Village Marassi North Coast 2026 Prices · Emaar Misr 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.

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About Marassi North Coast Village

Marassi North Coast is the flagship Egyptian project by Emaar Misr Developments, spanning 1,455 acres in Sidi Abdel Rahman at km 126. The village comprises 7 architectural districts inspired by Spain, Italy, Morocco, Andalusia, Greece, and Egypt.

The current Marassi market is dual-track. Primary sales from Emaar continue in newer phases like Altea, Skaia, and Faya, while a thriving resale market covers delivered phases like Verdi, Lea, Marina, Victoria, and Salerno.

Prices in Marassi start at 10,000,000 Egyptian pounds for the smallest unit on offer and reach 100,000,000 EGP for the Marassi Bay villas closest to the water. The plan opens at 5% down with installments up to 8 years.

Location of Marassi North Coast

Marassi sits in Sidi Abdel Rahman at km 126 of the Mediterranean coast, in the heart of the most actively developing North Coast zone. The village commands a 6.26 km beachfront with 5 distinct beaches, ranging from family-friendly to private marina-side.

Coordinates 30.9650, 28.6420 fall inside the verified Sidi Abdel Rahman coastal zone. The location places Marassi just 1 hour 20 minutes from El Alamein International Airport, making it one of the most accessible coastal villages on the entire North Coast.

Nearby Landmarks

• Alexandria-Marsa Matrouh Road: directly on the road at km 126
• El Alamein International Airport: 1 hour 20 minutes
• Borg El Arab International Airport: 1 hour 45 minutes
• Cairo-Alamein Road: 2 hours
• Alexandria: ~125 km
• Porto Marina: ~37 km
• Private 6.26 km beachfront

The interactive location map at the bottom of this page lets you trace these routes for yourself.

Design of Marassi North Coast

Emaar Misr designed Marassi with unprecedented Egyptian coastal ambition. The 1,455-acre footprint splits into 7 architectural districts, each drawing on a distinct Mediterranean style — Spanish, Italian, Moroccan, Andalusian, Greek, and Egyptian.

This architectural variety makes Marassi a unique residential experience in Egypt. Each district carries different facade colors, materials, and details, while internal connections turn the entire village into one integrated coastal city.

The 6.26 km Mediterranean beachfront includes 5 distinct beaches at varied privacy levels, from the open family beach to the private marina beach. Every Marassi unit overlooks either the sea, the artificial lakes, or the golf course.

Units in Marassi North Coast

Marassi offers 9 distinct unit categories spread across phases and districts, fitting buyers from studio entry to large-villa luxury.

All Marassi units are delivered with super-lux finishing, with hotel apartments fully furnished by Emaar. Resale units may vary in finishing condition based on the prior owner's customization.

Prices in Marassi North Coast

Prices in Marassi start at 10,000,000 Egyptian pounds, the entry point for the smallest unit listed today. This is the entry point for buyers looking for the most affordable Marassi investment.

Villa pricing varies widely. Marassi Bay villas reach 100,000,000 EGP for the plots closest to the sea, and what separates one villa from another is the row it sits in more than its floor area. Beach-front villas command a clear premium.

The resale market in delivered phases (Verdi, Lea, Marina, Salerno, Victoria, Safi, Riva Golf) offers diverse options at prices that may run lower or higher than primary, depending on unit condition and view. Reach out through the contact form for the latest list.

Payment & Installments

Emaar Misr offers a flexible payment plan in Marassi for newer phases: a 5% down payment with installments up to 8 years, paid as equal interest-free installments. Terms vary by phase and unit category.

For buyers in the resale market, transactions are typically cash or bank-financed externally. This makes the resale market attractive for buyers with immediate liquidity who want a ready-to-use unit.

Reservation fees on the newer Emaar phases are refundable, and the amount is confirmed by the sales team at the time of booking. Final terms vary by phase, so confirm with the sales team before signing any contract.

Investment in Marassi North Coast

Marassi has been delivering in phases for years, so a unit offered today is standing rather than under construction.

It is an exceptional investment play for three concrete reasons. First, Emaar Misr Developments is the Egyptian arm of the global Emaar group, with a delivery record few Egyptian developers can match.

Second, Sidi Abdel Rahman is one of the most premium North Coast zones, and Marassi is the largest and oldest compound there, guaranteeing sustained summer rental demand at top prices.

Third, the variety of districts and phases in Marassi opens multiple investment paths. An investor can buy a small studio for summer rental at a 10-million entry, or a large Bay villa as a long-term high-value asset.

Services in Marassi North Coast

Marassi ships with a service stack unmatched anywhere on the North Coast:

• 24/7 security with CCTV coverage
• Marina — the largest in the Middle East
• 18-hole international golf course
• 9 international hotels with 3,300+ rooms total
• 5 Mediterranean beaches at varied privacy levels
• Two large commercial malls
• Sports, social, and health clubs
• Hospital inside the village
• Internal transportation and dedicated bicycle paths

The combination turns Marassi into an integrated coastal city operating year-round, not just a summer village.

Features of Marassi North Coast

Beyond the standard service stack, Marassi layers in features that make it genuinely one-of-a-kind:

• 6.26 km Mediterranean beachfront
• 5 distinct Mediterranean beaches
• 7 architectural districts inspired by the Mediterranean
• Largest marina in the Middle East
• 18-hole international golf course
• 9 multi-brand international hotels
• Super-lux finishing across all units
• Children's entertainment zones and art centers

Cons of Marassi & Solutions

Every project has trade-offs. Two points come up most often in buyer conversations about Marassi.

1. High pricing: The range from 10,000,000 EGP for the smallest unit to 100,000,000 EGP for the villas puts Marassi above many budgets. The solution: resale stock in the older phases prices far more variably, and the newer-phase plan spreads the load.

2. Vast scale and district variety: 1,455 acres can overwhelm new buyers trying to choose the right district. The solution: contact Emaar's sales team or specialized brokers for tailored guidance based on budget and lifestyle preference.

Buyer's Checklist Before Signing at Marassi North Coast

1. Ask which phase and which neighbourhood. Marassi is not one project but more than twenty neighbourhoods delivered across years. Unit price, building age and maintenance standard differ materially between them, so the project name alone does not describe what you are buying.

2. Request the maintenance-fee statement for the last three years. This is a coastal village with large shared facilities, so the service charge is a felt recurring item. Ask the owners' association in writing rather than the seller verbally, and read the direction of travel.

3. Verify the distance to the sea on the ground. The price gap between one row and the next can be a multiple here. "Close to the beach" is an elastic phrase, so walk it yourself instead of trusting the masterplan drawing.

4. Have a property lawyer review the contract and registration status. Most of what is on offer today is resale, so the unit has changed hands at least once. Tracing the ownership chain matters more than handover clauses in that situation.

5. Visit outside the season. August shows the village at its best. A spring or autumn visit reveals what stays open and what shuts down — which is what actually matters if you are considering extended stays or a year-round rental.

Who Marassi North Coast Fits

The mechanism governing Marassi is that most of it is delivered and trades on the secondary market. Its price does not move when the developer announces a new phase; it moves to whatever an individual owner will accept, and that changes how value forms here.

The consequence is that a completed unit carries no handover-delay risk and equally no sudden price jump. A buyer measuring in years rather than months is the one who genuinely benefits, particularly given how little beachfront stock exists in Sidi Abdel Rahman.

Timing has practical rules on the North Coast. The entry point today sits around 10,000,000 Egyptian pounds, but the coast is a seasonal market: an owner who did not sell before the summer ended becomes far more willing to talk.

The best negotiating window in coastal villages usually comes after the season ends rather than at its peak. An owner who did not sell over the summer becomes more flexible by autumn — a pattern that repeats across Sidi Abdel Rahman.

Strategy has two levers. Paying cash without bank financing opens wider negotiating room, and knowing what comparable units in the same neighbourhood are asking turns the conversation from a listed price into a compared one.

The above reads the North Coast market as it actually moves at Marassi; it is not a recommendation to buy. A coastal unit is judged by viewing it in season and out of it, and by having a lawyer read the contract.

If you have a specific unit in mind, the CompoundGate team can give you a view on it before you negotiate.

True Cost of Ownership at Marassi North Coast

The unit price. It opens around 10,000,000 Egyptian pounds for the smallest unit on offer and reaches 100,000,000 Egyptian pounds for the Marassi Bay villas. Because most stock is secondary, the advertised figure is not necessarily final.

Annual maintenance charges. The largest recurring item, and naturally higher than a Cairo project because beaches, landscaping and coastal facilities need running all year. Request the current figure and its rate of increase in writing.

Renovation or refresh. Units in the older phases may need the kitchen, bathrooms and air-conditioning updating. Cost this before you negotiate rather than after, so it becomes a lever instead of a surprise.

Transfer and registration. Egyptian law puts this at roughly 3% to 4% of the unit value, and on a Marassi villa that percentage is a large absolute number — budget it from the start, alongside the lawyer and notary costs.

What an owner at Marassi actually pays is the sum of all four, not the unit price on its own, and in a coastal village this size the difference between the two is not marginal. Add them up before signing rather than after.

Other Emaar Misr Projects

Emaar Misr Developments is the Egyptian arm of the global Emaar group. Notable projects across Egypt include:

• Mivida Gardens New Cairo: a major residential project in New Cairo.
• Marina West North Coast: sister coastal project on the North Coast.
• Soul North Coast: sister coastal village in Ras El Hekma.
• Cairo Gate Sheikh Zayed: commercial-residential project in Sheikh Zayed.
• Marassi Red Sea: the new Marassi edition on the Red Sea.

The global delivery record of Emaar Misr gives Marassi buyers the highest possible confidence in quality and timing.

Edited and verified by the CompoundGate Editorial Team. Last updated: October 18, 2026.