Village Ten Islands Ras El Hekma North Coast 2026 Prices · Al Ahly Sabbour 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.

Village Ten Islands Ras El Hekma North Coast

Ten Islands Ras El Hekma is a coastal project launched by Al Ahly Sabbour with Reedy Group at km 182 in the heart of Ras El Hekma. The concept behind Ten Islands rests on ten sandy islands split by one connected waterway, giving every unit its own shoreline.

What sets the Ten Islands Project apart from its neighbours is not its size or its pool count but the way it distributes waterfront. The islands are laid out so the water reaches the unit rather than the unit reaching the water, an approach rarely attempted on this coast.

Village Ten Islands Ras El Hekma spans 102 feddans with a 350-metre Mediterranean beachfront. That land-to-shoreline ratio is what allowed Ten Islands North Coast to spread its lagoons across ten separate stretches instead of pooling them into one large basin.

Prices at Ten Islands Ras El Hekma start from 9,900,000 and reach 75,600,000, with a 5% down payment and instalments extending up to 10 years. Units at Ten Islands Al Ahly Sabbour are delivered fully finished in 2029.

This guide covers the location, design, unit types, prices and payment plans, then moves on to what project pages rarely publish: the drawbacks, who the project genuinely suits, and the true cost of owning a unit in Ten Islands North Coast.

Where exactly does the Ten Islands Project sit on km 182? Ten Islands Location

Ten Islands Ras El Hekma occupies km 182 on the Alexandria–Marsa Matrouh coastal road. That marker places the project inside the Ras El Hekma belt, which shifted over the past two years from a quiet stretch into the most sought-after part of the coast.

Village Ten Islands North Coast sits minutes from New Alamein City, and that city carries the year-round burden of medical, educational and retail services rather than leaving them to a summer-only season.

Nearest landmarks to Ten Islands Ras El Hekma

• Minutes away — New Alamein City with its year-round medical and educational facilities.
• Under an hour — Alamein International Airport, the air gateway to Ten Islands Ras El Hekma.
• About 3 hours — New Cairo via the New Fouka Road.
• About 200 km — Alexandria along the coastal road.

Alamein International Airport serves the area around the Ten Islands Project and cuts the journey for arrivals from outside Egypt to under an hour by road. A working airport next door is the practical difference between a seasonal village and one that can operate all year.

The New Fouka Road connects Ten Islands Ras El Hekma directly to New Cairo and shortens the drive to roughly three hours. That road in particular changed the booking economics for Ten Islands Al Ahly Sabbour and everything around it.

Ras El Hekma lies about 200 kilometres west of Alexandria and is known for its turquoise water and white sand. That natural profile is what placed the area inside Egypt's major coastal development plans.

Several completed and in-progress projects surround Ten Islands North Coast. Among the closest are Modon Ras El Hekma and La Vista Ras El Hekma, and that maturing neighbourhood lifts the value of the Ten Islands Project.

The other side of the location is that Ten Islands sits west of most of the older coastal villages. Anyone based in Cairo heading to Ten Islands Ras El Hekma for a short weekend will feel that distance, a point the drawbacks section returns to.

Design and architectural concept of Ten Islands Project

The design of Ten Islands Ras El Hekma divides the land into ten islands separated by a connected water surface running roughly ten kilometres. Units are not arranged in parallel rows as convention dictates; each cluster wraps around its own bank instead.

The master plan of the Ten Islands Project adopts a California-inspired architectural language: simple massing, flat roofs and wide openings facing the water. That choice at Ten Islands North Coast is not merely decorative, since it reduces the shadow each building casts on its neighbour.

How the island idea translates into an actual layout

Al Ahly Sabbour distributed density across the ten islands so that it drops the closer you get to the sea. The front row at Ten Islands Ras El Hekma is reserved for standalone villas, while smaller units step back into the inner islands.

This gradient reduces any sense of crowding inside Village Ten Islands North Coast, but it also means the price gap between the front row and the inner islands is wide at Ten Islands Al Ahly Sabbour, and that gap is justified by engineering rather than by marketing.

Every unit in the Ten Islands Project is handed over fully finished. That means buyers carry no later finishing cost and face no variation in standard between one unit and the next inside the same island.

Unit types and their areas at Village Ten Islands North Coast

Ten Islands Ras El Hekma holds seven residential categories running from a compact cabana up to a standalone villa on the sea. That breadth inside a single project is uncommon on this stretch of coast.

The range at Ten Islands North Coast opens with Dip Cabana units of 30 square metres, designed primarily to host the guests of larger villa owners rather than to serve as independent year-round housing.

Next come Sea Suite units of 55 square metres with a direct sea frontage. This tier represents the smallest independently usable unit in the Ten Islands Project and draws the most interest from investors.

The mid-range and larger categories

Sea Front Residence units measure 72 square metres and are the practical choice for a small family inside Ten Islands Ras El Hekma. That area balances personal use against the ability to let the unit seasonally.

Areas then rise to Beach Villa units of 168 square metres in two variants, Middle and Corner. The two differ at Ten Islands Al Ahly Sabbour in garden area rather than in built area, and the difference shows up in the price.

The upper tier at Village Ten Islands Ras El Hekma includes Duplex Villa units of 210 square metres and Sea Front Villa units of 240 square metres on the front row. These two categories are the fewest in number and the highest in price.

The table below this paragraph lists the area and price range of every category, refreshed directly from the database, so the figures for Ten Islands North Coast never rely on what was typed on publication day.

Ten Islands Ras El Hekma Prices

Prices at Ten Islands Ras El Hekma begin at 9,900,000 for the smallest unit and reach 75,600,000 in the top tier. That spread reflects position inside the project far more than it reflects floor area.

The essential point in how the Ten Islands Project is priced is that the jump from a beach villa to a standalone front-row villa is not gradual. Prices move up a bracket, because the number of directly facing units is capped by the length of the shoreline.

Measured against its neighbours, the entry price places Village Ten Islands Ras El Hekma in the mid band for Ras El Hekma. The upper tiers compete directly with the most expensive product in the area, and that dual positioning is deliberate.

Buyers comparing before booking will find it useful to review Amalfi Ras El Hikma and GAIA. Comparing against the developer's other projects in particular reveals how it prices sea frontage at Ten Islands Al Ahly Sabbour.

How do you pay for a unit at Ten Islands Al Ahly Sabbour? Payment Plan

The payment structure at Ten Islands Ras El Hekma opens with a 5% down payment on contract, with the balance spread across up to 10 years. That low entry figure is the headline feature of the launch offer.

Alongside the standard plan, Al Ahly Sabbour offers schemes with a higher down payment in exchange for a discount on the total price. Buyers who can pay a larger share upfront at Ten Islands North Coast receive a discount that scales with the percentage.

How to choose between the plans

The practical rule is that a low down payment serves anyone intending to resell before handover, while a higher one serves anyone intending to keep the unit. The choice inside the Ten Islands Project depends on your intent rather than on liquidity alone.

Maintenance is charged outside the unit price, and it is the line buyers most often omit when budgeting for Village Ten Islands Ras El Hekma. The true-cost section below breaks that item down in full.

Investing in Ten Islands Ras El Hekma and the expected return

The investment case at Ten Islands Ras El Hekma rests on two factors: the scarcity of private waterfront, and the standing of Ras El Hekma itself within the national coastal development plan. The second factor serves every project in the area; the first belongs to this one.

Units closest to the water inside the Ten Islands Project turn over fastest on the resale market. That rule holds across the North Coast and applies here more sharply, because the share of directly facing units is limited by the design itself.

Seasonal letting versus resale

The letting season at Village Ten Islands North Coast runs from June to September. Mid-range units such as Sea Front Residence suit that purpose best, since their daily rate is reasonable and their occupancy runs higher than the large villas.

Resale, by contrast, favours the larger categories. A standalone front-row villa at Ten Islands Al Ahly Sabbour addresses a buyer who purchases to hold, and that segment is less sensitive to market swings.

One caution remains: Ras El Hekma projects are still under construction. Any return estimate for Ten Islands Ras El Hekma before the first phase completes is built on the surrounding market rather than on an actual operating record.

Services and facilities at Village Ten Islands North Coast

Ten Islands Ras El Hekma includes a private sandy beach divided across the ten islands so that no single stretch becomes crowded. That distribution is a direct consequence of the island concept rather than an addition layered on top of it.

The Ten Islands Project provides more than forty swimming pools spread across the residential clusters, alongside generously sized artificial lagoons. Multiplying the water bodies shortens the distance between any unit and its nearest one.

Sports and leisure facilities

Ten Islands North Coast holds a beach club, walking and jogging tracks, multiple courts and an equipped fitness centre. These facilities serve extended stays rather than short visits alone.

The project sets aside a ladies-only beach and a children's play area. Both facilities widen the buyer pool at Village Ten Islands Ras El Hekma and lift family occupancy rates.

Services at Ten Islands Al Ahly Sabbour are completed by a dining and café strip, retail units and a wellness centre with spa and sauna. Together they reduce the need to leave the gates at all.

Security operates around the clock with surveillance covering the entrances and the water bodies. Securing a waterfront of this shape is more demanding than securing one straight beach.

What distinguishes Ten Islands Al Ahly Sabbour from its neighbours? Advantages

The first advantage at Ten Islands Ras El Hekma is each unit's share of waterfront. The layout raises the proportion of units close to water above what is usual for a project of this size.

The second is that the Ten Islands Project is handed over fully finished. That means a clear ceiling on total cost and readiness to let from the first season after handover, with no wait for interior works.

The third is the low entry payment. A 5% down payment at Ten Islands North Coast opens the door to buyers who cannot assemble a conventional deposit, and it explains much of the booking pace.

The fourth is the developer's record. Al Ahly Sabbour has operated for decades and has four earlier projects on this coast, and that record is what lowers the risk carried by a buyer at Village Ten Islands Ras El Hekma.

The fifth is proximity to Alamein International Airport. That gives Ten Islands Al Ahly Sabbour access to a non-Egyptian letting market which pays in hard currency and extends beyond the local peak season.

Drawbacks of the Ten Islands Project and the remedies available

No project is without weaknesses, and it is only honest to set the drawbacks of Ten Islands Ras El Hekma beside its advantages. The two points below are what a buyer actually faces.

First drawback: distance from Cairo

The first drawback is that km 182 lies west of most of the populated coastal villages. Reaching Ten Islands North Coast from Cairo takes longer than reaching the km 60 or km 90 villages, and that is a genuine burden on a weekend visit.

Mitigation: the New Fouka Road cut the drive to roughly three hours from New Cairo, and Alamein airport offers an air alternative. Anyone planning extended stays rather than short visits will find the distance to Ten Islands Ras El Hekma acceptable.

Second drawback: a distant handover horizon

The second drawback is that handover falls in 2029, years after contracting. That distant horizon at Village Ten Islands North Coast means instalments paid for a long stretch before any use or income begins.

Mitigation: put the handover date and a late-delivery penalty in the contract rather than the brochure, and review the Al Ahly Sabbour compliance record on projects it has already delivered. That record is what turns a Ten Islands North Coast date into an obligation.

Checklist before booking at Ten Islands Ras El Hekma — Buyer Checklist

Before signing any contract at Ten Islands Ras El Hekma, certain items must be confirmed in writing rather than verbally. The list below is ordered by its financial impact on the buyer.

Clauses to review in the contract

Ask for the island number and unit number on the approved master plan, not on the marketing brochure. Pinpointing position inside the Ten Islands Project is what determines the price gap between two units of identical area.

Confirm that the stated distance between your unit and the water is recorded in the contract. A phrase such as "close to the sea" carries no legal weight at Ten Islands North Coast, whereas a documented distance figure is enforceable.

Review the handover clause: confirm the 2029 date appears in the contract itself, alongside a late penalty and a defined handover procedure. A date quoted in marketing but absent from a Village Ten Islands Ras El Hekma contract binds nobody.

Ask about the maintenance deposit, its annual rate and the mechanism by which it rises. This deposit is collected at Ten Islands Al Ahly Sabbour outside the unit price and surprises anyone who did not budget for it.

Request the finishing specification written by brand rather than by adjective. A phrase like "luxury finishing" covers a wide span of standards, and only the written specification can be enforced at handover.

Does Ten Islands Ras El Hekma actually suit you?

The question is not whether the project is good but whether it fits your situation. The answer for Ten Islands Ras El Hekma changes fundamentally with your intent and the timing of your entry.

Why it suits one profile and not another

The Ten Islands Project suits a buyer with a medium-to-long horizon. Its value is tied to Ras El Hekma maturing as a destination, and that maturity takes years rather than seasons.

It does not suit anyone seeking immediate rental income. With handover set for 2029, the first letting season at Ten Islands North Coast remains distant, and anyone needing near-term cash flow should look at a delivered unit instead.

On timing, entering Village Ten Islands Ras El Hekma early buys the price gap before the facilities complete. But that gap is paid for by carrying full construction risk, and it is a conscious trade rather than a free advantage.

For a buyer with limited liquidity, the sounder strategy is to start with a mid-range tier at Ten Islands Al Ahly Sabbour rather than borrowing to buy a villa. Trading up later costs less than exiting a commitment beyond your capacity.

What does a Ten Islands unit really cost once every line is counted? True Cost

The advertised unit price is not the final cost. Working out what you will actually pay at Ten Islands Ras El Hekma means adding items that never appear on a price list.

The items added on top of the unit price

The first is the maintenance deposit, collected once on contract or at handover depending on the scheme. It sits outside the unit price at the Ten Islands Project and is not refunded on resale.

The second is the annual maintenance charge, a percentage that recurs every year throughout ownership. In a project with water surfaces as extensive as Ten Islands North Coast, that charge runs higher than in a conventional village with one beach.

The third is registration, notarisation and contracting fees. These are calculated on the unit price at Village Ten Islands Ras El Hekma and rise with the tier purchased.

The fourth is furnishing. Although Ten Islands Al Ahly Sabbour hands over fully finished, furniture and appliances fall on the buyer and account for a meaningful share of the unit price.

The fifth is the cost of waiting itself: instalments paid for years before any use or income. That is the genuine hidden cost here, and it belongs in any comparison against a delivered alternative.

Al Ahly Sabbour Developments and its earlier projects

Al Ahly Sabbour is an Egyptian real estate developer formed as a property arm bringing together the National Bank of Egypt and the Sabbour group. That institutional structure gives the company a financing base unlike most developers working this coast.

Al Ahly Sabbour Developments has built a broad portfolio reaching from New Cairo to Sheikh Zayed, Mostakbal City and the North Coast. That geographic spread reduces its dependence on any single market.

The company's record on the North Coast

Al Ahly Sabbour Developments has previously delivered Amwaj, Summer, Youd and GAIA on this coast. Browse the full Al Ahly Sabbour project portfolio to compare its record.

This project comes in partnership with Reedy Group, the company behind the Azzar series in New Cairo and AZZAR Islands on the coast. The partnership pairs one firm's experience in large communities with the other's in water-led schemes.

What matters practically to a buyer is not the number of projects but the delivery record within them. Review the handover dates of earlier Al Ahly Sabbour Developments work before contracting, since that is the sharpest indicator of what lies ahead.

Edited and verified by the CompoundGate Editorial Team. Last updated: September 1, 2026.