Village El Masyaf North Coast 2026 Prices · M Squared Developments

Note: This article may feature real estate photography and/or virtual, conceptual, and lifestyle illustrations, used exclusively for illustrative purposes to convey the project's overall ambiance and lifestyle.

About El Masyaf Village North Coast 2026

El Masyaf Village is one of the flagship projects of M Squared Developments on the North Coast, specifically in the prestigious Ras El Hekma Bay.

The name "El Masyaf" carries the classic Egyptian connotation of a coastal summer retreat. The village is popularly abbreviated as Masyaf North Coast in local market discussions.

Prices at El Masyaf Village North Coast start from 10,700,000 Egyptian pounds for the smallest chalet. Chalets start at 12,737,554 Egyptian pounds, penthouses at 23,582,995 Egyptian pounds, and standalone villas at 37,800,688 Egyptian pounds.

The payment plan at Masyaf by M Squared requires only 5% down, with installments up to 10 years zero-interest. Delivery is scheduled across phases through 2026. Every unit is delivered fully finished, super lux specification.

The defining feature of El Masyaf Ras El Hekma is its scale and beachfront. 103 feddans at km 211-212, a private 730-metre beach, swimming lagoons spanning 50,000 m², and the M Squared Developments brand founded in 2012.

The typical buyer at El Masyaf North Coast is either a vacationer seeking a luxury chalet or villa on a direct Mediterranean beachfront in Ras El Hekma, or an investor targeting high-yield summer rentals in the bay.

The positioning of El Masyaf M Squared Developments bridges classic Mediterranean character with modern specifications. The village offers a fully integrated coastal community with beach, lagoons, and a hospitality-managed zone.

El Masyaf Village Location in Ras El Hekma

El Masyaf Village sits in Ras El Hekma on the North Coast, specifically at km 211-212 on the Alexandria-Marsa Matrouh road. Coordinates: 31.0961°N, 27.9311°E.

This strategic placement puts Masyaf North Coast on a direct beachfront in the heart of Ras El Hekma Bay — currently the subject of the largest Egyptian-Emirati coastal development partnership in Egyptian history, led by ADQ.

Nearby Landmarks of El Masyaf

• Direct 730-metre Mediterranean beach with turquoise waters and white sand.
• Km 211-212 Alexandria-Marsa Matrouh road — heart of Ras El Hekma Bay.
• 75 km from Marsa Matrouh city and its international airport.
• Minutes from the new Fouka Road shortening the drive from Cairo.
• Neighbouring Ras El Hekma villages: Katameya Coast, Seashell, Fouka Bay, Caesar Bay.
• 40 minutes from New Alamein City and its iconic high-rise towers.
• 3 hours from Cairo via the new Fouka/Dabaa road, 2 hours from Alexandria.

This placement of El Masyaf by M Squared Developments in Ras El Hekma combines a golden bay location with proximity to Marsa Matrouh airport and the most prominent villages in the area.

For comparison with competing villages on the same kilometre, see Seashell Ras El Hekma and Katameya Coast. You can view the exact location on the interactive map below this page.

Design of El Masyaf Village

The design of El Masyaf Village blends Mediterranean authenticity with modern architecture. The project is spread across 103 feddans with a building density not exceeding 20% — meaning 80% of the area is green spaces, lagoons, and recreational facilities.

The architectural philosophy of Masyaf M Squared is inspired by classic Mediterranean coastal villages, with natural earthy and stone tones harmonising with the seaside environment of Ras El Hekma Bay.

The masterplan at El Masyaf is terraced so the majority of units enjoy panoramic views of either the direct beachfront or the wide internal lagoons. The village width spans roughly one kilometre.

Every unit in El Masyaf North Coast is delivered super-lux fully finished to hotel-grade specifications. Kitchens and bathrooms come fully equipped, floors are high-grade porcelain, and facades use salt-resistant natural materials.

The architectural language at El Masyaf by M Squared ensures privacy for each unit through generous block spacing and the distribution of private gardens, while preserving the communal vacation-village atmosphere.

Area & Spaces of Units in El Masyaf

Units at El Masyaf are diversified to cover a wide range of vacationers and investors at Ras El Hekma. The mix begins with compact chalets and scales up to standalone villas on the beachfront.

Chalets at Masyaf M Squared range from 81 to 110 m² with two or three bedrooms. They suit small families and investors targeting the highest summer rental yield per square metre.

Townhouses and twin houses at El Masyaf North Coast range from 242 to 268 m² with three to four bedrooms, including private gardens and private roofs in select types. They suit extended families.

Penthouses at El Masyaf start from 145 m² with an added 45 m² private roof, offering panoramic views of either the central lagoon or the Mediterranean. They appeal to buyers seeking open rooftop space.

Standalone villas at Masyaf M Squared start from 365 m² and exceed 500 m² for direct seafront villas. They feature a large private garden, a private pool, and covered parking.

El Masyaf Village Prices 2026

Prices at El Masyaf Village North Coast start from 10,700,000 Egyptian pounds for the smallest chalet. Prices vary by unit type, area, and position within the village.

Chalets at El Masyaf start at 12,737,554 Egyptian pounds and rise to 16,182,075 Egyptian pounds for the larger chalets with direct beach views.

Penthouses at El Masyaf M Squared start from 23,582,995 Egyptian pounds and reach 28,500,000 Egyptian pounds depending on location, size, and private roof of the unit.

Townhouses and twin houses at Masyaf North Coast range from 25,000,000 to 33,000,000 Egyptian pounds depending on beach proximity and garden size.

Standalone villas at El Masyaf Village start from 37,800,688 Egyptian pounds and reach 159,083,778 Egyptian pounds for direct beachfront villas on the project private beach.

Pricing at El Masyaf is competitive within Ras El Hekma. Compared to neighbouring villages, El Masyaf Village North Coast offers a strong price-to-value ratio for buyers seeking chalets for sale in El Masyaf North Coast ahead of the next Ras El Hekma price wave.

Installment Plan for El Masyaf

The payment plan at El Masyaf is designed to attract the widest investor base in Ras El Hekma. The plan requires only 5% down, one of the lowest down-payments in the active North Coast market today.

Installments run up to 10 years zero-interest, with shorter 7 or 8-year options for buyers who prefer to finish faster. M Squared Developments offers flexibility in payment distribution across the term.

For a chalet priced 12,737,554 Egyptian pounds, the down payment is 636,878 Egyptian pounds and the annual payment is roughly 1,210,068 Egyptian pounds over 10 years zero-interest, equating to about 100,839 Egyptian pounds per month.

For a standalone villa at 37,800,688 Egyptian pounds, the down payment is 1,890,034 Egyptian pounds and the annual payment is roughly 3,591,065 Egyptian pounds over 10 years zero-interest. Guarantee cheques remain with M Squared until handover.

This plan at El Masyaf Ras El Hekma makes owning a premium beachfront unit reachable with a reasonable initial outlay, especially given the fully finished delivery that removes additional prep cost before summer rental or personal use.

Investment in El Masyaf

Investment in El Masyaf Village is supported by three primary value drivers that lift unit values over time. First: the 35 billion-dollar Emirati-Egyptian Ras El Hekma development multiplies regional property values.

Second driver: limited coastal supply in Ras El Hekma Bay, geographically capped. No new beaches can be added, which keeps supply fixed and demand rising as the area infrastructure matures.

Third driver: summer rental yield. Units at El Masyaf M Squared deliver summer rental of roughly 8-14% of purchase price per single season, equating to annual yield 6-10% after seasonality adjustments.

Full finishing at Masyaf North Coast eliminates additional fit-out costs and renders the unit rental-ready from day one of handover in 2026. This narrows the gap between purchase and yield generation.

The track record of M Squared Developments since its founding in 2012 includes delivered projects in Greater Cairo such as Mist, 31West, and Trio Gardens. The institutional record supports investor confidence in delivering El Masyaf on schedule.

Services & Facilities at El Masyaf

Facilities at El Masyaf are designed for a fully integrated village experience where residents need not leave the gates throughout the season. The private 730-metre beach is the project anchor.

The lagoons at El Masyaf by M Squared span roughly 50,000 m² in total, split between a main lagoon of 45,000 m² and a sandy lagoon of 5,000 m² for children. Waters are safe for swimming throughout the day.

Recreational facilities at Masyaf M Squared include a Wellness centre with seawater therapy, an indoor panoramic pool, an Elle Salon, international restaurants and cafés, a gym, and multiple sports courts.

The hospitality zone at El Masyaf provides hotel-grade services across the season for unit owners and their guests, with professional Oyster Suites rental management for buyers seeking a passive income through developer-managed leasing.

Core services at El Masyaf include: 24/7 security and CCTV, covered parking, an in-village bakery and supermarket, medical clinics, a pharmacy, a mosque, and golf carts for internal transit.

General Features of El Masyaf

• Private 730-metre beach on the Mediterranean in Ras El Hekma with turquoise waters.
• 50,000 m² lagoons for swimming and water activities at the heart of the village.
• 103 feddans at 20% build density — 80% green and water spaces.
• Super-lux fully finished units — rental-ready or move-in-ready at handover.
• 5% down with up to 10 years zero-interest installments.
• 2026 delivery — near-term handover narrows the investment gap.
• Wellness centre with seawater therapy and indoor panoramic pool.
• Oyster Suites hospitality management for passive-income rental.
• Proximity to Marsa Matrouh Airport 75 km and the new Fouka road.
• M Squared record since 2012 with delivered projects in Greater Cairo.

Drawbacks of El Masyaf & The Solution

Coastal seasonality: Like every coastal village, El Masyaf is most active April through October. Mitigation: focus on the high summer yield 8-14% per single season via Oyster Suites management, while using the unit personally during the season offsets vacation costs throughout the year.

Distance from Cairo: 3 hours drive from Cairo via the new Fouka road. Mitigation: the new Fouka road shortens the trip by roughly an hour versus the old route, and New Alamein International Airport opens up the option of a 45-minute domestic flight from Cairo for longer stays.

About the Developer: M Squared Developments & Previous Projects

M Squared Developments — also known as M2 Real Estate Development — was founded in 2012 and is one of the established Egyptian firms specialising in mid-to-luxury projects across Greater Cairo and the North Coast.

The portfolio of M Squared spans delivered residential projects in Greater Cairo — El Masyaf is the firm flagship on the North Coast, while the rest of the firm work sits in New Cairo and 6 October.

Notable other M Squared Developments projects: Mist New Cairo in New Cairo, 31West in 6 October, and Trio Gardens in New Cairo, plus the 41 Business District administrative project in New Cairo.

The firm record of on-schedule delivery is strong, which supports confidence in delivering El Masyaf Ras El Hekma North Coast through 2026 according to the announced schedule, with full super-lux finishing.

The institutional advantage of M Squared Developments is combining urban-residential experience with coastal-resort expertise, giving El Masyaf units everyday-living specs alongside the recreational character of a summer village.

For buyers seeking chalets for sale in El Masyaf North Coast or villas for sale in El Masyaf, the inquiry form on the page connects directly with the CompoundGate team for an updated quote. Browse more North Coast villages and M Squared projects.

Edited and verified by the CompoundGate Editorial Team. Last updated: April 15, 2026.