Wadi Yemm Ras El Hekma | Prices & Plans 2026

Wadi Yemm Ras El Hekma is the first luxury coastal precinct launched within the new Ras El Hekma city developed by Modon Holding on Egypt’s North Coast .

Wadi Yemm is not a standalone conventional summer village. It represents the opening residential chapter of a much larger coastal city planned around 17 distinctive precincts, international hospitality, residential neighbourhoods, education, business facilities, marinas, golf courses, cultural venues, wellness destinations, beaches, and year-round services.

The wider Ras El Hekma development extends across approximately 170.8 million m² and includes around 44 km of Mediterranean coastline. Wadi Yemm occupies a waterfront position within this master plan and is designed around pedestrian boulevards, swimming pools, coastal parks, green spaces, residences, hospitality, retail, and leisure facilities.

Current residential releases inside Wadi Yemm include apartments, serviced apartments, townhouses, large standalone villas, and branded residences. They are distributed across several sub-communities, including Yemm Boulevard, Yemm Beach Plaza, Wadi East, Wadi West, Yemm Links Villas, and hospitality-led branded developments.

Current prices within the precinct start from approximately EGP 13,000,000 for selected apartment releases in Yemm Boulevard. The original Wadi Yemm launch is listed from approximately EGP 15,900,000, while beachfront apartments, townhouses, villas, and branded residences are offered at higher levels.

The standard marketed payment arrangement begins with approximately 5% down payment, with installments extending up to 8 years. The detailed second payment, installment frequency, maintenance deposit, and handover payment must be confirmed for the selected unit.

The original Wadi Yemm release is currently associated with expected delivery during Q3 2029. Newer releases, including Yemm Boulevard, Yemm Beach Plaza, Wadi East, Wadi West, and Yemm Links Villas, may extend to Q4 2030.

What Is Wadi Yemm Ras El Hekma?

Wadi Yemm is the first residential precinct to move into active delivery within Modon’s Ras El Hekma destination. It introduces the architectural, landscape, hospitality, and lifestyle identity intended for the wider coastal city.

The precinct combines Mediterranean-inspired architecture with waterfront living, walkable neighbourhoods, swimming pools, landscaped spaces, hospitality destinations, beach access, retail, dining, wellness, golf, and cultural attractions.

Its residential offer is divided into several releases rather than one uniform collection. A buyer may therefore choose between a smaller apartment near the boulevard, a serviced beachfront apartment, a townhouse beside green and golf areas, a large private villa, or a professionally managed branded residence.

This structure means that the term “Wadi Yemm price” does not refer to one fixed price list. Each release has its own unit mix, location, delivery schedule, finishing specification, and starting price.

Wadi Yemm Ras El Hekma Overview

All starting prices are indicative current market figures and should not be treated as a fixed price list. A unit may cost more according to its sub-community, space, floor, bedroom count, sea or pool view, proximity to the beach, terrace, garden, finishing, and installment plan.

Recommended Corrections to the Estate View Project Card

• Change the starting price from EGP 2,000,000 to EGP 13,000,000 when the page covers all Wadi Yemm releases.
• Alternatively, use EGP 15,900,000 when the card is intended to represent only the original Wadi Yemm launch.
• Change the status from only “Pre-Sale” to Under Construction / Active Delivery.
• Change the project type to Luxury Coastal Residential Precinct.
• Replace Apartment, Duplex, and Villa with Apartments, Serviced Apartments, Townhouses, Villas and Branded Residences .
• Remove Duplex unless a currently available unit sheet specifically confirms that classification.
• Replace August 2029 with Q3 2029 to Q4 2030, depending on the release.
• Add apartment spaces starting from approximately 93 m².
• Add the standard payment summary: 5% down and installments up to 8 years.
• Identify the developer as Modon Holding / Modon Properties of Abu Dhabi.
• Do not link the project to the current Estate View Modon developer profile until that page is rewritten to avoid confusing Modon Holding with another Egyptian developer.

Wadi Yemm Location in Ras El Hekma

Wadi Yemm is located on the Mediterranean shoreline inside the new Ras El Hekma city in Matrouh Governorate. It occupies a coastal position within the eastern and central part of the wider Modon master plan.

Modon’s official location information places Ras El Hekma approximately 200 km west of Alexandria and around 70–85 km east of Marsa Matrouh. Cairo is approximately 350 km away depending on the selected route.

The destination is accessible through the International Coastal Road and the wider North Coast road network. The future city plan also includes a new international airport, high-speed rail links, highways, marinas, and a cruise terminal.

The airport, high-speed railway, cruise terminal, and several city-wide facilities are planned infrastructure. Buyers should not evaluate them as fully operating services until their construction and opening are officially confirmed.

Nearby Cities and Access Points

• Approximately 200 km west of Alexandria.
• Approximately 70–85 km east of Marsa Matrouh.
• Accessible through the International Coastal Road.
• Connected to Cairo through the Dabaa and North Coast road network.
• Within reach of New Alamein and Alamein International Airport.
• Located within the wider Ras El Hekma coastal development zone.
• Near established and developing North Coast resort destinations.

Travel times vary significantly during the summer season, and buyers should inspect the actual route to the sales centre and selected sub-community rather than relying only on general Ras El Hekma distances.

Ras El Hekma Master Plan

The wider Ras El Hekma city extends across approximately 170.8 million m² and follows a multi-precinct model rather than the traditional single-resort format.

The official plan includes 17 precincts supported by residential, hospitality, cultural, educational, medical, business, leisure, and infrastructure components.

Approximately 44 km of coastline allows the city to include multiple beaches, coastal communities, marinas, resorts, public waterfront areas, nature zones, and hospitality destinations.

Planned City Components

• Residential neighbourhoods.
• Luxury coastal communities.
• Serviced and branded residences.
• International hotels and resorts.
• International marina facilities.
• Business and financial districts.
• Schools and educational facilities.
• Medical and wellness centres.
• Retail and dining destinations.
• Golf courses and sports facilities.
• Entertainment and cultural venues.
• New international airport.
• High-speed railway connections.
• Highways, marinas and a cruise terminal.

Wadi Yemm Master Plan

Wadi Yemm introduces a human-scale coastal environment within the larger city. It is planned around walkability, landscaped areas, waterfront pools, residential clusters, beach access, cultural attractions, and hospitality-led destinations.

The precinct includes several residential zones and named releases, allowing Modon to provide different property types and lifestyle settings rather than repeating one building or villa design.

Principal Wadi Yemm Zones and Attractions

• Yemm Boulevard Apartments.
• Yemm Beach Plaza.
• Wadi East residences.
• Wadi West residences.
• Yemm Links Villas.
• Yemm Views.
• Natural lagoons and waterfront pools.
• Coastal park and landscaped pedestrian routes.
• Retail, restaurants and cafés.
• Sports and wellness facilities.
• Golf courses and country-club facilities.
• Equestrian facilities and trails.
• Hotels and branded hospitality destinations.
• Ras El Hekma Lighthouse.
• Amphitheatre planned for cultural and entertainment events.

Wadi Yemm Architecture and Design

The architecture combines contemporary luxury with Mediterranean and regional design influences. White and natural-toned façades, stone surfaces, terraces, arches, landscaped streets, and open-air spaces connect the buildings with the coastal setting.

Modon’s broader design vision also refers to local heritage and elements inspired by traditional Bedouin architecture, while individual branded developments may introduce separate Cycladic, Mediterranean, or hospitality-led identities.

Walkable Neighbourhoods

Pedestrian boulevards and landscaped paths are planned to connect homes with beaches, pools, restaurants, shops, parks, wellness facilities, and social areas.

Waterfront Planning

Residential buildings and villas are positioned around sea, pool, lagoon, golf, and landscape views. The precise view remains unit-specific and should be shown on the official unit map.

Smart-Enabled Homes

Several current Wadi Yemm apartment and villa releases are marketed with smart-home readiness or integrated automation. The buyer should confirm the included controls, equipment, mobile application, air-conditioning, appliances, and future subscription charges.

Wadi Yemm Sub-Communities and Releases

The different releases should be explained separately because their prices, unit types, spaces, and delivery schedules are not identical.

Original Wadi Yemm Release

The initial Wadi Yemm release includes smart apartments and large private villas with one- to six-bedroom configurations across the overall collection.

Its currently published entry level is approximately EGP 15.9 million, with expected delivery associated with Q3 2029.

Yemm Boulevard

Yemm Boulevard is an apartment-focused release positioned around a walkable boulevard environment with restaurants, shops, green areas, and access to the wider Wadi Yemm facilities.

Current marketed information includes one- to three-bedroom apartments with prices starting from approximately EGP 13 million and expected delivery during Q4 2030.

Yemm Beach Plaza

Yemm Beach Plaza is a beachfront serviced-apartment destination centred on the beach, a waterfront promenade, restaurants, cafés, retail, and hotel-style resident services.

Current published layouts include:

• One-bedroom apartments from approximately 93 to 109 m².
• Two-bedroom apartments from approximately 145 to 176 m².
• Three-bedroom apartments from approximately 194 to 226 m².

Prices currently start from approximately EGP 17 million, with expected completion during Q4 2030.

Wadi West

Wadi West is primarily associated with three- and four-bedroom townhouse-style residences. Current entry prices are around EGP 38 million, with delivery associated with Q4 2030.

Wadi East

Wadi East includes larger three- and four-bedroom family residences, including townhouse and villa-style configurations according to the current release.

Current starting prices are approximately EGP 45 million, with expected delivery during Q4 2030.

Yemm Links Villas

Yemm Links Villas is a large-villa collection positioned near the golf landscape and wider leisure environment.

Current marketed options include four- and five-bedroom villas, with starting prices around EGP 200 million and delivery expected during Q4 2030.

Montage Residences Ras El Hekma

Montage Residences is a separate ultra-luxury branded collection within Wadi Yemm. It includes a limited number of three- to six-bedroom villas, with selected homes providing views toward the Mediterranean and golf course.

The wider Montage destination is planned to include a resort, serviced residences, swimmable lagoons, dining, retail, wellness facilities, event spaces, and a private owners’ clubhouse.

Nammos Ras El Hekma

Nammos Ras El Hekma is another hospitality and branded-residence destination within Wadi Yemm.

Its plans include Nammos Residences, a Nammos Resort, Nammos Village, restaurants, a beach club, retail, wellness, swimming pools, cabanas, and hospitality services.

The branded-residence collection is planned to include one- to four-bedroom apartments and a penthouse. Pricing should be obtained separately from Wadi Yemm’s standard residential releases.

Unit Types in Wadi Yemm

One-Bedroom Apartments

One-bedroom apartments provide the lowest total entry level in several Wadi Yemm releases. Current spaces begin from approximately 93 m² in newer releases, while original smart-apartment layouts may start around 110 m².

These units may suit couples, individual owners, smaller families, or buyers seeking a coastal property with a lower total acquisition cost.

Two-Bedroom Apartments

Two-bedroom apartments generally provide larger receptions, multiple bathrooms, terraces, and family-oriented layouts. Yemm Beach Plaza examples range from approximately 145 to 176 m².

Three-Bedroom Apartments

Three-bedroom apartments suit larger families and buyers who need greater internal and outdoor space. Current Beach Plaza layouts range from approximately 194 to 226 m².

Four-Bedroom Apartments and Penthouses

Selected original and branded-residence collections include larger four-bedroom apartments and penthouses. Spaces, roof areas, servicing, and management agreements differ between releases.

Townhouses

Townhouses are available within releases such as Wadi West and Wadi East. Current marketed examples start at approximately 248 m² and provide multiple bedrooms, staff accommodation, terraces, and private outdoor areas.

Standalone Villas

Large standalone villas form the premium end of the Wadi Yemm market. Major villa configurations may exceed 800 m² and include private pools, staff areas, back-of-house kitchens, large terraces, and sea, pool, or golf views.

Branded Residences

Montage and Nammos residences include professional hospitality branding, management, and services. Their contracts should be reviewed separately from standard freehold residences.

Wadi Yemm Unit Spaces

What Should Be Checked When Comparing Spaces?

• Gross contracted space.
• Net usable internal space.
• Balcony and terrace areas.
• Garden and land area.
• Roof or penthouse area.
• Number of bedrooms and bathrooms.
• Staff-room and back-of-house areas.
• Private-pool size.
• Parking and storage allocation.
• Sea, pool, golf, lagoon, or landscape view.
• Distance from the beach.
• Position inside the selected release.

Wadi Yemm Ras El Hekma Prices 2026

The lowest currently marketed entry level across Wadi Yemm releases is approximately EGP 13 million for selected apartments in Yemm Boulevard.

The original Wadi Yemm release is listed from approximately EGP 15.9 million. The difference reflects separate releases, unit sizes, locations, and sales schedules rather than one universal project price.

These are indicative market starting figures rather than a binding developer price list. Prices can change before the Estate View page is updated, and some advertised values may apply only to limited inventory.

Factors Affecting Wadi Yemm Prices

• Selected sub-community or branded development.
• Apartment, townhouse, villa, or serviced-residence classification.
• Number of bedrooms.
• Gross and net space.
• Sea, beach, pool, golf, lagoon, or landscape view.
• Distance from the coastline.
• Floor and building orientation.
• Private garden, roof, terrace, or pool.
• Finishing and smart-home package.
• Hospitality and management services.
• Release date and construction stage.
• Down payment and installment period.
• Cash discount or installment price.
• Maintenance, management, and service charges.

Information to Request Before Reservation

• Exact release and sub-community name.
• Unit code, building, and floor.
• Gross and net unit areas.
• Land, garden, terrace, or roof area.
• View and location on the official master plan.
• Distance and access route to the beach.
• Total cash price.
• Total installment price.
• Reservation amount and down payment.
• Second payment and complete installment schedule.
• Maintenance and management charges.
• Parking allocation.
• Finishing and smart-home specification.
• Contractual delivery date and grace period.
• Assignment, cancellation, and refund conditions.

Wadi Yemm Payment Plans

The principal marketed payment arrangement begins with approximately 5% down payment, followed by installments extending up to 8 years.

Some financial schedules may require an additional payment shortly after contracting. Higher-down-payment plans may also provide different discounts or total contract prices.

The phrase “5% down and eight years” should therefore be used as a general project summary rather than a complete financial schedule.

Payment-Plan Details to Confirm

• Initial reservation amount.
• Contract down payment.
• Additional payment after reservation.
• Quarterly or semi-annual installment frequency.
• Annual payments.
• Handover payment.
• Maintenance deposit.
• Club, hospitality, or management fees.
• Cash discount.
• Late-payment penalties.

Additional Ownership Costs

• Maintenance deposit.
• Annual community-service charges.
• Hospitality or branded-residence management fees.
• Parking and storage charges.
• Utility and meter fees.
• Furniture and appliance packages.
• Private-pool or garden maintenance.
• Assignment and transfer fees.
• Legal and registration expenses.

Wadi Yemm Delivery Date and Construction Status

Wadi Yemm is under construction and has moved into active delivery, meaning that Modon is progressing with the implementation of the precinct and its infrastructure.

Active delivery should not be confused with completed residential handover. Buyers should continue to rely on the specific date written in the sale contract.

Current schedules associate the original Wadi Yemm release with Q3 2029, while the later Beach Plaza, Boulevard, Wadi East, Wadi West, and Links Villas releases are generally associated with Q4 2030.

Delivery Details to Confirm

• Contractual handover quarter and year.
• Construction grace period.
• Building or villa construction status.
• Road and landscape completion.
• Beach-access readiness.
• Pool and lagoon opening dates.
• Retail and restaurant opening schedule.
• Hotel and branded-residence operating date.
• Utility and smart-system activation.
• Maintenance-fee commencement date.

Wadi Yemm Finishing and Smart-Home Specifications

Several current releases are marketed as fully finished and smart-enabled. However, one finishing schedule should not be applied to every apartment, townhouse, villa, and branded residence.

Buyers should obtain a technical appendix covering materials, appliances, air conditioning, kitchens, bathrooms, smart controls, outdoor areas, and handover warranties.

Finishing Details to Review

• Flooring and wall finishes.
• Kitchen cabinets and worktops.
• Included kitchen appliances.
• Bathroom sanitary ware and fittings.
• Air-conditioning units or preparation.
• Doors, windows, glazing, and coastal insulation.
• Smart lighting and temperature controls.
• Security and access-control systems.
• Internet and communications infrastructure.
• Terrace, garden, and pool finishing.
• Staff and back-of-house kitchen specifications.
• Warranty and defect-liability periods.

Wadi Yemm Facilities and Amenities

Residents will benefit from facilities inside Wadi Yemm and from the wider Ras El Hekma city. Some amenities are part of the first precinct, while others will be delivered gradually as the city expands.

• Mediterranean beach access.
• Beachfront and waterfront swimming pools.
• Natural and landscaped lagoons.
• Pedestrian boulevards.
• Coastal parks and landscaped gardens.
• Retail, restaurants, and cafés.
• Beach Plaza promenade.
• Wellness and fitness centres.
• Spa facilities.
• Golf courses.
• Country clubhouse.
• Equestrian facilities and trails.
• Sports and outdoor recreation.
• Hotels and resorts.
• Serviced and branded residences.
• Residents’ lounges and social areas.
• Children’s clubs and family facilities.
• Ras El Hekma Lighthouse.
• Large amphitheatre for cultural and entertainment events.
• International marina facilities within the wider city.
• Planned education and healthcare facilities.
• Smart infrastructure and community management.
• Security and controlled access.
• Property-management and maintenance services.

Buyers should verify which facilities will be operational when their specific unit is handed over. The final city-wide master plan will be completed over a substantially longer period than the first residential handovers.

Beach and Waterfront Experience

Wadi Yemm is planned as a shoreline precinct rather than an inland community. Its neighbourhoods are connected to beaches, pools, lagoons, promenades, hospitality, and coastal parks.

Not every property will provide the same relationship with the sea. Buyers should distinguish between:

• Direct beachfront position.
• Direct sea view.
• Partial or side sea view.
• Pool or lagoon frontage.
• Golf and landscape view.
• Internal boulevard position.

Hospitality and Branded Residences

Hospitality is a major component of the Wadi Yemm investment and lifestyle proposition.

Montage Ras El Hekma introduces a resort and limited branded-villa collection, while Nammos Ras El Hekma combines apartments, hospitality, retail, wellness, restaurants, and beach-club experiences.

A branded residence is not identical to a standard privately managed home. Buyers should review the management contract, service fees, furnishing requirements, owner-use rules, rental arrangements, and restrictions on alterations or independent operation.

Branded-Residence Contract Checks

• Hotel or hospitality operator.
• Duration of the branding and management agreement.
• Mandatory furnishing package.
• Annual service and management fees.
• Owner-use rights.
• Rental programme terms.
• Revenue distribution and deductions.
• Maintenance and replacement reserves.
• Resale and assignment conditions.
• Brand-standard renovation obligations.

Is Wadi Yemm Suitable for Families?

Wadi Yemm may suit families looking for a high-end coastal home because it offers apartment and villa options, beaches, pools, parks, sports, hospitality, children’s facilities, dining, wellness, and cultural attractions.

Apartments may suit smaller and medium-sized households, while townhouses and villas provide larger living spaces, staff areas, gardens, terraces, and private pools.

Families should compare the distance from the beach, children’s areas, restaurants, nightlife, roads, pools, golf facilities, and future construction zones before selecting a home.

Is Wadi Yemm Suitable for Investment?

Wadi Yemm may provide a long-term coastal investment opportunity because it is the first residential precinct in a major new city led by an international master developer.

Potential demand may come from Egyptian buyers, Gulf investors, international owners, holiday-home users, hospitality guests, and buyers seeking branded or professionally serviced residences.

The project remains under construction, and much of the wider city is planned for future delivery. Investment performance therefore depends on execution, handover, service activation, purchase price, maintenance, hospitality fees, seasonality, and resale liquidity.

No rental yield, capital appreciation, occupancy rate, or resale profit should be treated as guaranteed.

Potential Investment Advantages

• First residential precinct in the new Ras El Hekma city.
• Development led by Abu Dhabi-based Modon Holding.
• Position within a 170.8 million m² master plan.
• Wider city coastline extending approximately 44 km.
• Multiple apartment, townhouse, villa, and branded options.
• Beach, pool, golf, hospitality, and landscape views.
• International hospitality brands.
• Payment plans extending up to eight years.
• Planned year-round residential and business city.
• Road, air, rail, marina, and cruise infrastructure plans.

Risks and Points Requiring Review

• The precinct and wider city remain under construction.
• Delivery dates differ between releases.
• City-wide infrastructure will be completed gradually.
• Premium entry prices may reduce rental yield.
• Coastal income may remain seasonal during early operation.
• Maintenance and hospitality fees may be substantial.
• Branded residences have additional contractual obligations.
• Future infrastructure should not be treated as already operational.
• Resale may compete with continuing new developer releases.
• Assignment and foreign-ownership procedures require legal review.

How to Choose a Unit in Wadi Yemm

About Modon Holding

Modon Holding is an Abu Dhabi-based developer, investor, operator, and asset-management group working across real estate, hospitality, investment management, events, tourism, and major destination development.

Modon was appointed as the master developer of Ras El Hekma and is responsible for leading the city’s development and coordinating strategic partners, infrastructure, hospitality, and residential delivery.

The group’s official 2025 financial results reported that the initial Ras El Hekma launch generated sales across 2,109 units, demonstrating significant demand for the first Wadi Yemm releases.

Visit the official Modon Ras El Hekma page for the developer’s current destination overview and registration form.

The current Estate View Modon developer profile should be corrected before it is used as an internal link, because it presently mixes Modon Holding’s Ras El Hekma role with a separate Egyptian developer and unrelated projects.

Compare Wadi Yemm with Other Ras El Hekma Projects

• Salt North Coast – A Tatweer Misr resort with apartments, chalets, villas, lagoons, hospitality, and marina-oriented phases.
• Direction White North Coast – An Arabella development offering coastal apartments and villas in Ras El Hekma.
• Saada North Coast – A Horizon Egypt resort offering chalets, townhouses, twin villas, and standalone villas.
• The Med North Coast – A hospitality-led Ras El Hekma destination by People & Places.
• Mountain View Ras El Hekma – An established multi-phase community with apartments, chalets, townhouses, and villas.
• D-Bay North Coast – A Tatweer Misr coastal project with chalets, townhouses, twin houses, and villas.
• Ras El Hekma Investment Guide – Compare projects, investment factors, payment plans, and risks across Ras El Hekma.
• North Coast Area Guide – Review North Coast destinations, projects, access routes, and property types.
• All Estate View Projects – Compare current projects, developers, spaces, prices, and delivery.
• Available Properties – Browse currently listed apartments, townhouses, and villas.

Tips Before Buying in Wadi Yemm

1. Confirm the exact Wadi Yemm release or branded development.
2. Request a current official availability and price sheet.
3. Confirm the developer entity written in the contract.
4. Review the unit code, building, floor, and master-plan position.
5. Compare the gross area with the net usable area.
6. Separate built-up, land, garden, terrace, and roof areas.
7. Verify the exact sea, pool, golf, lagoon, or landscape view.
8. Confirm the route and distance to the beach.
9. Review the complete finishing and smart-home specification.
10. Calculate the full installment price, not only the 5% down payment.
11. Add maintenance, hospitality, furnishing, and parking costs.
12. Confirm the contractual delivery date for the selected release.
13. Review which facilities will operate at handover.
14. Review foreign-ownership and registration procedures.
15. Use an independent lawyer to review the reservation and sale contract.

Frequently Asked Questions About Wadi Yemm Ras El Hekma

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