SilverSands North Coast | Prices & Units 2026

Prepared by: Estate View Real Estate Research Team
Last updated: August 12, 2026

SilverSands North Coast is a large-scale Mediterranean coastal destination by ORA Developers in the Sidi Heneish area of Egypt's North Coast. The resort combines beachfront homes, chalets, apartments, townhouses, twin houses and standalone villas with hotels, swimmable lagoons, clubhouses, retail and leisure facilities.

According to ORA's current official project information, SilverSands extends over approximately 503 feddans, equal to 2,112,600 sqm, with more than 1 kilometre of Mediterranean beachfront. Its planned residential mix includes approximately 1,740 chalets and apartments and 1,320 villas, twin houses and townhouses.

The resort also includes approximately 80,000 sqm of swimmable lagoons, four clubhouses, two hotels and around 10,000 sqm of retail space.

2026 price update: ORA does not currently publish a live public price list on its official SilverSands page. Current market inventory indicates entry prices from approximately EGP 8.9–9 million for selected smaller apartments or chalet formats in newer releases, while larger chalets, branded residences and villas can cost substantially more.

Current campaigns commonly start from approximately 5% down payment, with installment periods varying by phase and selected inventory. Newer phases such as The Cove are commonly marketed with plans of around eight years, while selected current campaigns advertise payment periods reaching ten years.

SilverSands North Coast Location

SilverSands is located in the Sidi Heneish section of Egypt's western North Coast, a coastal area known for its clear Mediterranean water and white sandy beaches.

Current market references generally place the resort around Km 243 on the Alexandria–Matrouh coastal corridor. Estate View's older page currently states Km 222, which should be updated rather than retained as the main location reference.

The resort is positioned close to:

• Sidi Heneish.
• Almaza Bay.
• Marsa Matrouh.
• Western North Coast destinations.
• International Coastal Road connections.

Buyers should use the current map pin and the specific project gate when calculating travel distances, particularly because coastal developments can extend significantly inland from the main road.

How Far Is SilverSands From Cairo?

Current route-based market information generally places SilverSands at approximately 370 km from Cairo.

Actual driving time depends on:

• Starting point in Cairo.
• Use of the Dabaa and coastal road network.
• Summer traffic.
• Weekend and holiday congestion.
• The selected SilverSands entrance.

A buyer planning regular weekend use should test the journey personally rather than relying only on promotional travel times.

SilverSands Project Area

The current official ORA project page states a total project land area of 503 feddans, equal to 2,112,600 square metres.

This official figure should replace the older 485-acre figure currently used in Estate View's project copy.

The development contains:

• Residential communities.
• Beachfront and sea-view homes.
• Swimmable lagoons.
• Hotels and hospitality.
• Clubhouses.
• Retail.
• Sports facilities.
• Entertainment areas.
• Health and wellness services.
• Landscaped public spaces.

How Long Is the SilverSands Beach?

ORA officially describes SilverSands as having more than one kilometre of beachfront.

The existing Estate View text incorrectly describes the beach as “1,000 square metres.” Beach frontage should be described in linear distance, not square metres.

When comparing individual units, buyers should distinguish between:

• Direct beachfront units.
• Sea-view units.
• Lagoon-front homes.
• Partial sea views.
• Internal landscape views.

The exact protected view should be identified on the unit master plan and contract when it materially affects price.

SilverSands Master Plan

SilverSands is designed as a large coastal destination rather than a single cluster of chalets.

ORA's official product mix includes:

SilverSands Unit Types

SilverSands offers one of the broader residential mixes in the western North Coast.

Official ORA information includes:

• Apartments.
• Chalets.
• Townhouses.
• Twin houses.
• Standalone villas.

Current and historical phases also include formats marketed as:

• Garden units.
• Upper-floor chalets.
• Duplexes.
• Penthouses.
• Branded residences.
• Serviced apartments.
• Beachfront villas.

The unit type available today depends on the active sales phase and remaining inventory.

How Many Homes Are Planned in SilverSands?

Based on the developer's official product mix, the project includes approximately:

• 1,740 chalets and apartments.
• 1,320 villas, twin houses and townhouses.

This produces a combined planned residential count of approximately 3,060 homes.

The exact number can evolve if unit layouts are combined or divided during development, so the current master plan remains the final reference for a selected phase.

SilverSands Phases

SilverSands has been released through multiple residential collections and phases rather than a single launch.

Current market references commonly include:

• The Cove.
• Crystalline.
• SilverTown.
• Branded Apartments / Branded Residences.
• Beachfront Villa collections.
• Earlier SilverSands residential releases.

Prices, unit sizes, finishing, payment plans and delivery dates are different between these collections, so buyers should always identify the exact phase before comparing offers.

The Cove SilverSands

The Cove is one of the newer SilverSands residential releases and focuses heavily on lagoon-oriented living and smaller apartment formats.

Current market launch information commonly shows:

• One-bedroom homes from approximately 57–65 sqm.
• Two-bedroom homes from approximately 89–103 sqm.
• Three-bedroom homes from approximately 117–126 sqm.
• Larger three-bedroom chalet formats around 164–170 sqm.

Current launch pricing for selected one-bedroom inventory has appeared from approximately EGP 8.85–9 million.

Because The Cove is a phase-level release rather than the entire SilverSands project, its price should not be used to value a beachfront villa or branded residence elsewhere in the resort.

SilverSands Prices 2026

SilverSands does not currently have one public official ORA starting price. Estate View currently displays EGP 0, which should be corrected.

Based on current 2026 market inventory, selected entry-level apartments or chalet formats start around EGP 8.9–9 million, while larger residences increase significantly.

Why Do SilverSands Prices Vary So Much?

The price difference between two similarly sized homes can be substantial because of:

• Phase.
• Distance from the Mediterranean.
• Direct sea view.
• Lagoon frontage.
• Garden or roof rights.
• Unit type.
• Finishing level.
• Air-conditioning and kitchen specifications.
• Delivery date.
• Payment period.
• Hospitality or branded-service component.

SilverSands Payment Plans 2026

The old Estate View page states 10% down and six years. That plan may still describe earlier inventory, but it should not be presented as the only current payment system.

Current 2026 market releases generally show:

• Initial payment from approximately 5% in selected phases.
• Additional staged payments after contracting in some releases.
• Installment periods around 6–8 years depending on phase.
• Selected current campaigns extending payment terms to approximately 10 years.

Example: The Cove Payment Structure

Current market launch information commonly uses:

• 5% initial down payment.
• 5% after approximately three months.
• Remaining balance over around eight years.

The exact schedule must be checked against ORA's current quotation because campaigns and unit releases can change.

Finishing in SilverSands

Many SilverSands releases are marketed as fully finished, with selected newer inventory also offered with air-conditioning systems and additional specifications.

However, buyers should rely on the unit's technical appendix rather than applying one finishing package to every phase.

Check:

• Flooring.
• Walls and ceilings.
• Doors and windows.
• Sanitary ware.
• Kitchen cabinetry.
• Air-conditioning units.
• Electrical specifications.
• Outdoor terraces.
• Garden landscaping where applicable.

SilverSands Delivery Dates

There is no single delivery date for the entire SilverSands destination.

Estate View currently displays January 2027 at project-card level, but this should be changed to a more cautious “varies by phase” unless the card represents a specific current unit release.

Some earlier units have already reached or approached delivery, while newer phases are marketed with future delivery schedules, including four-year timelines in selected current releases.

The selected unit contract should confirm:

• Delivery quarter.
• Contractual year.
• Grace period.
• Finishing status.
• Utility readiness.
• Landscape completion.
• Club and facility delivery.

Swimmable Lagoons

ORA's official master-plan data includes approximately 80,000 sqm of swimmable lagoons across SilverSands.

Lagoon-facing units can differ substantially in price depending on:

• Frontage.
• Distance to lagoon edge.
• Landscape buffer.
• Floor.
• Whether the view is protected.
• Phase and lagoon size.

Buyers should confirm that a marketed lagoon view is identified on the contractual master plan.

Hotels and Hospitality

SilverSands is designed as both a residential and hospitality destination.

ORA's official project mix includes two hotels.

This hospitality component may support:

• Year-round services.
• Food and beverage operations.
• Guest accommodation.
• Destination events.
• Hospitality-led facilities.

Hotel operation does not automatically guarantee rental demand for privately owned homes; private-unit performance must still be assessed separately.

Clubhouses and Lifestyle Facilities

ORA officially lists four clubhouses within the project.

The destination also promotes:

• Multipurpose sports courts.
• Swimming areas.
• Kids areas.
• Spa and wellness services.
• Clinics and health centers.
• Casual dining.
• Cultural and artistic spaces.
• Open-air cinema.
• Retail.
• Landscaped public spaces.

Retail at SilverSands

The official project mix includes approximately 10,000 sqm of retail space.

This is designed to support residents and visitors with:

• Food and beverage.
• Convenience shopping.
• Leisure services.
• Seasonal retail.
• Daily needs.

Buyers planning year-round use should verify which services currently operate outside the peak summer season.

Is SilverSands Suitable for Year-Round Living?

ORA positions SilverSands as a destination that can be used for summer holidays, weekend stays and potentially longer-term living.

For year-round occupation, check:

• Winter retail operation.
• Nearby supermarkets.
• Medical services.
• School requirements.
• Internet and utilities.
• Maintenance staffing.
• Road access outside summer.

A project can be designed for all-year living while still having seasonally concentrated occupancy.

About ORA Developers

ORA Developers is an international real estate and hospitality developer chaired by Egyptian businessman Naguib Sawiris.

ORA's official portfolio currently spans projects in Egypt and international markets.

ORA Projects in Egypt

• SilverSands North Coast.
• ZED East New Cairo.
• ZED El Sheikh Zayed.
• Solana.
• Pyramid Hills.

ORA's international portfolio also includes projects in Cyprus, Pakistan, Grenada, the UAE and Iraq.

SilverSands for Families

The project can suit families looking for a premium coastal second home because it combines:

• Different unit sizes.
• Beach access.
• Lagoons.
• Kids areas.
• Sports.
• Food and beverage.
• Retail.
• Health facilities.
• Clubhouses.

Families should still compare the precise phase and distance from the beach, clubhouse and retail area because SilverSands covers more than 500 feddans.

Is SilverSands Suitable for Investment?

SilverSands may be considered by buyers looking for a premium North Coast asset, but rental income and capital appreciation are not guaranteed.

An investment decision should consider:

• Purchase price.
• Phase.
• Sea or lagoon position.
• Unit size.
• Finishing.
• Delivery timing.
• Maintenance charges.
• Summer rental demand.
• Resale competition.
• Remaining developer stock.
• Assignment fees and conditions.

How to Calculate Rental Yield

Use:

Net annual rental income ÷ total acquisition and furnishing cost × 100.

Net income should account for:

• Seasonal vacancy.
• Broker commissions.
• Property management.
• Maintenance.
• Furniture replacement.
• Utilities paid by owner.
• Cleaning and turnover costs.

A high nightly summer rate does not automatically translate into a high annual yield.

SilverSands vs Other North Coast Resorts

SilverSands competes in the premium western North Coast segment rather than the mass-market chalet segment.

When comparing it with another resort, use:

Compare current North Coast resorts on Estate View

Ready-to-Move vs Off-Plan Units

Documents to Review Before Buying

Before purchasing from the developer, review:

• Developer legal company name.
• Project land documentation.
• Approved master plan.
• Phase and unit code.
• Building plan.
• Gross and usable areas.
• Garden or roof rights.
• View designation.
• Finishing appendix.
• Payment schedule.
• Delivery date.
• Grace period.
• Maintenance deposit.
• Club fees.
• Parking.
• Assignment conditions.
• Cancellation provisions.

What to Check in a SilverSands Resale Unit

• Original purchase contract.
• Seller identity.
• Developer account statement.
• Amounts already paid.
• Remaining installments.
• Maintenance liabilities.
• Transfer eligibility.
• Transfer fees.
• Delivery and handover record.
• Finishing condition.
• Furniture included in the sale.

Questions to Ask Before Booking

• Which SilverSands phase is this unit in?
• What is the exact unit code?
• What is the built-up area?
• What is the net usable area?
• Is the sea or lagoon view contractually protected?
• Is the unit fully finished?
• Are air conditioners included?
• Is kitchen cabinetry included?
• What is the complete installment price?
• What maintenance percentage applies?
• Is clubhouse membership included?
• What is the exact delivery date?
• What is the assignment fee?
• Can the unit be rented short term?

How to Buy a Unit in SilverSands

1. Set the objective: Personal use, second home, rental or resale.
2. Set the total budget: Include finishing, maintenance and furniture where relevant.
3. Choose the phase: Compare The Cove, Crystalline, SilverTown and other available releases.
4. Select the unit type: Apartment, chalet, townhouse, twin house or villa.
5. Request live availability: Obtain current unit codes and prices.
6. Check the master plan: Confirm beach, lagoon and service distances.
7. Calculate the full price: Include every scheduled payment.
8. Review finishing: Confirm ACs, kitchens and materials.
9. Confirm delivery: Use the contractual date.
10. Review documents: Use independent legal advice where appropriate.
11. Review resale rules: Especially if buying as an investment.
12. Visit the project: Inspect the beach and phase location.
13. Pay through official channels: Retain receipts and quotation.
14. Inspect before handover: Use a qualified engineer where appropriate.

Frequently Asked Questions About SilverSands North Coast