Last updated: November 4, 2026
The cheapest North Coast villages in 2026 start from EGP 1.25 million at Mavi Village in New Alamein, then EGP 1.4 million at Rowaa and EGP 1.5 million at Porto Grande and Sansa, as of November 2026. Down payments range from 0% to 10% and installments from 6 to 12 years.
We chose 12 projects on the North Coast and in New Alamein and ranked them by one declared measure, the lowest starting price on each project page. All are units offered directly by the developer, and mostly small ones such as studios and one-bedroom apartments. If you want higher-end villages, see Best North Coast villages.
The cheapest North Coast villages compared, in order of starting price
| Village | Location and area | Starts from | Down payment | Installments |
|---|---|---|---|---|
| Mavi Village | New Alamein | EGP 1.25 million | 10% | up to 7 years |
| Rowaa | North Coast | EGP 1.4 million | from 5% | 5 to 8 years |
| Porto Grande | New Alamein, 388 feddans | EGP 1.5 million | 5% | up to 8 years |
| Sansa | Kilometre 82, 12 feddans | EGP 1.5 million | 10% | up to 7 years |
| AT | Sidi Abdel Rahman, 105 feddans | EGP 1.875 million | 10% | up to 12 years |
| Sandy Coast | Kilometre 43, 30 feddans | EGP 2.1 million | from 0% | up to 10 years |
| Alma | New Alamein, Kilometre 110 | EGP 2.3 million | 10% | up to 7 years |
| Elo | New Alamein, Kilometre 116, 12 feddans | EGP 2.4 million | 10% | up to 6 years |
| Tahiti Rio | Kilometre 82, 12 feddans | EGP 2.4 million | 5% | up to 7 years |
| Marseilia Land | Kilometre 107, 38 feddans | EGP 3.2 million | 10% | Not stated |
| Pause | Kilometre 88, 250 feddans | EGP 3.5 million | 10% | up to 10 years |
| Bella Vista | New Alamein, Kilometre 111 | EGP 4.2 million | 5% | up to 10 years |
Quick notes on each village
Mavi Village
The lowest start among the listed projects: a studio at EGP 1.25 million from Mavi Real Estate Development. Plans are 10% over 7 years, 15% over 8 years, or 20% over 9 years, with delivery in December 2028. The page does not publish the project’s area.
Rowaa
The project was announced in May 2026 as Rowaa Resort by Alchemy Real Estate Development, and work began in July 2026. A 50-metre one-bedroom starts from EGP 1.4 million and a penthouse from EGP 2.6 million. There are four plans: 5% over 5 years, 10% over 6, 15% over 7, and 20% over 8.
Porto Grande
From Amer Group on 388 feddans with a ship-inspired design. A 41-metre one-bedroom chalet starts from EGP 1.5 million and a two-bedroom chalet from EGP 3.17 million. Delivery is in December 2028.
Sansa
A village by Premier Real Estate Development on the Alexandria Desert Road at Kilometre 82. Units start from 50 metres and the reservation deposit is EGP 20,000.
AT
From Liberty Real Estate Development, about 90 km from Alexandria, with a low-density plan and artificial lakes between the residential clusters. Units range from studios to 3 bedrooms, with villas and townhouses, and delivery is in 2030.
Sandy Coast
From TED, near Alexandria at Kilometre 43, not within the Alamein area. The building share is only 18%, a 59-metre one-bedroom starts from EGP 2.1 million, and delivery is in December 2029.
Alma
From New Generation on 113 to 135 feddans, with low-density towers in the heart of New Alamein. Three payment options are declared, and delivery is in the last quarter of 2027.
Elo
From Alchemy Real Estate Development inside New Alamein City, not directly on the sea. Four down payment options, with delivery in June 2027, the earliest delivery date among the listed projects.
Tahiti Rio
On the first row of the coastal road opposite Zahran Mall between Alamein and Marina. The project is under construction with delivery declared for mid-2029.
Marseilia Land
From Marseilia Group near New Alamein, with declared delivery in December 2026. The area is 159,600 square metres.
Pause
From K Real Estate Development near Marina, with a building share of only 9.5%. Studios of 41 to 47 metres start from the quoted price and delivery is in December 2030. The large area means long phases, so ask about their order.
Bella Vista
From El Tawfikia for Construction and Development, with a building density of no more than 20% of the land and delivery in December 2029. It sits inside New Alamein City, not directly on the beach.
A worked installment example
To picture the commitment, take two simplified examples that assume equal monthly installments with no interest. This is an illustration and does not replace the official payment schedule in the contract. A Porto Grande chalet priced at EGP 1.5 million with a 5% down payment, or EGP 75,000, leaves EGP 1.425 million over 8 years (96 months), at about EGP 14,844 a month. A Sandy Coast apartment priced at EGP 2.1 million with 0% down over 10 years (120 months) comes to about EGP 17,500 a month.
Actual payments vary, because some developers make installments quarterly or semi-annual, add a payment at handover, and may charge maintenance fees and a deposit. Ask about each item and get it in writing. The longer the term, the lower the monthly installment but the longer the commitment, so choose the term that fits your income, not the shortest or the longest.
How to read these prices
The lower prices in the table do not necessarily mean lower-value villages. They reflect the size of the unit, the remoteness of the location and the stage of the project. Most units are studios or one-bedroom apartments of 41 to 59 metres, most of the projects sit in New Alamein or at the eastern and western edges of the coastal road, and most have not yet been delivered.
Some project pages note that the site is inside New Alamein City and not on the beach, as with Elo, Bella Vista and Alma, and that Sandy Coast is at Kilometre 43 near Alexandria. So locate the unit on the map and check its distance from the beach before you sign.
It also helps to separate a unit you will live in during summer from one you buy for seasonal rental. For the first, area and closeness to the beach matter. For the second, what matters is the entry price and the number of similar units on offer in the same project. That is why we give you each unit’s area and delivery date with every offer before we compare two prices.
How to choose a cheap village on the coast
- Start with delivery: Dates run from December 2026 at Marseilia Land to 2030 at AT and Pause, and the gap between them is years of waiting.
- Check the building share: Pause builds only 9.5%, Sandy Coast 18% and Bella Vista no more than 20%, figures that mean wider green space.
- Ask about the construction stage: Some projects are recent launches, like Rowaa, where work began in July 2026.
- Compare the monthly installment, not just the down payment: A 0% down payment may mean a higher installment.
- Ask for the contract and payment schedule in writing and review the developer’s page on our site.
Frequently asked questions about the cheapest North Coast villages
What is the cheapest village on the North Coast?
Mavi Village in New Alamein starts from EGP 1.25 million for a studio, then Rowaa from EGP 1.4 million, then Porto Grande and Sansa from EGP 1.5 million, as of November 2026.
Are there villages with no down payment?
Yes. Sandy Coast lists a down payment from 0% and installments up to 10 years, while most of the other villages ask for 5% or 10%.
What is the longest installment term in these villages?
Up to 12 years at AT, up to 10 years at Sandy Coast, Pause and Bella Vista, and up to 9 years in one of Mavi Village’s plans.
What is the earliest delivery date?
December 2026 at Marseilia Land, then June 2027 at Elo, then the last quarter of 2027 at Alma.
Are these villages directly on the sea?
Not all of them. Elo, Bella Vista and Alma are inside New Alamein, and Tahiti Rio is on the first row of the coastal road, so ask for the unit’s distance from the beach.
Are the prices final?
No. They are starting prices for the smaller units and change with phase and area. The figures here are as of November 2026, and you can message us on WhatsApp for the current list.
Useful links
Looking for an affordable chalet on the coast? The West Capital team sends you the latest prices and payment schedules and arranges a viewing, with no commission charged to the client. Ask about what’s available now on WhatsApp.
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