Village Sky North North Coast 2026 Prices · Sky AD Developments

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About Sky North Village 2026

Sky North North Coast Village is developed by Sky AD Developments, the real-estate arm of UAE-based Diamond Group, and stands as the newest and largest village in Ras El Hekma on Egypt's Mediterranean coast.

The village spans 430 feddans at km 246 of the Alexandria-Marsa Matrouh international coastal road, in the heart of the area that has become the most demanded section of the North Coast thanks to the neighbouring Saudi-Egyptian coastal development project.

Sky AD launched Sky North in July 2025 with total investment topping 80 billion Egyptian pounds and a target sales figure of 240 billion Egyptian pounds, ranking it among the largest coastal developments in the history of the Egyptian market.

Sky North Ras El Hekma prices start from 5,500,000 Egyptian pounds for an 82-square-metre one-bedroom chalet, with a flexible payment plan starting from a 5 percent down payment, an additional 5 percent after 3 months, and up to 10 years zero-interest installments.

Sales status at Sky North is currently: SELLING (sales are open directly from the developer, construction is on-going, and the full unit selection from an 82-square-metre chalet to a 330-square-metre villa is available). Residential handover is scheduled four years from contract, that is 2029.

What sets Sky North apart from other km 246 villages is the masterplan signed by global firm WATG London, a build-up ratio of only 13 percent, 50 feddans of swimmable crystal lagoons, and an internationally branded hotel on the village beachfront.

Sky North by Sky AD Developments targets the family looking for a luxury summer unit with a guaranteed sea view, alongside the real-estate investor interested in entering the Ras El Hekma growth wave early, before the neighbouring Saudi-Egyptian project is completed.

The km 246 location places Sky North by Sky AD in the heart of the new Ras El Hekma corridor, next to the Sidi Heneish area, 112 kilometres from Sidi Abdel Rahman, and 150 kilometres from New Alamein City.

This project is known under several names in the market: Sky North Ras El Hekma, Sky North Sidi Heneish, or the Sky Abu Dhabi North Coast project — all referring to the same Sky North Sky AD Developments village.

Sky North Location at KM 246 Ras El Hekma

Sky North Village enjoys a strategic position at km 246 of the Alexandria-Marsa Matrouh international coastal road, in the heart of the new Ras El Hekma area in Matruh governorate.

KM 246 is the gold pocket of new Ras El Hekma, where major Egyptian and UAE developers cluster to capture the development wave reshaping the region, which places Sky North by Sky AD next to flagship brand-name projects.

Nearby Landmarks Around Sky North Village

• KM 246 on the Alexandria-Marsa Matrouh international coastal road.
• Adjacent to Beit Al Bahr - El Abd Resort.
• 112 km from the Sidi Abdel Rahman area and Marassi and Hacienda Bay villages.
• 150 km from New Alamein City and its iconic residential towers.
• 40 minutes from Marsa Matrouh city and Marsa Matrouh International Airport.
• 3 hours from Cairo via the Cairo-Alexandria desert road and the coastal road.
• 2 hours 30 minutes from Alexandria and Borg El Arab International Airport.
• Direct Mediterranean beachfront access along a 550-metre stretch of soft Ras El Hekma sand.

Coordinates for Sky North at km 246: 31.1946°N, 27.6219°E. The site sits on a direct beachfront with clear turquoise water and soft white sand. You can view the exact location on the interactive map below this page.

The village's proximity to Sidi Heneish leads some marketers to describe the project as Sky North Sidi Heneish, while the developer and trade press use the Ras El Hekma label since km 246 sits inside the broader Ras El Hekma corridor.

Sky North Design and Masterplan

Sky North Village was masterplanned by WATG London, one of the world's leading urban-design and architecture firms, responsible for landmark resorts across Dubai, Abu Dhabi, and the Maldives.

The architectural philosophy at Sky North Sky AD is anchored on a build-up ratio of only 13 percent across 430 feddans, meaning more than 87 percent of the total land is dedicated to open green space, water, beach, and amenities.

• Build-up density of only 13 percent — the lowest in the new Ras El Hekma villages.
• 50 feddans of swimmable crystal lagoons with a total length of 5,500 metres.
• Branded lake network with 220,000 metres of water frontage distributed across the village.
• Direct Mediterranean beachfront stretching 550 metres along soft sand.
• Terraced layout descending from the beach gives sea or lagoon views to 80 percent of units.
• Modern European-contemporary external character in natural tones.
• Central air conditioning and premium materials engineered for coastal weather.

The official brochure for Sky North by Sky AD highlights the crystal lagoons, the private beach, the international beachfront hotel, and the upscale clubhouse. You can request the full brochure via the inquiry form on this page.

Area and Unit Mix at Sky North Village

Sky North Village offers a wide range of unit types serving multiple buyer segments, from an 82-square-metre one-bedroom chalet up to a 330-square-metre six-bedroom villa, with a total of approximately 5,500 residential units.

All units are finished to a luxury modern European-contemporary standard included in the price, which means the unit is delivered ready to use or rent during summer, with no additional interior works for the buyer to handle.

• Beachfront Cabanas: from 35 square metres, an entry option for the short-term investor.
• One-bedroom Chalet: from 82 square metres, the most demanded entry tier.
• Two-bedroom Chalet: 111 to 130 square metres, the most flexible family format.
• Three-bedroom Chalet: from 167 square metres for mid-sized families.
• Three-bedroom Duplex: from 203 square metres for buyers wanting two floors.
• Twin House: from 224 square metres with 4 bedrooms and a private garden.
• Townhouse: from 180 square metres with 4 bedrooms.
• Standalone Villa: from 249 square metres (4 BR) to 330 square metres (6 BR) with a larger garden.

For investors looking at a chalet for sale in Sky North North Coast, the 111-130 square-metre two-bedroom segment remains the most flexible in terms of summer rental and return on investment during the June-September peak.

Standalone villas for sale at Sky North are released across the current phases in 4, 5, and 6 bedroom formats, while twin houses for sale at Sky North are positioned closer to the beach with direct sea views.

For a buyer looking at chalets for sale at Sky North Ras El Hekma with a lower entry ticket, the 82-square-metre one-bedroom chalet remains the best fit, starting from 5,500,000 Egyptian pounds with strong summer-rental appeal.

Sky North North Coast Prices 2026

Unit prices at Sky North Village start from 5,500,000 Egyptian pounds for an 82-square-metre one-bedroom chalet, a competitive entry point compared with other Ras El Hekma villages at the same finishing standard.

Two-bedroom chalets at 111-130 square metres start from 10,380,000 Egyptian pounds, three-bedroom chalets at 167 square metres start from 13,460,000 Egyptian pounds, and 203-square-metre duplexes start from 18,110,000 Egyptian pounds.

Twin houses at 224 square metres with 4 bedrooms start from 22,290,000 Egyptian pounds, townhouses at 180 square metres start from 34,150,000 Egyptian pounds, and 4-bedroom villas at 249 square metres start from 43,960,000 Egyptian pounds.

Top-tier units include the 5-bedroom 326-square-metre villa starting from 95,710,000 Egyptian pounds, and the 6-bedroom 330-square-metre villa starting from 148,660,000 Egyptian pounds — the most premium tier in the village.

The average price per square metre at Sky North ranges between 95,000 and 130,000 Egyptian pounds depending on unit type and view, sitting in the competitive midpoint for new Ras El Hekma villages this season.

Prices vary by phase and live availability. To get the latest Sky North price list and the current phase offers, contact the CompoundGate team via the inquiry form on this page.

Many buyers search for Sky North KM 246 prices specifically, sometimes under Sky North compound prices. Both labels refer to the same Village Sky North Ras El Hekma project.

Sky North Installment Plan

Sky AD Developments offers a long-tenor payment plan at Sky North that starts from a 5 percent down payment of the unit price, with an additional 5 percent after 3 months, and the balance financed over up to 10 years zero-interest installments.

This 10-year installment plan positions Sky North among the most flexible Ras El Hekma villages in terms of monthly burden, especially when compared with neighbouring Katameya Coast (3 years only) and the new-village average (5 to 7 years).

Post-down-payment installments are distributed on a quarterly schedule of equal payments, which best suits the investor planning to rent the unit during summer and cover the installments from seasonal rental income.

All units carry a luxury modern European-contemporary finishing fully included in the price, with no additional finishing fees after contracting, and the unit is delivered ready to live in or rent during summer with no further interior work.

Handover at Sky North happens within 4 years from contract signing, that is the start of 2029 for today's buyers, while the beach and core amenities are expected to open in summer 2026 per the developer's announcements.

Investment in Sky North Village 2026

Sky North Village combines four investment levers: a Ras El Hekma core location, the Sky AD UAE brand, a 10-year installment plan, and the WATG global masterplan. Together they create a unit with high investor appeal.

Ras El Hekma land and residential prices have grown by between 25 and 40 percent per year since the Saudi-Egyptian coastal development was announced in February 2024, one of the highest growth rates in Egyptian real-estate history.

Entering Sky North today means locking in launch-phase pricing before the increases expected in upcoming phases, especially as construction advances and the beach opening in summer 2026 lifts unit values further.

Projected summer rental yield at Sky North ranges between 7 and 10 percent for the summer season (June to September), depending on unit type, position within the village, and proximity to the beach or the crystal lagoons.

The presence of an internationally branded hotel inside Sky North KM 246 lifts the daily rental benchmark for residential units, as it creates additional demand from guests looking for longer stays paired with hotel-grade amenities.

The most rentable category at Sky North Ras El Hekma is the 111-130 square-metre two-bedroom chalet, which accommodates a family of 4 to 5 and achieves high occupancy throughout the extended Mediterranean summer.

The long-term investor in Ras El Hekma benefits from the population growth expected in the area once the Saudi-Egyptian development is operational, supporting unit values long-term and opening the door to year-round use rather than seasonal-only occupancy.

For comparison, browse Seashell Ras El Hekma or La Vista Ras El Hekma to see how neighbouring villages in the same KM 246 corridor are priced against Sky North.

Sky North Services and Facilities

Sky North Village is designed as an integrated coastal destination with amenities at international resort standard, serving residents and visitors year-round and not only during the short summer window.

• Direct 550-metre Mediterranean beachfront with soft white sand.
• 50 feddans of swimmable crystal lagoons across the masterplan.
• Internationally branded hotel operated by a global hotel brand on-site.
• Premium members clubhouse with international restaurants and entertainment.
• Beach clubhouse operated by a globally recognised beach brand.
• Multiple sports clubs for racquet and ball sports.
• Cycling and jogging tracks extending for kilometres across the masterplan.
• Open commercial strip with restaurants, cafes, and retail outlets.
• Shared wellness centre and spa for residents.
• Secure kids play areas distributed across the village.
• Multiple swimming pools in varied shapes and depths for adults and children.
• 24/7 security with a full CCTV monitoring network.

General Features of Sky North Village

• 430 feddans at km 246 Ras El Hekma — one of the largest North Coast projects.
• Build-up density of only 13 percent — the lowest in new Ras El Hekma villages.
• Masterplan signed by global firm WATG London.
• 50 feddans of swimmable crystal lagoons spanning 5,500 metres of length.
• Direct 550-metre Mediterranean beachfront.
• 80 percent of units carry a sea view or a lagoon view.
• Internationally branded hotel inside the village under a global operator.
• Wide unit mix from 35-square-metre cabanas to 330-square-metre villas.
• Prices from 5,500,000 Egyptian pounds — a competitive entry point for Ras El Hekma.
• Only 5 percent down plus 5 percent after 3 months and up to 10 years zero-interest installments.
• Luxury modern European-contemporary finishing included in the price.
• Handover 2029 — beach and core amenities open in summer 2026.

Sky North Village — Things to Consider

Entry price is high compared with villages on the kilometres closer to Alexandria: 5,500,000 Egyptian pounds is a higher starting point than km 73-130 villages that start between 3,500,000 and 5,000,000 Egyptian pounds for the same unit class, which places Sky North outside some mid-tier buyers' budgets.

Mitigation: Sky North targets long-term investors and not just seasonal vacationers, and the core Ras El Hekma position before the neighbouring Saudi-Egyptian project completes implies expected capital growth of 25-40 percent per year — which justifies the price gap against a real investment return.

Handover is relatively distant (4 years from contract): a buyer looking for a unit ready to use in summer 2026 will not find it at Sky North, where handover starts in 2029, meaning years of waiting before summer rental income or family use of the unit begins.

Mitigation: the beach and core amenities open in summer 2026 per Sky AD announcements, enabling early site visits before handover. The 10-year zero-interest plan also softens the cash burden, and leaves room for pre-handover re-sale at a higher value for any buyer planning an early exit.

About the Developer: Sky AD Developments and Its Projects

Sky AD Developments is the real-estate arm of the UAE-based Diamond Group, and one of the most active UAE developers in the Egyptian real-estate market, with a track record of five major projects in less than ten years.

Sky AD focuses its projects on a philosophy that combines the UAE luxury brand identity, international architectural design signed by global offices such as WATG London, and the payment-plan flexibility that suits the Egyptian market.

Notable Sky AD projects include Capital Avenue and One Residence in the New Administrative Capital, and Sky AD has committed total investment exceeding 80 billion Egyptian pounds to the Sky North project alone since July 2025, signalling long-term commitment to the Egyptian market.

Sky AD chose Ras El Hekma to launch Sky North based on a strategic view of the area as the largest new coastal development zone in the Middle East after the neighbouring Saudi-Egyptian project, which positions the area on the regional investment map.

For more on competing projects in the same coastal belt, browse North Coast villages on CompoundGate, or read all Sky AD Developments projects on the platform.

Edited and verified by the CompoundGate Editorial Team. Last updated: August 4, 2026.