elevation can differ from the average.
03 / READ THE HOME
The Crest, floor by floor.
Use the actual Palm Hills brochure drawings to distinguish the living level, four-bedroom floor and optional penthouse.
GROUND FLOOR · BROCHURE P6
Living, dining and service spaces
Separate soft and hard kitchens, reception and dining, nanny’s and driver’s rooms appear in the drawing. The illustrated pool, landscaping and pergolas are not automatically included.
Three area definitions.
420 m²Average land area
345 m²Average built-up area
100 m²Average roof terrace
Brochure p5. Separate measures; no combined “total living area” is calculated. Actual plots and elevations can vary.
Its ground-floor drawing shows separate soft and hard kitchens, reception/dining spaces and a nanny’s room. The first-floor page shows four bedrooms. A separate penthouse page shows a fifth bedroom; the disclaimer says penthouses are added on request and the stated areas exclude penthouse and garage areas. The fifth bedroom therefore cannot be assumed to be included in the standard quoted configuration.
The same disclaimer says illustrated pools and landscaping are not included in the property, terraces/exterior elements may vary, and unit costs exclude pergolas. That is useful original buyer guidance: a rendering can explain an intended lifestyle while the specification schedule defines the delivered home.
This is a typology reading, not an availability or pricing page. The archive’s time-limited payment offer is historical private sales material, and its terms are not carried into the public guide.
Hacienda Heneish is a different project.
The supplied Palm Hills archive also includes Heneish brochures, a masterplan, a factsheet and availability material. Those are not Hacienda Ras El Hekma sources. Their place names, areas, frontage, amenity lists and product schedules cannot fill gaps in the Ras El Hekma plan.
Likewise, Hacienda West, Hacienda White, Hacienda Bay and Hacienda Waters are distinct identities. Use the full project name, developer and the exact dated plan when comparing an enquiry. Our city-focused guide treats the other names as context instead of letting a shared brand blur the geography.
Read the related drawings in the Map editions chapters. Live interactive readers remain in the online guide.
Detailed guide
Read the water before the view.
A beach, a cliff, a canal edge and a lagoon can all appear in waterfront marketing. They create different experiences at ground level. The Wadi Yemm toolkit makes those distinctions visible enough to ask better questions.
Six labels, several different experiences.
Page 24 of the June toolkit distinguishes coastal natural lagoons, beach, hard edge, engineered cliff, natural cliff and canal edge. These are categories in the proposed shoreline design. They are not a present swimming-safety classification, and the guide does not assign an exact home to a category without its plan.
Reading the toolkit’s shoreline categories
Plan label
What the distinction helps you notice
Ask about the actual property
Beach
The plan describes a beach edge; it is different from a cliff or engineered boundary.
Is there continuous resident access, what route reaches the sand, and who manages it?
Coastal natural lagoons
The toolkit’s lagoon terminology describes a water setting distinct from the open coast.
How is that specific water body managed, monitored and made accessible?
Hard edge
A constructed water boundary can support a waterfront experience without a sandy beach directly below.
Is access via a quay, promenade, steps or a separate beach?
Engineered cliff
The proposed edge is deliberately engineered; visual height and access can differ from a flat beach.
Request levels, edge treatment and the exact descent/access arrangement.
Natural cliff
A natural cliff setting involves a different ground-level relationship to the sea.
Check terrain, setbacks and legal/safe access rather than estimating from the view.
Canal edge
The waterfront belongs to a canal setting, not automatically direct Mediterranean frontage.
Clarify the permitted uses, resident access and management responsibilities.
The toolkit describes Wadi Yemm’s whole coastline as 4.5 km and its swimmable beaches as 2.5 km. Page 24 breaks the beach descriptions into a 1.5 km pristine-beach section and a 1.0 km beach/lagoon-related section. The difference in those headline measures is useful: not every metre of coastline is described as swimmable beach.
02 / READ THE WATER
One waterfront. Six different edges.
Choose a type of shoreline to see it clearly. Use “Close up” to inspect its shape on the same plan. A sea view does not always mean a beach below the home.
Proportional length comparison; not a geographic ordering or verified current-access diagram. Developer figures, June toolkit p24–25.
The source’s 25,000 m² natural-lagoon figure and 12,000 m² lagoon/beach description in the Wadi East/West section refer to different parts of the material. The guide does not add them together as a verified 37,000 m² total or assume they have identical scope.
A water view is only one of the questions.
For a real home, separate the view from the route and the rights. A photograph or rendering can show water from a balcony without establishing what is directly in front of the building, how far the usable shore is on foot, or whether your guests can enter it.
Locate the exact building and floor. Use the current collection plan and an identified unit, not a generic project pin.
Read the foreground. Identify the water type, terrain, road, promenade, planting and any planned buildings between the home and water.
Trace the permitted route. Check gates, crossings, steps, slopes and any seasonal closures. Straight-line distance is not that route.
Confirm the entitlement. Owner, tenant and guest access can differ, and a hotel or club can have its own charges.
Confirm conditions for your dates. A planned swimmable lagoon is not an operating facility or a guarantee of safe sea conditions on a particular day.
A concise enquiry: “Please mark this unit on the current plan, identify the water directly in front of it, and show the permitted resident/guest route to the usable beach or lagoon. Include the access policy and opening status for my dates.”
Read the related drawings in the Map editions chapters. Live interactive readers remain in the online guide.
Detailed guide
The address around the city.
“Ras El Hekma” is also used as a coastal market address. The useful guide identifies the city and its precincts first, then helps you distinguish separately marketed communities without inventing a boundary between them.
Three ways a name can relate to the city.
Wadi Yemm is explicitly described as a Ras El Hekma city precinct. Hacienda Ras El Hekma has a city-linked partner relationship inferred from Miran’s agreement and the Palm Hills/Miran collaboration. Ogami and The Med have their own developer identities and masterplans; the reviewed sources do not establish their membership in the Modon city.
That last distinction is deliberately precise. The absence of a membership statement is not a surveyed proof that a project lies outside every city boundary. This guide gives each place the relationship its evidence supports, without colouring an unverified legal parcel on the satellite map.
Keep the main community and its nested identities together
The exact precinct component and current delivery/operating evidence.
Hacienda Ras El Hekma · Palm Hills × Miran Hills
Coastal and lagoon residential products; supplied Crest villa brochure.
The current plan edition, code legend and exact home configuration.
Ogami · SODIC
Nobu hospitality and residence identity within the community.
The SODIC community, exact phase and the relevant Nobu announcement.
The Med · People & Places
Geo, Luma, Sachi Living and The Gray as nested identities.
The main community and precise village/product before comparing a listing.
Use an actual reference, not a borrowed pin.
The satellite atlas contains developer-published map references where they have been accepted and recorded. Hacienda’s Palm Hills reference and Ogami’s named SODIC map component are references, not entrance gates or development footprints. The Med stays in the place guide without an accepted geographic pin in this edition; its position is not borrowed from a nearby community.
A developer kilometre marker can help orient a road address, but is not a map polygon or a reliable door-to-door travel time. For an appointment, request a live gate pin and the visitor-entry procedure. For a comparison, use the exact units and access routes rather than two generic resort centres.
Keep the other Hacienda names separate.
Hacienda Ras El Hekma, Heneish, West, White, Bay and Waters are not interchangeable names for one place. The supplied Heneish material is useful evidence that this archive contains more than one project; its masterplan and amenity descriptions do not become facts about Hacienda Ras El Hekma.
The same rule applies to operator names. A hotel or branded-residence project can sit inside a larger community without becoming a separate city or precinct. Searching and comparing both the community and the nested identity helps avoid counting the same destination twice.
A place comparison that helps someone decide.
Compare five concrete things: the exact home setting, the facilities usable at handover or during the stay, current entry and guest rights, management obligations, and the evidence date. These can answer a family’s practical question more usefully than a shared “Ras El Hekma” label or a list of promised attractions.
Start with the exact precinct and component. The city masterplan describes a long-term destination; each residence, hotel and service has its own delivery path.
Before you commit to a stay.
These are editorial questions to put to the owner or operator; they are not claims that a service is available.
Which precinct and delivery package does the home belong to?
Which city services will be available when you take possession?
Get a dated answer for your exact home and dates.
Confirm electricity, water, internet, maintenance response and guest access. An answer for the wider project may not apply to your phase.
Start with the exact precinct and component. The city masterplan describes a long-term destination; each residence, hotel and service has its own delivery path.
NAMES YOU MAY COME ACROSS
Wadi Yamm · Montage · Nammos · Beach Plaza · Boulevard · Wadi East · Wadi West · Waterfront Residences · Waterside Residences
Use the main community name and the specific village or brand when checking a listing.
Before you commit to a stay.
These are editorial questions to put to the owner or operator; they are not claims that a service is available.
Which residential collection and construction package applies?
Which services arrive with your phase, and which depend on later delivery?
Get a dated answer for your exact home and dates.
Confirm electricity, water, internet, maintenance response and guest access. An answer for the wider project may not apply to your phase.
Palm Hills and Miran identify the collaboration. Miran’s development-rights announcement links it to the city project company. The exact parcel remains unverified.
City-linked partner development · inferredSource-reviewed 28 September 2026
The guide’s city-partner grouping is an inference from the linked announcements below. It is useful for understanding the development relationship, but it is not confirmation that a particular home falls within a surveyed city parcel.
NAMES YOU MAY COME ACROSS
Hacienda · Miran Hills · The Crest
Use the main community name and the specific village or brand when checking a listing.
Before you commit to a stay.
These are editorial questions to put to the owner or operator; they are not claims that a service is available.
Request the plot schedule showing its relationship to the city masterplan.
Separate Palm Hills services from shared city infrastructure and their delivery obligations.
Get a dated answer for your exact home and dates.
Confirm electricity, water, internet, maintenance response and guest access. An answer for the wider project may not apply to your phase.
Developer publications establish the identity and statements above. “Published” does not mean independently confirmed on the ground. The city-partner relationship is explicitly inferred by reading the Miran agreement alongside the Hacienda collaboration statements.
SODIC’s coastal community includes the Nobu hotel, restaurant and residences identity. Keep the residential phase and hospitality opening separate.
Separately marketed Ras El Hekma projectSource-reviewed 28 September 2026
What this means for you.
This project is marketed separately under the Ras El Hekma name. The reviewed sources do not establish its inclusion in the Modon masterplan; they also do not provide a boundary that proves exclusion.
NAMES YOU MAY COME ACROSS
Nobu · Nobu Residences
Use the main community name and the specific village or brand when checking a listing.
Before you commit to a stay.
These are editorial questions to put to the owner or operator; they are not claims that a service is available.
Is the home a branded residence or another Ogami collection?
Confirm hospitality access, service charges and the actual gate for your phase.
Get a dated answer for your exact home and dates.
Confirm electricity, water, internet, maintenance response and guest access. An answer for the wider project may not apply to your phase.
An umbrella community with several villages and hospitality identities. Geo, Luma, Sachi Living and The Gray belong within The Med.
Separately marketed Ras El Hekma projectSource-reviewed 28 September 2026
What this means for you.
This project is marketed separately under the Ras El Hekma name. The reviewed sources do not establish its inclusion in the Modon masterplan; they also do not provide a boundary that proves exclusion.
NAMES YOU MAY COME ACROSS
People and Places · Sachi Living · Geo · Luma · The Gray · LA7 Homes
Use the main community name and the specific village or brand when checking a listing.
Before you commit to a stay.
These are editorial questions to put to the owner or operator; they are not claims that a service is available.
Record the village name as well as The Med in any booking or enquiry.
Confirm which shared facilities your village can use and which are available for your dates.
Get a dated answer for your exact home and dates.
Confirm electricity, water, internet, maintenance response and guest access. An answer for the wider project may not apply to your phase.
Evidence for this brief.
Developer publications establish the identity and statements above. “Published” does not mean independently confirmed on the ground.
An announced hospitality and branded-residence component, nested within Wadi Yemm.
Hospitality and residences within Wadi YemmSource-reviewed 28 September 2026
What this means for you.
Start with the exact precinct and component. The city masterplan describes a long-term destination; each residence, hotel and service has its own delivery path.
Before you commit to a stay.
These are editorial questions to put to the owner or operator; they are not claims that a service is available.
Separate residence handover from hotel opening.
Confirm the contracted service package and access rights.
Get a dated answer for your exact home and dates.
Confirm electricity, water, internet, maintenance response and guest access. An answer for the wider project may not apply to your phase.
An announced resort, residences and lifestyle component within Wadi Yemm.
Hospitality and residences within Wadi YemmSource-reviewed 28 September 2026
What this means for you.
Start with the exact precinct and component. The city masterplan describes a long-term destination; each residence, hotel and service has its own delivery path.
Before you commit to a stay.
These are editorial questions to put to the owner or operator; they are not claims that a service is available.
Confirm the status of the specific resort, residence or beach club.
Check booking availability separately from a property launch.
Get a dated answer for your exact home and dates.
Confirm electricity, water, internet, maintenance response and guest access. An answer for the wider project may not apply to your phase.
A distinct SODIC community. It is neither an Ogami phase nor another name for Caesar.
Separately marketed Ras El Hekma projectSource-reviewed 28 September 2026
What this means for you.
This project is marketed separately under the Ras El Hekma name. The reviewed sources do not establish its inclusion in the Modon masterplan; they also do not provide a boundary that proves exclusion.
Before you commit to a stay.
These are editorial questions to put to the owner or operator; they are not claims that a service is available.
Confirm the home’s neighbourhood and handover status.
Check the service calendar and guest arrangements for your dates.
Get a dated answer for your exact home and dates.
Confirm electricity, water, internet, maintenance response and guest access. An answer for the wider project may not apply to your phase.
A separate SODIC community on the coast; its name and map reference should travel with your accommodation details.
Separately marketed Ras El Hekma projectSource-reviewed 28 September 2026
What this means for you.
This project is marketed separately under the Ras El Hekma name. The reviewed sources do not establish its inclusion in the Modon masterplan; they also do not provide a boundary that proves exclusion.
Before you commit to a stay.
These are editorial questions to put to the owner or operator; they are not claims that a service is available.
Ask for the precise home and arrival gate.
Check which beach, housekeeping and maintenance arrangements apply to that home.
Get a dated answer for your exact home and dates.
Confirm electricity, water, internet, maintenance response and guest access. An answer for the wider project may not apply to your phase.
The development and the nearby Fouka settlement are different map references. Use the project name when arranging arrival.
Separately marketed Ras El Hekma projectSource-reviewed 28 September 2026
What this means for you.
This project is marketed separately under the Ras El Hekma name. The reviewed sources do not establish its inclusion in the Modon masterplan; they also do not provide a boundary that proves exclusion.
Before you commit to a stay.
These are editorial questions to put to the owner or operator; they are not claims that a service is available.
Confirm the phase and entrance; do not use the Fouka village pin.
Check lagoon, beach and service availability for your particular stay.
Get a dated answer for your exact home and dates.
Confirm electricity, water, internet, maintenance response and guest access. An answer for the wider project may not apply to your phase.
Evia is presented within this community. Keep this location distinct from Mountain View’s other coastal projects.
Separately marketed Ras El Hekma projectSource-reviewed 28 September 2026
What this means for you.
This project is marketed separately under the Ras El Hekma name. The reviewed sources do not establish its inclusion in the Modon masterplan; they also do not provide a boundary that proves exclusion.
NAMES YOU MAY COME ACROSS
Evia · MV Ras El Hikma
Use the main community name and the specific village or brand when checking a listing.
Before you commit to a stay.
These are editorial questions to put to the owner or operator; they are not claims that a service is available.
Confirm the neighbourhood, unit condition and guest access.
Ask which groceries, maintenance and connectivity options operate during your stay.
Get a dated answer for your exact home and dates.
Confirm electricity, water, internet, maintenance response and guest access. An answer for the wider project may not apply to your phase.
Evidence for this brief.
Developer publications establish the identity and statements above. “Published” does not mean independently confirmed on the ground.
MARAKEZ places Ramla on Ras El Hekma bay and presents a walkable community masterplan.
Separately marketed Ras El Hekma projectSource-reviewed 28 September 2026
What this means for you.
This project is marketed separately under the Ras El Hekma name. The reviewed sources do not establish its inclusion in the Modon masterplan; they also do not provide a boundary that proves exclusion.
Before you commit to a stay.
These are editorial questions to put to the owner or operator; they are not claims that a service is available.
Check which pedestrian routes and amenities are usable in the delivered phase.
Confirm the home’s servicing and winter arrangements.
Get a dated answer for your exact home and dates.
Confirm electricity, water, internet, maintenance response and guest access. An answer for the wider project may not apply to your phase.
Evidence for this brief.
Developer publications establish the identity and statements above. “Published” does not mean independently confirmed on the ground.
A gated community with named neighbourhoods and developer construction updates.
Separately marketed Ras El Hekma projectSource-reviewed 28 September 2026
What this means for you.
This project is marketed separately under the Ras El Hekma name. The reviewed sources do not establish its inclusion in the Modon masterplan; they also do not provide a boundary that proves exclusion.
NAMES YOU MAY COME ACROSS
Hyde Park North · Shore Residences
Use the main community name and the specific village or brand when checking a listing.
Before you commit to a stay.
These are editorial questions to put to the owner or operator; they are not claims that a service is available.
Match the advertised unit to its delivered neighbourhood.
Confirm which gate accepts guests and which facilities are available to them.
Get a dated answer for your exact home and dates.
Confirm electricity, water, internet, maintenance response and guest access. An answer for the wider project may not apply to your phase.
Evidence for this brief.
Developer publications establish the identity and statements above. “Published” does not mean independently confirmed on the ground.
Tatweer uses Ras El Hekma for Salt and gives a KM 185 road reference. That address alone does not place it in the new city.
Ras El Hekma regional marketingSource-reviewed 28 September 2026
What this means for you.
This project is marketed separately under the Ras El Hekma name. The reviewed sources do not establish its inclusion in the Modon masterplan; they also do not provide a boundary that proves exclusion.
Before you commit to a stay.
These are editorial questions to put to the owner or operator; they are not claims that a service is available.
Check the exact zone and its contracted handover date.
Treat proposed marine links as a separate service to verify before planning travel.
Get a dated answer for your exact home and dates.
Confirm electricity, water, internet, maintenance response and guest access. An answer for the wider project may not apply to your phase.
Misr Italia identifies Solare in Ras El Hekma and publishes construction and residential-collection material.
Separately marketed Ras El Hekma projectSource-reviewed 28 September 2026
What this means for you.
This project is marketed separately under the Ras El Hekma name. The reviewed sources do not establish its inclusion in the Modon masterplan; they also do not provide a boundary that proves exclusion.
NAMES YOU MAY COME ACROSS
Amare
Use the main community name and the specific village or brand when checking a listing.
Before you commit to a stay.
These are editorial questions to put to the owner or operator; they are not claims that a service is available.
Distinguish a seasonal beach experience from the residential phase.
Ask for phase-specific handover, access and service evidence.
Get a dated answer for your exact home and dates.
Confirm electricity, water, internet, maintenance response and guest access. An answer for the wider project may not apply to your phase.
Evidence for this brief.
Developer publications establish the identity and statements above. “Published” does not mean independently confirmed on the ground.
The coastal Naia Bay identity must be kept separate from Naia West in New Zayed.
Separately marketed Ras El Hekma projectSource-reviewed 28 September 2026
What this means for you.
This project is marketed separately under the Ras El Hekma name. The reviewed sources do not establish its inclusion in the Modon masterplan; they also do not provide a boundary that proves exclusion.
Before you commit to a stay.
These are editorial questions to put to the owner or operator; they are not claims that a service is available.
Ensure the documents and map link refer to Bay, not West.
Confirm the exact home and the services included for your dates.
Get a dated answer for your exact home and dates.
Confirm electricity, water, internet, maintenance response and guest access. An answer for the wider project may not apply to your phase.
Evidence for this brief.
Developer publications establish the identity and statements above. “Published” does not mean independently confirmed on the ground.
Mabany Edris gives a KM 201 location and names Lagoon Condos within the residential mix.
Ras El Hekma regional marketingSource-reviewed 28 September 2026
What this means for you.
This project is marketed separately under the Ras El Hekma name. The reviewed sources do not establish its inclusion in the Modon masterplan; they also do not provide a boundary that proves exclusion.
NAMES YOU MAY COME ACROSS
Lagoon Condos
Use the main community name and the specific village or brand when checking a listing.
Before you commit to a stay.
These are editorial questions to put to the owner or operator; they are not claims that a service is available.
Check the phase and unit type behind the listing.
Ask which on-site services are operating rather than shown in the plan.
Get a dated answer for your exact home and dates.
Confirm electricity, water, internet, maintenance response and guest access. An answer for the wider project may not apply to your phase.
Evidence for this brief.
Developer publications establish the identity and statements above. “Published” does not mean independently confirmed on the ground.
The developer places Gaia in Ras El Hekma and names KYND 01 within its hospitality offering.
Ras El Hekma regional marketingSource-reviewed 28 September 2026
What this means for you.
This project is marketed separately under the Ras El Hekma name. The reviewed sources do not establish its inclusion in the Modon masterplan; they also do not provide a boundary that proves exclusion.
NAMES YOU MAY COME ACROSS
KYND 01
Use the main community name and the specific village or brand when checking a listing.
Before you commit to a stay.
These are editorial questions to put to the owner or operator; they are not claims that a service is available.
Check residential handover separately from hotel availability.
Confirm guest access and which services the booking includes.
Get a dated answer for your exact home and dates.
Confirm electricity, water, internet, maintenance response and guest access. An answer for the wider project may not apply to your phase.
Evidence for this brief.
Developer publications establish the identity and statements above. “Published” does not mean independently confirmed on the ground.
A separately named Sabbour community using the Ras El Hekma address.
Ras El Hekma regional marketingSource-reviewed 28 September 2026
What this means for you.
This project is marketed separately under the Ras El Hekma name. The reviewed sources do not establish its inclusion in the Modon masterplan; they also do not provide a boundary that proves exclusion.
Before you commit to a stay.
These are editorial questions to put to the owner or operator; they are not claims that a service is available.
Confirm the phase, precise arrival point and dated construction status.
Check service delivery obligations alongside the home handover.
Get a dated answer for your exact home and dates.
Confirm electricity, water, internet, maintenance response and guest access. An answer for the wider project may not apply to your phase.
Evidence for this brief.
Developer publications establish the identity and statements above. “Published” does not mean independently confirmed on the ground.
Palm Hills lists Hacienda West separately from Hacienda Ras El Hekma. The shared Hacienda name is not enough to identify a home.
Separate Hacienda communitySource-reviewed 28 September 2026
What this means for you.
This project is marketed separately under the Ras El Hekma name. The reviewed sources do not establish its inclusion in the Modon masterplan; they also do not provide a boundary that proves exclusion.
Before you commit to a stay.
These are editorial questions to put to the owner or operator; they are not claims that a service is available.
Ask for the full project name on every listing and document.
Check phase-specific service and access arrangements.
Get a dated answer for your exact home and dates.
Confirm electricity, water, internet, maintenance response and guest access. An answer for the wider project may not apply to your phase.
The current Modon overview leaves the other internal divisions unnamed. The public description gives 17 precincts; June toolkit page 10 uses 17+ precincts & free zone.
A name or launch needs dated evidence; no arbitrary quadrant IDs are assigned.
The city toolkit proposes one international marina, two domestic marinas and one cruise terminal, with 1,800+ total boat berths on page 13. This marker describes the city-wide programme, not one facility location.
Check customs, berth availability and operator evidence for the specific marina.
The proposed city airport appears in the toolkit’s future connectivity programme. Published travel-time claims depend on future infrastructure. This is a programme marker without a surveyed airport position.
Use a booked flight and a confirmed existing arrival airport today.
The toolkit includes a central business district and office-space programme. Marker position is schematic: it does not identify a registered business-district parcel.
Ask which employers, buildings and services are actually operating.
A free zone is included as a city component. Its label does not establish parcel boundaries or individual legal/tax entitlements. Position is illustrative.
Verify the applicable authority and formal rules for your particular activity.
Toolkit page 10 proposes education and health facilities including 310 schools, two universities and eight hospitals. These are city-scale planning figures. Position is illustrative.
Identify an operating provider and its services, rather than relying on capacity targets.
The current Modon overview leaves the other internal divisions unnamed. The public description gives 17 precincts; June toolkit page 10 uses 17+ precincts & free zone.
A name or launch needs dated evidence; no arbitrary quadrant IDs are assigned.
The city toolkit proposes one international marina, two domestic marinas and one cruise terminal, with 1,800+ total boat berths on page 13. This marker describes the city-wide programme, not one facility location.
Check customs, berth availability and operator evidence for the specific marina.
The proposed city airport appears in the toolkit’s future connectivity programme. Published travel-time claims depend on future infrastructure. This is a programme marker without a surveyed airport position.
Use a booked flight and a confirmed existing arrival airport today.
The toolkit includes a central business district and office-space programme. Marker position is schematic: it does not identify a registered business-district parcel.
Ask which employers, buildings and services are actually operating.
A free zone is included as a city component. Its label does not establish parcel boundaries or individual legal/tax entitlements. Position is illustrative.
Verify the applicable authority and formal rules for your particular activity.
Toolkit page 10 proposes education and health facilities including 310 schools, two universities and eight hospitals. These are city-scale planning figures. Position is illustrative.
Identify an operating provider and its services, rather than relying on capacity targets.
The current Modon overview leaves the other internal divisions unnamed. The public description gives 17 precincts; June toolkit page 10 uses 17+ precincts & free zone.
A name or launch needs dated evidence; no arbitrary quadrant IDs are assigned.
The city toolkit proposes one international marina, two domestic marinas and one cruise terminal, with 1,800+ total boat berths on page 13. This marker describes the city-wide programme, not one facility location.
Check customs, berth availability and operator evidence for the specific marina.
The proposed city airport appears in the toolkit’s future connectivity programme. Published travel-time claims depend on future infrastructure. This is a programme marker without a surveyed airport position.
Use a booked flight and a confirmed existing arrival airport today.
The toolkit includes a central business district and office-space programme. Marker position is schematic: it does not identify a registered business-district parcel.
Ask which employers, buildings and services are actually operating.
A free zone is included as a city component. Its label does not establish parcel boundaries or individual legal/tax entitlements. Position is illustrative.
Verify the applicable authority and formal rules for your particular activity.
Toolkit page 10 proposes education and health facilities including 310 schools, two universities and eight hospitals. These are city-scale planning figures. Position is illustrative.
Identify an operating provider and its services, rather than relying on capacity targets.
The central dining, retail and entertainment spine. The toolkit describes 1.3 km of boulevard and a residential collection continuing inland from Beach Plaza.
Which outlets and building amenities arrive with your phase?
A green coastal component shown in the northeastern part of the drawing. “Natural reserve” is the plan’s label, not an independently verified protected-area designation.
What habitat, visitor access and maintenance provisions are committed?
An iconic lighthouse is marked near the western coastal edge. A visual landmark in the masterplan, not a currently visitable attraction confirmed here.
Check completion and public-access evidence before planning a visit.
The seafront apartment community described in pages 28–29. The kit places it near the Boulevard, promenade, amphitheatre and proposed sports facilities.
Compare the specific building, terrace, kitchen specification and amenity rights.
Gated single-family-home communities. Pages 52–53 describe villas/townhouses, approximately 750 m from the sea, with lagoon, green-spine and daily-retail proposals. This is a category marker, not a combined surveyed parcel.
Confirm your particular plot’s walking route, lagoon allocation and gate.
The factsheet places this collection on western Wadi Yemm, between golf, canal and waterfront: 248 apartments, 14 duplexes and 21 townhouses. The guide marks a representative position using that locator, without inferring its parcel.
Resolve the Waterfront/Waterside naming and request the collection’s plot plan.
The September concept places this label among inland homes beside the golf landscape. No collection specification or release schedule is supplied by this legend.
Request the current collection plan, specification and release evidence.
A named villa component in the September concept, adjacent to the golf landscape in this viewpoint. This label is not evidence of current sales availability.
Request the current collection plan, specification and release evidence.
The central dining, retail and entertainment spine. The toolkit describes 1.3 km of boulevard and a residential collection continuing inland from Beach Plaza.
Which outlets and building amenities arrive with your phase?
A green coastal component shown in the northeastern part of the drawing. “Natural reserve” is the plan’s label, not an independently verified protected-area designation.
What habitat, visitor access and maintenance provisions are committed?
An iconic lighthouse is marked near the western coastal edge. A visual landmark in the masterplan, not a currently visitable attraction confirmed here.
Check completion and public-access evidence before planning a visit.
The seafront apartment community described in pages 28–29. The kit places it near the Boulevard, promenade, amphitheatre and proposed sports facilities.
Compare the specific building, terrace, kitchen specification and amenity rights.
Gated single-family-home communities. Pages 52–53 describe villas/townhouses, approximately 750 m from the sea, with lagoon, green-spine and daily-retail proposals. This is a category marker, not a combined surveyed parcel.
Confirm your particular plot’s walking route, lagoon allocation and gate.
The factsheet places this collection on western Wadi Yemm, between golf, canal and waterfront: 248 apartments, 14 duplexes and 21 townhouses. The guide marks a representative position using that locator, without inferring its parcel.
Resolve the Waterfront/Waterside naming and request the collection’s plot plan.
The September concept places this label among inland homes beside the golf landscape. No collection specification or release schedule is supplied by this legend.
Request the current collection plan, specification and release evidence.
A named villa component in the September concept, adjacent to the golf landscape in this viewpoint. This label is not evidence of current sales availability.
Request the current collection plan, specification and release evidence.
Newly supplied October brochure. The developer numbering and legend differ between these two brochures. Original labels retained; this is a proposed design, not a launch or availability map. Select a collection to return to the annotated June drawing.
The central dining, retail and entertainment spine. The toolkit describes 1.3 km of boulevard and a residential collection continuing inland from Beach Plaza.
Which outlets and building amenities arrive with your phase?
A green coastal component shown in the northeastern part of the drawing. “Natural reserve” is the plan’s label, not an independently verified protected-area designation.
What habitat, visitor access and maintenance provisions are committed?
An iconic lighthouse is marked near the western coastal edge. A visual landmark in the masterplan, not a currently visitable attraction confirmed here.
Check completion and public-access evidence before planning a visit.
The seafront apartment community described in pages 28–29. The kit places it near the Boulevard, promenade, amphitheatre and proposed sports facilities.
Compare the specific building, terrace, kitchen specification and amenity rights.
Gated single-family-home communities. Pages 52–53 describe villas/townhouses, approximately 750 m from the sea, with lagoon, green-spine and daily-retail proposals. This is a category marker, not a combined surveyed parcel.
Confirm your particular plot’s walking route, lagoon allocation and gate.
The factsheet places this collection on western Wadi Yemm, between golf, canal and waterfront: 248 apartments, 14 duplexes and 21 townhouses. The guide marks a representative position using that locator, without inferring its parcel.
Resolve the Waterfront/Waterside naming and request the collection’s plot plan.
The September concept places this label among inland homes beside the golf landscape. No collection specification or release schedule is supplied by this legend.
Request the current collection plan, specification and release evidence.
A named villa component in the September concept, adjacent to the golf landscape in this viewpoint. This label is not evidence of current sales availability.
Request the current collection plan, specification and release evidence.
Newly supplied October brochure. The developer numbering and legend differ between these two brochures. Original labels retained; this is a proposed design, not a launch or availability map. Select a collection to return to the annotated June drawing.
The central dining, retail and entertainment spine. The toolkit describes 1.3 km of boulevard and a residential collection continuing inland from Beach Plaza.
Which outlets and building amenities arrive with your phase?
A green coastal component shown in the northeastern part of the drawing. “Natural reserve” is the plan’s label, not an independently verified protected-area designation.
What habitat, visitor access and maintenance provisions are committed?
An iconic lighthouse is marked near the western coastal edge. A visual landmark in the masterplan, not a currently visitable attraction confirmed here.
Check completion and public-access evidence before planning a visit.
The seafront apartment community described in pages 28–29. The kit places it near the Boulevard, promenade, amphitheatre and proposed sports facilities.
Compare the specific building, terrace, kitchen specification and amenity rights.
Gated single-family-home communities. Pages 52–53 describe villas/townhouses, approximately 750 m from the sea, with lagoon, green-spine and daily-retail proposals. This is a category marker, not a combined surveyed parcel.
Confirm your particular plot’s walking route, lagoon allocation and gate.
The factsheet places this collection on western Wadi Yemm, between golf, canal and waterfront: 248 apartments, 14 duplexes and 21 townhouses. The guide marks a representative position using that locator, without inferring its parcel.
Resolve the Waterfront/Waterside naming and request the collection’s plot plan.
The September concept places this label among inland homes beside the golf landscape. No collection specification or release schedule is supplied by this legend.
Request the current collection plan, specification and release evidence.
A named villa component in the September concept, adjacent to the golf landscape in this viewpoint. This label is not evidence of current sales availability.
Request the current collection plan, specification and release evidence.
A central-southern water feature is explicitly labelled Crystal Lagoon in the brochure plan. That label is distinct from direct Mediterranean frontage.
Which lagoons are swimmable, and when are they scheduled to operate?
These recreation labels appear together in the southern extension of the concept plan. A Top Golf label is not evidence of a confirmed brand/operator agreement.
Check the current programme, operator, access and delivery phase.
The supplied July image has north orientation but no amenity legend or scale. Its three arrows and faded areas are unexplained. We preserve the image separately and do not treat them as release phases.
Ask for the dated legend and relationship to your current contract plan.
A central-southern water feature is explicitly labelled Crystal Lagoon in the brochure plan. That label is distinct from direct Mediterranean frontage.
Which lagoons are swimmable, and when are they scheduled to operate?
These recreation labels appear together in the southern extension of the concept plan. A Top Golf label is not evidence of a confirmed brand/operator agreement.
Check the current programme, operator, access and delivery phase.
The supplied July image has north orientation but no amenity legend or scale. Its three arrows and faded areas are unexplained. We preserve the image separately and do not treat them as release phases.
Ask for the dated legend and relationship to your current contract plan.
A central-southern water feature is explicitly labelled Crystal Lagoon in the brochure plan. That label is distinct from direct Mediterranean frontage.
Which lagoons are swimmable, and when are they scheduled to operate?
These recreation labels appear together in the southern extension of the concept plan. A Top Golf label is not evidence of a confirmed brand/operator agreement.
Check the current programme, operator, access and delivery phase.
The supplied July image has north orientation but no amenity legend or scale. Its three arrows and faded areas are unexplained. We preserve the image separately and do not treat them as release phases.
Ask for the dated legend and relationship to your current contract plan.
A large area within the planned city. Modon describes 17. A precinct can contain many residential collections and facilities.
Collection
A group of homes with its own setting and design, such as Beach Plaza or Boulevard. It is not another city precinct.
Master developer
The organisation leading the overall city plan. Other companies may develop, build or operate individual parts.
Branded residence
A home connected to a hospitality brand. Services, access, fees and rental rules depend on the home’s contract.
Hotel key
A hotel room or suite counted as one guest accommodation unit. It is not a residential villa or an owner’s access card.
Gross area
A published total area. Different documents may count walls, terraces or other spaces differently. Ask for the area breakdown.
Interior area
The area the document describes as indoors. Use the same area definition when comparing two prices per square metre.
Terrace area
Outdoor space attached to a home. A larger total area can mean a larger terrace without much more indoor space.
Plot area
The land associated with a home. It is different from the size of the building. Do not divide a villa price by plot area and call it the home’s indoor price.
EOI
Expression of interest: a payment or statement showing interest before a final sale. Its refund and allocation terms need to be checked for that release.
Maintenance deposit
A payment for future maintenance, separate from the purchase price. Regular service charges and later top-ups may be separate.
Letter of intent / LOI
An announced intention to work together. It does not itself prove completed construction or an operating service.
Framework agreement
An agreement describing how parties may work together. It is different from evidence for a specific completed construction package.
Contract awarded
A contractor reports that it has received a package of work. The award applies to the described scope, not the whole city.
Works reported
A dated publication describes construction activity. It does not establish current progress or an independently checked completion percentage.
Operating
A service is available for use. The guide needs separate evidence for this, such as an operator’s current service or booking information.
Source-coordinate map
A drawing whose labels and traces use the original image’s positions. It is not a surveyed map placed over satellite imagery.
Price per m²
The price divided by a stated area. Compare the same area definition, payment basis, finishing and price date. An asking price is not a completed sale.
Evidence
Sources and review dates
Sources are included so you can check the edition. Published developer material describes its plans; it is not direct proof of an operating facility. Supplied publications have a source record without publishing the private archive.
Ras El Hekma & Wadi Yemm
Modon · Reviewed 2026-09-28
Development identity, Wadi Yemm launch and planned infrastructure. Does not establish operating services or a surveyed boundary.
Arabian Construction Company · Reviewed 2026-09-28
Awarded residential and enabling infrastructure package. A 21-month programme is stated without a verified start date; do not derive a completion date.
Summer seasonality, gated beach access and regional destination context. Does not confirm current hours, visitor permissions or service availability at a specific property.
Cape coordinate 31.24704 N, 27.85414 E and alternative Ras al Kanayis name. Corroborated by OSM node 768599174; not a settlement, gate or development boundary.
Uploader identifies Marsa Matruh; wider-coast illustration only, not an exact Ras El Hekma scene. CC BY-SA 4.0; local version resized, displayed with crop.
Hacienda Ras El Hekma launch and Palm Hills–Miran collaboration
Palm Hills Developments · Reviewed 2026-09-28
Lists the August 2026 Hacienda Ras El Hekma launch and April 2026 Palm Hills–Miran collaboration. Describes a 5.65 million sqm destination. Does not supply a registered Modon boundary; month-only dates are preserved in this note.
Distinguishes Hacienda Ras El Hekma from Hacienda West and other Hacienda projects. Published project data gives Hacienda Ras El Hekma a reference at longitude 27.68498145767257, latitude 31.172627543855157 and an under-construction label. The reference is not a gate or verified parcel.
Miran Hills press release, reproduced by ENT · Published 2026-04-21 · Reviewed 2026-09-28
Announces development rights granted by Ras El Hekma Urban Development Project Company to Miran Hills for a waterfront site. Read together with the partners’ Hacienda statements, supports an explicitly inferred city-partner relationship, not a registered parcel or independently verified legal boundary.
Names Ras El Hekma as the location and Nobu as a hotel, restaurant and residences partner. Named Ogami map component gives latitude 31.08411798342071, longitude 27.98863454232872. Residential product delivery dates are forward-looking; finishing specifications do not establish completion. Does not establish Modon membership.
Identifies June as a separate SODIC community in Ras El Hekma. Named June map component gives latitude 31.067690285523664, longitude 28.09005384220022; the general product field differs slightly, so the explicit map reference is used. Does not establish present access or Modon membership.
Identifies Caesar as a separate Ras El Hekma community; named map reference latitude 31.088680899614445, longitude 28.011623646027665. Not a verified arrival gate or public beach access.
Identifies The Med in Ras El Hekma, accessible from the Dabaa Road. Lists Sachi Living as launching soon, Geo and Luma as recently launched, and The Gray collections within The Med. These are nested identities, not separate coastal towns. No current opening or Modon membership established.
Identifies Fouka Bay in Ras El Hekma; publishes a reference 211 km west of Alexandria and a directions link targeting latitude 31.0900271, longitude 27.9402344. This is a developer-linked reference, not a verified entrance. Does not confirm phase-by-phase availability.
Markets Salt as Ras El Hekma and publishes KM 185 Alex–Matrouh Road. Phase-specific future completion fields do not establish a whole-project opening. A road kilometre is not a mapped boundary.
Publishes KM 165 and a Sidi Abdelrahman proximity reference. Included as wider-coast context, not automatically grouped into Ras El Hekma because it shares a developer with Fouka Bay and Salt.
Places Ramla on Ras El Hekma bay and publishes a walkable, bikeable masterplan vision. Travel-time marketing is not independently checked; no Modon membership or present year-round services established.
Publishes KM 214 in Ras El Hekma, named neighbourhoods and gated access arrangements. Page includes construction-update and opening-event material; these do not establish completion or current guest access for every phase.
Identifies the Mountain View Ras El Hekma community and Greek-inspired residential concept. Does not confirm unit-specific handover or seasonal service hours.
Names Naia Bay in Ras El Hekma and publishes a project sales-office reference at KM 212. The page also contains Naia West material; West facts and contacts are excluded from the Bay record.
Identifies Koun at KM 201 Alex–Matrouh Road, Ras El Hekma, and describes Lagoon Condos and planned/marketed community services. Does not independently confirm service operation.
Identifies Gaia in Ras El Hekma and a location reference 194 km from Alexandria; lists KYND 01 hospitality within the project. No independently checked opening or whole-project completion established.
Published homepage content identifies Solare as a Ras El Hekma development, includes Amare Seafront Villas and a Redcon construction-contract announcement. Past Solare Beach launch material does not establish present operation or project completion.
Miran Hills; plan branded OBMI · Reviewed 2026-09-28
Developer-published proposed layout for Hacienda Ras El Hekma, linked directly from Miran Hills home page in Palm Hills and Miran Hills collaboration section. Page 76 clean plan; page 77 labeled Coastal Jewel plan. Published proposal. Layout, entrances and amenity names are planned, not evidence of completion or public access. Brochure p37 gives 1346.50 Fed, whereas current home markets over 1400 acres; preserve version context and avoid treating old concept quantities as current.
Modon-published Responsible Business Report 2024 p30 identifies Ras El Hekma and reproduces a citywide aerial concept rendering. This is citywide concept artwork, not a Wadi Yemm labeled precinct plan or georegistered layer. Display as report page or source concept view, not a surveyed map.
Official project page explicitly titles the block Masterplan and links this original CMS image. No coordinates, scale or internal labels on image. Do not infer ownership, exact boundary, operating status, or public access. Download button in current HTML points to dummy PDF; not used.
Official English The Med project page uses this image as the Masterplan hero background. CDN provenance is explicit in developer HTML. Do not use localized 4096x1330 asset f0339067425e6b241f54554f450ce53da8bdf9c4_6611771025.webp. Although included in localized CMS masterplan data, inspection shows a materially different inland layout without coast. Official Location image filename begins Chat_GPT_Image; do not use as geography.
Ras El Hekma city precinct overview — current official diagram
Modon · Reviewed 2026-09-28
Official Modon Ras El Hekma project page embeds this exact 2000 × 900 diagram. Shows internal city divisions and Wadi Yemm highlighted and named. Other areas are not individually named or assigned launch states. A schematic, not a surveyed boundary or registered geographic overlay. Pair with modon-place for the 17-precinct count.
Earlier Ras El Hekma technical brochure — pending-approval file
Modon-branded brochure; copy hosted by D5 Realty · Reviewed 2026-09-28
Historical working district labels in a Modon-branded technical brochure circulated on a third-party host. Filename explicitly says Pending-Approval. Not accepted as current approved precinct nomenclature, launch status, or a one-to-one mapping to the current 17-precinct framework; current official diagram takes precedence.
Supplied developer-branded seven-page factsheet. Page 3 places the collection on western Wadi Yemm between golf, canal and waterfront, listing 248 apartments, 14 duplexes and 21 townhouses; page 5 lists proposed amenities. The map says Waterside while the prose says Waterfront. Undated; planned development is subject to change.
Hacienda Ras El Hekma — supplied July masterplan image
Palm Hills × Miran Hills · Reviewed 2026-10-02
One-page supplied branded plan, filename dated 29 July 2026. Contains a north arrow but no scale, geographic coordinates, legend or named amenity labels. Black arrows and faded areas have no explained meaning. This version is kept separate from the labelled Miran/OBMI brochure plan. No delivery sequence or released inventory is inferred.
Supplied eight-page PH-RH 5th Row brochure. Page 5 gives average 420 m² land, 345 m² built-up area and 100 m² roof terrace. Pages 6–8 show layouts. Disclaimer excludes penthouse and garage areas from the stated areas, says penthouses are added on request, pools and landscaping are illustrative, pergolas are excluded from unit costs. The masterplan version differs from the supplied July image.
Hills Today — Hacienda collaboration and launch coverage
Palm Hills Developments · Reviewed 2026-10-02
Public developer media page reviewed 2 October 2026. April 2026 collaboration summary publishes 5.65 million m² and 4.8 km beachfront; August 2026 entry reports a Hacienda Ras El Hekma launch event. These are developer-published scale and announcement records, not parcel geometry or completion evidence.
Generic masterplan overview, PDF page 3, with 16 legend categories including Yemm Views, Yemm Fairways and Yemm Links Villas. Page has no personal or unit-specific sale details. Rotated oblique concept drawing; repeated Country Clubhouse labels and a villas/townhouses marker over the sea remain source ambiguities. Does not establish individual launch dates, inventory or registered geometry.
Supplied generic brochure received 2 October 2026: five apartment layouts with indoor, terrace and total areas; planned renderings and a separate labelled Wadi overview.
Supplied generic brochure received 2 October 2026: Spanish and Mediterranean 3–5 bedroom villas, 3/4 bedroom townhouse plans and total areas. No new launch-specific matched price or payment schedule.
Hassan Allam Holding · Published 2026-06-30 · Reviewed 2026-10-03
Contractor-reported works for an approximately 17 km six-lane Phase 1 ring road with utility networks, and 5.3 km Grand Canal dry excavation. Does not establish opening, completion percentage or a registered route.
Montage hotel and branded residence construction award
Hassan Allam Holding · Published 2026-07-06 · Reviewed 2026-10-03
Contractor reports an award for a 200-key hotel, 96 branded residence villas, clubhouse, infrastructure and external works. Award evidence, not hotel opening or residential handover.
Ras El Hekma wastewater treatment design and construction award
Hassan Allam Holding · Published 2026-07-15 · Reviewed 2026-10-03
Hassan Allam Construction and MetiPro report a design and construction award for a 32,000 m3/day sewage treatment plant and intended treated-water reuse in irrigation and district cooling. Does not confirm commissioning or drinking-water supply.
Modon · Published 2025-03-27 · Reviewed 2026-10-03
LOI for a proposed 10 million m2 industrial zone south of the Alexandria-Matrouh Highway opposite the city, initially focused on building materials. Does not establish operating factories, registered boundaries or residential-city precinct membership.
Orascom Construction · Published 2024-10-07 · Reviewed 2026-10-03
Framework designating Orascom as one of the primary contractors for initial Phase One construction. Does not establish a specific completed package or home delivery date.
Named airport and field reference at 30.924324 N, 28.461610 E, IATA DBB. Record updated 7 January 2026. Not a passenger entrance, terminal or bookable flight.
Named airport and field reference at 31.324313 N, 27.222270 E, IATA MUH. Record updated 7 January 2026. Not a passenger entrance or confirmation of date-specific service.
Alexandria International name, IATA HBE and field reference at 30.932490 N, 29.696437 E. Record updated 6 November 2025. Airline name Borg El Arab is retained alongside it. No ICAO-code claim or terminal location inferred.
Sphinx International, IATA SPX and field reference at 30.108179 N, 30.895728 E. Record updated 7 January 2026. Separate from CAI; does not locate a pickup entrance.
Cairo International, IATA CAI and field reference at 30.111534 N, 31.396694 E. Record updated 4 November 2022. No current terminal, traffic or travel-time claim.
Egyptian Ministry of Civil Aviation · Reviewed 2026-10-03
Existing airport identity and location in the El Dabaa area of Matruh Governorate. This airport is separate from Modon's planned Ras El Hekma airport. No operating flight schedule or current terminal confirmation inferred.
Airports and terminals — Egyptian airport names and codes
Flynas · Reviewed 2026-10-03
Airline lists DBB as El Alamein, HBE as Borg El Arab, SPX as Sphinx and CAI as Cairo International. Listing does not prove a route or a flight on the reader's dates. Terminal claims are not reused.
Destination list includes El Alamein, Marsa Matruh, Alexandria/Borg El Arab and Cairo. It is not date-specific seat availability or proof of a direct flight between any selected pair.
Public-domain regional land geometry, clipped for the original arrival map. 1:10 million is a cartographic scale, not 10-metre accuracy. Does not define city, development or ownership boundaries.
Gourmet store locator — North Coast seasonal status
Gourmet Egypt · Reviewed 2026-10-03
Browser inspection of official locator: Dunes Mall km 126, Beach Town Almaza Bay and Hacienda White are each marked summer store, now closed. Their generic hours do not override the closure notice. No reopening, city branch, access or delivery coverage confirmed.
Official page visibly publishes customer-service telephone 16005. Branch results did not render during browser review; no named branch, hours, reopening or Ras El Hekma delivery coverage is accepted from search snippets.
Official customer contact number 19600. Does not establish a North Coast branch, emergency capability, hours at a specific branch, stock or delivery to Ras El Hekma.
Fresh review of published numbers: ambulance 123, fire 180, tourist police 126 and tourism information 19654. National reference, not response-time evidence or a local facility directory.
A generic branded image received on 7 September 2026 lists 17 home options, exact stated BUA, starting-price ranges, fully finished descriptions and a stated 2030 delivery year. The currency is not printed; EGP is an explicitly labelled inference from Egyptian sales context. No current availability, publisher approval, matched unit, fees or contractual delivery is established. The image lists Crest at 312 m², which is kept separate from the brochure and August description.
A private sales description dated 31 August 2026 describes a fifth-row Crest configuration at 348 m² BUA and 419 m² land, five bedrooms plus nanny and driver rooms, fully finished with air conditioning and kitchen cabinets, with OBMI architecture and HBA interiors. This is a dated sales claim, not a generic brochure guarantee or matched starting price. Participant names, contacts, private unit/payment documents and raw chat remain unpublished.
Official undated collection page describes 248 apartments and 14 duplexes across four signature buildings; 1–4 bedroom apartments and 3–4 bedroom townhouses, private vehicle access for townhouses and planned residential amenities. It supplies no current price, contractual home area, opening date or surveyed boundary.
Supplied Modon sales material · Reviewed 2026-10-03
User-authorised product-level starting prices: EGP 23.5m/40m/77m for 2/3/4-bedroom apartments, 67m/77m for 3/4-bedroom duplexes, 84m/107m for 3/4-bedroom townhouses. September area ranges are kept with their own date; none is paired with an exact priced unit. Raw chats, private unit offers, sender names and contacts remain unpublished. No current availability or completion evidence. An earlier 15 September message advertises a one-bedroom start of 18.5m; EGP is inferred from the sales context. The one-bedroom figure is omitted from the later 25 September and 2 October summaries and is retained as historical context only.
Ras El Hekma — supplied site-update video labelled August 2026
Modon (branding within supplied video) · Reviewed 2026-10-03
Selected full-frame stills show building works, a wide Wadi Yemm-labelled view, a Ras El Hekma Ring Road-labelled view, Portaluna Hotel-labelled buildings and airport-labelled steel structures. A VVIP terminal caption claims steel structure complete. Visual review at 3-second intervals; audio and full-motion authenticity not independently verified. The imagery is developer-reported footage, not a guide site inspection, georeferenced progress map, operational confirmation or whole-city completion measure.
Egypt, UAE’s Modon push Ras el Hekma project forward
Egypt State Information Service / MENA · Published 2026-08-19 · Reviewed 2026-10-03
Government publication reports a housing-ministry meeting about Ras El Hekma implementation, construction and next-phase plans. It reports Modon saying work continues according to plans and timelines. No audited completion percentage, component-level acceptance, booked flights or public facility opening is supplied.
Sanitized price, stated BUA and 5% + 5% after 3 months terms from four individual supplied apartment offers dated 24/26 September. Amounts in the new payment comparison are calculated from those percentages. This URL identifies the developer; the private offers are not hosted there. No unit identifiers or raw offer PDFs are published.
Direct public-page review: advertised full price paired with its single stated home area; sale basis, finishing and delivery wording; written or plan payment breakdown and separately listed maintenance where present. Payment contradictions and unknowns are retained. An ask is not a completed sale or verified availability.
Direct public-page review: advertised full price paired with its single stated home area; sale basis, finishing and delivery wording; written or plan payment breakdown and separately listed maintenance where present. Payment contradictions and unknowns are retained. An ask is not a completed sale or verified availability.
Direct public-page review: advertised full price paired with its single stated home area; sale basis, finishing and delivery wording; written or plan payment breakdown and separately listed maintenance where present. Payment contradictions and unknowns are retained. An ask is not a completed sale or verified availability.
Direct public-page review: advertised full price paired with its single stated home area; sale basis, finishing and delivery wording; written or plan payment breakdown and separately listed maintenance where present. Payment contradictions and unknowns are retained. An ask is not a completed sale or verified availability.
The Med · Gray Laguna · 2-bedroom chalet public offer
Nawy · Reviewed 2026-10-03
Direct public-page review: advertised full price paired with its single stated home area; sale basis, finishing and delivery wording; written or plan payment breakdown and separately listed maintenance where present. Payment contradictions and unknowns are retained. An ask is not a completed sale or verified availability.
Direct public-page review: advertised full price paired with its single stated home area; sale basis, finishing and delivery wording; written or plan payment breakdown and separately listed maintenance where present. Payment contradictions and unknowns are retained. An ask is not a completed sale or verified availability.
Direct public-page review: advertised full price paired with its single stated home area; sale basis, finishing and delivery wording; written or plan payment breakdown and separately listed maintenance where present. Payment contradictions and unknowns are retained. An ask is not a completed sale or verified availability.
Direct public-page review: advertised full price paired with its single stated home area; sale basis, finishing and delivery wording; written or plan payment breakdown and separately listed maintenance where present. Payment contradictions and unknowns are retained. An ask is not a completed sale or verified availability.
Direct public-page review: advertised full price paired with its single stated home area; sale basis, finishing and delivery wording; written or plan payment breakdown and separately listed maintenance where present. Payment contradictions and unknowns are retained. An ask is not a completed sale or verified availability.
Direct public-page review: advertised full price paired with its single stated home area; sale basis, finishing and delivery wording; written or plan payment breakdown and separately listed maintenance where present. Payment contradictions and unknowns are retained. An ask is not a completed sale or verified availability.
Direct public-page review: advertised full price paired with its single stated home area; sale basis, finishing and delivery wording; written or plan payment breakdown and separately listed maintenance where present. Payment contradictions and unknowns are retained. An ask is not a completed sale or verified availability.
Direct public-page review: advertised full price paired with its single stated home area; sale basis, finishing and delivery wording; written or plan payment breakdown and separately listed maintenance where present. Payment contradictions and unknowns are retained. An ask is not a completed sale or verified availability.
Direct public-page review: advertised full price paired with its single stated home area; sale basis, finishing and delivery wording; written or plan payment breakdown and separately listed maintenance where present. Payment contradictions and unknowns are retained. An ask is not a completed sale or verified availability.
Direct public-page review: advertised full price paired with its single stated home area; sale basis, finishing and delivery wording; written or plan payment breakdown and separately listed maintenance where present. Payment contradictions and unknowns are retained. An ask is not a completed sale or verified availability.
The Med · Gray Laguna · 3-bedroom duplex public offer
Nawy · Reviewed 2026-10-03
Direct public-page review: advertised full price paired with its single stated home area; sale basis, finishing and delivery wording; written or plan payment breakdown and separately listed maintenance where present. Payment contradictions and unknowns are retained. An ask is not a completed sale or verified availability.
Direct public-page review: advertised full price paired with its single stated home area; sale basis, finishing and delivery wording; written or plan payment breakdown and separately listed maintenance where present. Payment contradictions and unknowns are retained. An ask is not a completed sale or verified availability.
Direct public-page review: advertised full price paired with its single stated home area; sale basis, finishing and delivery wording; written or plan payment breakdown and separately listed maintenance where present. Payment contradictions and unknowns are retained. An ask is not a completed sale or verified availability.
Egyptian Ministry of Health and Population · Therapeutic Care Sector · Reviewed 2026-10-03
Five hospital names, printed addresses and telephone fields. The page has no update date. Three telephone fields lack an area code. This directory does not establish current opening, services, entrance coordinates or membership of Modon’s city.
Eight branch names and addresses, the published network enquiry line 19600 and each card’s Google location reference. Alexandria and Matrouh locator categories were read. No branch-specific seasonal hours, visitor access, exact-home delivery or current stock is confirmed.
Egypt State Information Service · Cabinet report · Published 2026-08-09 · Reviewed 2026-10-03
A dated official report of completed upgrade work in preparation for full opening, six stated department capacities, nine outpatient specialties and imaging services. The report does not establish opening today, appointments, current staffing, availability, insurance acceptance, or identity with the differently named directory entry.
Go Bus · GoMini booking results · Reviewed 2026-10-03
Four selectable GoMini trips for 10 October 2026, one passenger, with departure, operator estimated arrival, class and displayed EGP price ranges. Read on 3 October; no trip, seat or ticket was selected or purchased. These are dated search results, not current inventory, final payable fares, confirmed punctuality or a Ras El Hekma gate service. Its North Coast station choices were Marassi, Marina 5, Marina 7 and Maraqia.
Go Bus · GoMini booking results · Reviewed 2026-10-03
All 14 results read after expanding Show more trips for 10 October 2026, one passenger. The origin is Abdel-Moneim Reyad Squer (Tahrir); destination EL Dabaa. Class, departure, operator estimated arrival and displayed EGP price ranges retained. No purchase, final fare, exact station coordinate, property-gate transfer or ongoing timetable is established. Two El Dabaa choices were displayed: a town label and a rest-stop label; the town choice was used.
The opened printed-ticket answer says a printed copy is not required for credit-card-paid bookings, while delivered printed tickets must be kept and taken on the trip. The site header publishes 19567. It does not establish an ID rule, luggage allowance, refund terms or an onward property transfer.
Blue Bus · public booking search · Reviewed 2026-10-03
The 10 October 2026 one-passenger search from all Cairo boarding points to Matrouh Marsa Matruh explicitly returned no trips. A prior specific Sekka Club search also returned no trips. Direct-only and departure-window filters were unchecked, with a 00:00 search lower bound. This is not evidence of no service on other dates, zero fare, closure or a network-wide suspension.
Matrouh high-speed rail terminal · August inspection
Egypt State Information Service · Cabinet report · Published 2026-08-09 · Reviewed 2026-10-03
The expanded station inspection identifies Matrouh, one of three terminals of the 660 km Sokhna–Alexandria–Alamein–Matrouh first line. The report describes finishing, electromechanical, track and systems work. Its introduction planned trial operation from September 2026. It does not establish that trials began, passenger tickets, a current timetable, a Ras El Hekma station or a city-gate connection.
Wadi Yemm June toolkit — finishing details and Boulevard residents’ club
Modon · Reviewed 2026-10-03
Visually reviewed pages 28–29 (Beach Plaza), 43–45 (Boulevard and the 21-number residents’ club plan), and 52–53 (Wadi East/West villas and townhouses). Supports the distinct kitchen, AC, ceiling, staff, storage, parking and proposed utility descriptions, plus Building 20B overlooking the park as the printed club location. It does not establish contractual inclusions, operating facilities, current providers, membership fees, geographic registration, LEED certification or a particular October home’s specification.
Page 5 visually reviewed. Average 420 m² land, 345 m² BUA and 100 m² roof terrace; areas exclude penthouse and garage. Penthouses are added on request, pergolas are excluded from unit cost, and landscaping and pools are illustrative and not included. This does not supply an appliance or AC inventory, or match its average area to the dated 312 m² sales-sheet home.
8 September visit — Portaluna opening preparations and Wadi Yemm works
Egypt State Information Service · Cabinet report · Published 2026-09-08 · Reviewed 2026-10-03
Complete official Arabic article read in native browser. Reports final opening preparations at Portaluna, 73 suites and seven restaurants; separately describes Wadi’s 13 residential communities, six hotels, two 18-hole golf courses, 10,000-seat theatre, 1.3 km promenade, 2.5 km beach and five coastal lagoons. Company staff reported more than 3,500 units sold. It does not establish a hotel opening or booking date, Portaluna’s membership of Wadi’s six hotels, delivered homes, achieved sale prices, completion percentages or operating Wadi facilities.
Dated Beach Plaza, Boulevard, townhouse and Wadi East starting prices
Modon-branded supplied sales material · Reviewed 2026-10-03
Previously visually reviewed generic starting-price sheet received 29 September 2026: Beach Plaza two-bedroom EGP 24.2m, middle townhouse EGP 37.6m and Wadi East three-bedroom villa EGP 75m. The supplied 2 October 2026 sales update advertises the Boulevard new release from EGP 15m; this release-wide minimum is not allocated to a bedroom count or floor plan. Dates are receipt or message dates, not source publication dates. The URL identifies the developer, not a web-hosted price list. No private offers, sender identities, current availability or matched area denominator are supplied by this record.
Boulevard apartments — five complete layout and dimension pages
Modon · Reviewed 2026-10-03
Printed home area and room dimensions, named spaces and bedroom positions on pages 34, 42, 45, 54 and 57. Guide points stay in source-image coordinates. Dimensions are not measured net room areas; drawings do not prove step-free access, pool inclusion, delivery, view, current availability or exact-home price. The five-bedroom villa terrace label differs between styles; the printed names are retained.
Wadi East villas and townhouses — room dimensions and floor arrangements
Modon · Reviewed 2026-10-03
Printed home area and room dimensions, named spaces and bedroom positions on pages 36–37, 40–41, 47–48, 51–52, 57–58, 61–62, 73–74 and 81–82. Guide points stay in source-image coordinates. Dimensions are not measured net room areas; drawings do not prove step-free access, pool inclusion, delivery, view, current availability or exact-home price. The five-bedroom villa terrace label differs between styles; the printed names are retained.
Complete page visually reviewed. Prints 7,900 residential and branded homes and, separately, six hospitality assets with around 1,000 keys. Planned scale, with no released, sold, delivered, bedroom-specific or live remaining inventory. No addition, subtraction or reconciled accommodation total is supplied.
FY 2025 results — Ras El Hekma initial-launch sales
Modon Holding · Published 2026-02-18 · Reviewed 2026-10-03
Company results release reports AED 5.8 billion of initial Ras El Hekma launch sales across 2,109 units for FY 2025. No collection or bedroom mix, current availability or home handover established. Company-wide financial, backlog, contract and hospitality metrics are not allocated to Wadi Yemm.
H1 2026 results — later Wadi phase and Montage launch sequence
Modon Holding · Published 2026-07-29 · Reviewed 2026-10-03
Company release for the six months ended 30 June 2026 describes an April Wadi Yemm phase launch and subsequent Montage Residences debut. No Wadi-specific unit count, bedroom availability or home opening is supplied. Group or non-Abu-Dhabi sales, cash and backlog must not be read as Wadi-only figures.
Modon Holding · Published 2024-10-04 · Reviewed 2026-10-03
Initial framework and memoranda covering construction, materials, airport planning, utilities, golf, digital systems, luxury development, hotels and healthcare. These describe announced roles, not operating providers or home guarantees.
Modon appointed master developer for the announced 170 million m² city, and developer for an initial 50 million m²; 120 million m² described for partner development under project-company and Modon oversight. These are 2024 role and scale descriptions, not current surveyed phase boundaries or a promise for every home.
Counterparty results release confirms an e& Egypt agreement with Modon for Ras El Hekma smart-city infrastructure. No individual-home fibre connection, speed, tariff, installation date or live 5G coverage is established.
Page 3 confirms an MoU with Modon to operate and manage multi-specialty healthcare facilities in Ras El Hekma. No named open city facility, location, emergency service, appointment route, insurance coverage or opening date is established.
Complete supplied page-21 legends and published marker locations reviewed separately: 16 Boulevard entries and 17 Wadi East entries. Number/name differences, combined East/West versus separate entries and repeated Country Clubhouse names are preserved. No order of revisions, launches, surveyed coordinates, exact-home access, availability or operation inferred.
Hacienda Ras El Hekma — August 2026 historical payment schedule
Miran Hills / Palm Hills branding on the supplied sheet; current approval unverified · Published 2026-08-12 · Reviewed 2026-10-03
The exact month labels and anonymous purchase-payment proportions across 118 rows from August 2026 to May 2036, two explicit zero purchase amounts, nine larger July payments, a final May payment and four separate maintenance payments of 2% each in February 2028–2031. Printed percentage rounding differs from the actual amount ratios. No current offer, currency, specific home, starting-price match, handover or other fee is established.
Nammos Ras El Hekma — official categories, amenities and city overview
Modon · Reviewed 2026-10-03
72 residences; five category listings; nine planned amenities; native city schematic highlights Wadi Yemm without a Nammos-specific pin. Category imagery is not a complete floor plan, current inventory or supplied price.
Montage Ras El Hekma — official villa categories and source-map marker
Modon · Reviewed 2026-10-03
96 villas; five named three- to six-bedroom categories; 15 planned amenities; publisher Montage Residences symbol in its native 2000×903 city schematic. No Earth registration, ownership parcel, exact-home price or current allocation established.
Nammos Resort Ras El Hekma — operator destination page
Nammos Hotels & Resorts · Reviewed 2026-10-03
Operator lists the Egypt destination, 72 private residences, one- to four-bedroom apartments and a penthouse. No opening date stated in the reviewed text. This does not establish current bookability or ownership/rental rights.
Montage Ras El Hekma — operator development status
Montage Hotels & Resorts · Reviewed 2026-10-03
Operator explicitly labels the destination Currently Under Development and describes 200 planned guestrooms and suites. No opening date or current room booking established.
Hacienda supplied plan — native-detail and literal-label review
Palm Hills × Miran Hills · Reviewed 2026-10-03
Complete supplied PDF page at 11879 × 8401 pixels, retaining the three visible black arrow annotations separate from its embedded artwork, seven guided image views and fifteen manually checked literal VL/CH/BH label examples. Printed arrows, fading, A/B and G+ marks have no explanation in the supplied page. No prefix meaning, current release, availability, exact home, area, price, delivery, surveyed boundary, geographic registration or revision order is inferred. Publisher URL provides context; the privately supplied PDF is the reviewed drawing.
Wadi Yemm Property Finder listing 103196001 · withdrawal notice
Property Finder · Reviewed 2026-10-03
Live rendered page states the apartment is no longer available while retaining its earlier description. Excluded from shortlist and price/budget charts. Does not prove a completed sale, final selling price or withdrawal date.
The live store directory publishes Amwaj Rivette Mall and Marina Valley addresses, separate day-group hours, the network enquiry number 16005 and coordinate-bearing map links. Branch opening on a reader’s dates, access, year-round operation and delivery to a Ras El Hekma address remain unconfirmed.
Three coastal summer-store notices and linked locations
Gourmet Egypt · Reviewed 2026-10-03
The live operator directory marks Almaza Bay, Dunes and Hacienda White summer stores closed. Each operator-supplied map link was followed to its named Google Maps place. Published reference pins are separate from current operation, customer entrances or home-delivery coverage. Hacienda White is separate from Hacienda Ras El Hekma.
Coastal and Matrouh branch directory with location-link review
Fathalla Market · Reviewed 2026-10-03
The live English/Arabic directory lists Rosana, Nice 1, Nice 2, Amwaj and a Matrouh hotel-address branch; 15260 is a network enquiry number. Rosana and Nice 1 links resolve to compatible store references. Nice 2 and Amwaj open the same map place near Rosana; the Matrouh link opens the hotel. Those three are not pinned as store entrances. General contact-section hours are not transferred to branch rows. Current opening, access and delivery remain unconfirmed.
Nine North Coast shop addresses and one Matrouh shop
Vodafone Egypt · Reviewed 2026-10-03
The operator store table lists nine North Coast shops and one Marsa Matrouh address. These are address records only: no exact map coordinate, current branch hours, visitor entry, SIM eligibility, activation fee or indoor/mobile coverage at a specific home is established.
Pages 28–29 and 43–44 describe apartment-building amenities, two lifts per core, backup generators, connectivity, sustainability, entry control and safety systems. Page 45 is the separate Boulevard residents’ club plan. These are generic June descriptions, not confirmation of installation, commissioning, access, fees or exact-home coverage.
Page 28 describes Beach Plaza Ultra Luxury and Luxury apartments with net saleable areas, and Premium Plus with a high net-to-gross efficiency ratio. Page 43 uses high net-to-gross efficiency wording for Boulevard. No percentage or measurement standard is given. These are collection-specific June descriptions, not a conversion of the October printed home totals or exact-home measurement certification.
Code of Measuring Practice — documented measurement basis
Royal Institution of Chartered Surveyors (RICS) · Reviewed 2026-10-03
Current page distinguishes the proposed seventh edition from the sixth edition and/or IPMS: All Buildings applicable to RICS members and regulated firms before final publication. It calls for an appropriate, documented measurement basis. Used only to inform a buyer question, not to assert developer compliance or an Egyptian legal requirement.
How IPMS 3 and 4 refine standards to ensure consistency
RICS Property Journal · Tom Pugh FRICS · Published 2024-01-26 · Reviewed 2026-10-03
Explains distinct external/internal and user-defined measurement extents, and a plan alongside the quoted area. IPMS 4.1 includes internal walls and columns within its extents; 4.2 excludes them. Informs questions about the area method and exact plan. No assertion that supplied Modon or Palm Hills brochures use IPMS, and no net/gross conversion is derived.
Legal verification before buying: general platform guidance
Egyptian Real Estate Platform · Published 2026-08-31 · Reviewed 2026-10-03
General guidance to distinguish a property listing or private sale agreement from ownership checks; ask about seller authority, ownership history, claims, project approvals and registration. Does not establish any particular Ras El Hekma home title, buyer eligibility, legal rule or contract terms.
City figures, major components and marina markers — June toolkit
Modon · Reviewed 2026-10-04
Complete visually reviewed pages 9–17: 15 city programme figures on page 10; six component images; full city and marina drawings. Three guide marina selections follow the original PDF circle centres on page 13. Planning capacities and illustrative views, not present population, openings, titles, transit routes, current services or registered geography.
Ras El Hekma city framework — 4 October page review
Modon · Reviewed 2026-10-04
Undated public city page still describes 17 precincts, Wadi Yemm as the first launch and a planned new international airport south of the city. Does not give every other precinct an individual name, launch state or registered boundary; does not establish operating transport.
Complete source pages 27, 30–40, 42, 46–49, 51 and 54–58 illustrate Beach Plaza, Boulevard and Wadi East & West. Original guide readings identify visible terraces, streets, shared spaces, beach and inland lagoons. Fifteen guide points remain in their separate perspective-image frames. No exact home view, scale, surveyed boundary, satellite alignment, completed facility, current operator or opening is established. Starting prices come from the separately dated existing price record.
Wadi East villa styles · complete design and room-table review
Modon · Reviewed 2026-10-04
Supplied 84-page Wadi East brochure received 2 October 2026. Complete Spanish and Mediterranean 3, 4 and 5-bedroom villa street/garden views and floor plans; printed gross areas and room-table dimensions. Guide comparisons retain the different 3-bedroom terrace dimensions, the 5-bedroom terrace labels and the 3-bedroom Mediterranean table/drawing discrepancy. No exact-home price, included pool, net room area, available home or current construction is established.
All eight supplied Crest pages visually reviewed. Pages 6–8 contain 28 dimension pairs; driver room, nearby toilet and roof terrace have no separate length/width pair. Page 5 excludes pools, landscaping, pergolas, penthouse and garage areas as described. Guide points are in original page frames, not traced boundaries. Dated 312/345/348 m² figures remain separate; no exact-home price match.
OpenStreetMap contributors / Overpass API · Reviewed 2026-10-04
599 mapped ways: coastline and major roads. OSM base 4 October 2026; ODbL. Exact geometry retained. Not a survey, access confirmation, route or city boundary.
