Yemm Links Villas Ras El Hekma

Yemm Links Villas Ras El Hekma is a group of low-density standalone villas offered by UAE-based Modon Holding inside the Wadi Yemm district of Ras El Hekma city. The design is Mediterranean, with glass facades, wide terraces and views over the golf courses and the sea. The villas have four and five bedrooms and large areas starting from 800 sqm. Prices in Yemm Links Villas start from EGP 200 million as of November 2026, with a 5% down payment and delivery announced for the end of 2030.

About Yemm Links Villas

Modon Holding presents Yemm Links Villas as a luxury villa product inside Wadi Yemm, the first district of Ras El Hekma to be offered for sale. What sets this release apart from the rest of the district’s units and its boulevard is that it is reserved for standalone villas only, with low building density that allows wide green spaces and more privacy between units. Wadi Yemm covers about 9 square kilometers in total, of which only around 45% will be built on.

The design philosophy points to a calm family community with a Mediterranean coastal character, where villas overlook golf routes and open spaces and living rooms open onto large terraces and swimming pools. Construction on site began on 24 September 2026, and the developer aims to deliver the villas at the end of 2030. That is later than the first phases of the district, so plan around roughly four years from today.

The project is part of Ras El Hekma city, which Modon divides into 17 precincts along a 44-kilometer sea frontage, with luxury hotels, a marina, an international airport and an open-air theater planned. These are planned elements delivered in phases, so the value of a villa here depends on how far the surrounding city is built, not on the villa’s size alone.

Location of Yemm Links Villas Ras El Hekma

The project is in the Wadi Yemm district of Ras El Hekma city on the Mediterranean coast in Matrouh Governorate, on the international coastal road, and visitors reach it via the new Fouka road. Ras El Hekma is the site Modon Holding is developing under a master plan of 170.8 million sqm with a 44 km sea frontage. Approximate distances are as follows:

• Around kilometer 220 on the Alexandria-Matrouh coastal road.
• About 350 km from Cairo, roughly three hours by car.
• About two hours from Alexandria.
• Close to Sidi Abdel Rahman, the new Fouka road and the extensions of New Alamein.

If you are comparing districts of the same city, see Wadi Yemm Ras El Hekma, which covers the district’s other units, and Modon Ras El Hekma for the city’s overall plan.

Sizes and unit types

The units available in Yemm Links Villas are standalone villas only, as follows:

• A villa with four bedrooms and eight bathrooms, starting from 800 sqm.
• A villa with five bedrooms and eight bathrooms, starting from 1,200 sqm.

Ownership is freehold. The villas have wide terraces and glass facades, with golf or water views depending on the position in the plan. These areas far exceed what other North Coast villages offer, so buyers here tend to be looking at long family residence or holding a rare asset, not a small seasonal chalet.

Yemm Links Villas prices and payment plans

Prices in Yemm Links Villas start from EGP 200 million for the 4-bedroom villa, and the 5-bedroom villa starts from about EGP 300 million, as of November 2026. This is a top price bracket aimed at a buyer looking for a rare asset, not an economy unit, and the figures vary with the position in the plan and the view.

For comparison inside the same district, Wadi Yemm units start from EGP 16 million, and the golf villas offered there generally range between about EGP 160 million and EGP 324 million, so Yemm Links Villas sits in the upper tier of these villas. Price per meter alone is not enough to go on, because the area, the view and the villa’s position along the golf route change the value considerably.

The down payment is 5% at contracting, and the installment period and payment schedule are set in the contract for each unit, so ask for the schedule in writing before you reserve. As an illustration only: a villa priced at EGP 200 million has a 5% down payment of EGP 10 million, leaving EGP 190 million to be paid under the schedule Modon approves.

Delivery is announced for the fourth quarter of 2030. Confirm the delivery date written in the contract and the order in which public facilities and the golf course are delivered, because completed services affect how practical it is to live there.

The developer: Modon Holding

The developer is Modon Holding, a UAE company listed on the Abu Dhabi Securities Exchange and appointed by ADQ as master developer of Ras El Hekma. It has no connection to the Egyptian company Madan Real Estate Development. Modon is developing the city in phases that include residential districts, hotels, a marina and leisure facilities, and it has announced partnerships with international hotel brands inside Ras El Hekma.

Facilities and services

The village and its surroundings include services that suit family living:

• Two 18-hole championship golf courses and a full country club within Wadi Yemm.
• Access to a private beach, swimming pools and a social club.
• A health center, a gym, sports facilities and a cycling path.
• A children’s play area, a barbecue area, a cinema, cafes and restaurants.
• Landscaped green areas, 24-hour security and surveillance cameras.

The nearby Wadi Yemm Boulevard adds a seafront walk, a beach, an open-air theater, cafes and restaurants, so residents do not need to leave the district for most daily needs. However, these facilities are delivered in phases, so ask about the delivery order of the golf course, the club and the boulevard relative to your villa’s handover date, so that you do not receive your unit before the surrounding services are complete.

Who Yemm Links Villas suits and what to check before reserving

The project suits a buyer targeting a large-family villa for long stays on a new coast, or an investor who wants to hold an asset in a coastal city being built in phases. Those who want near-term summer use on a limited budget are better served by other villages with earlier delivery. Before reserving, review:

• The payment schedule, the actual installment period and the delay clauses in the contract.
• Delivery in about four years, and the progress of golf and infrastructure works on the ground.
• Maintenance and utility costs after handover, since running a villa of this size requires a substantial annual budget.
• Rental potential and the nature of demand, because rental in the new city will start only after services are complete.

Why buy Yemm Links Villas with West Capital

• We explain the difference between Links villas and the other Wadi Yemm units, Yemm Boulevard and Beach Plaza before any decision.
• We arrange a review of the payment schedule and the contract with the Modon sales team.
• We follow the reservation through to handover.
• We charge the client no fees.

For more options, browse North Coast projects, get to know Modon Holding, and compare with Wadi Yemm Ras El Hekma, Yemm Views Ras El Hekma and Swan Lake Ras El Hekma. See also the best North Coast villages.

Frequently asked questions about Yemm Links Villas

Where is Yemm Links Villas located?

In the Wadi Yemm district of Ras El Hekma city on the coastal road, around kilometer 220, about three hours from Cairo and two hours from Alexandria.

What are the starting prices in Yemm Links Villas?

Prices start from EGP 200 million for the 4-bedroom villa as of November 2026, and the 5-bedroom villa starts from about EGP 300 million.

What is the down payment in Yemm Links Villas?

The down payment is 5% at contracting, and the installment period and payment schedule are set in the official contract for each unit.

What are the villa sizes in Yemm Links?

The 4-bedroom villa starts from 800 sqm and the 5-bedroom villa from 1,200 sqm, each with eight bathrooms.

When is delivery?

Delivery is announced for the fourth quarter of 2030. Construction on site began on 24 September 2026.

Is Yemm Links Villas a separate project from Wadi Yemm?

It is a release of villas inside the Wadi Yemm district by Modon Holding, with its own units and prices that differ from the district’s other units.

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