Palm Hills x Modon: Inside Egypt’s Most Strategic North Coast Partnership

The Fouka Road has compressed the Cairo-to-Ras El Hekma drive time significantly compared to the old coastal road. Buyers who might have dismissed this stretch of the North Coast as too far from Cairo should factor in the current access reality, not the old one. Combined with the planned airport inside the Modon zone itself, this is becoming one of the most connected coastal addresses in Egypt.

Key Advantages and Selling Points of Palm Hills Modon

• Palm Hills was selected to develop inside Modon’s sovereign masterplan rather than buying land alongside it. Modon, appointed by ADQ as master developer of the entire 170 million square metre zone, chose Palm Hills as the Egyptian partner to develop within the plan. Being selected for that role by the sovereign master developer of the largest coastal project in Egyptian history is a validation no developer can purchase or manufacture.
• The revenue-sharing model changes the commercial relationship between developer and master planner. Palm Hills is not buying a plot and building independently. They are partnering with the sovereign master developer under a revenue-sharing arrangement, which means both parties have a shared stake in the long-term performance of the project. That alignment of interests between an Egyptian developer and a sovereign wealth-backed master planner is genuinely new in this market.
• Approximately 2,000 acres inside the most significant coastal masterplan in Egyptian history. For context, the entire Modon Ras El Hekma zone covers 170 million square metres with 44 kilometres of beach. The Palm Hills allocation is sizeable within a plan that has the full backing of Abu Dhabi’s sovereign wealth infrastructure.
• Total projected investment returns exceeding EGP 600 billion over the project’s lifespan. While this figure reflects the full scope of the partnership rather than individual unit investment returns, it signals the scale of what is being built and the confidence both partners have placed in the long-term value of this address.
• Palm Hills is launching the first phase in summer 2026, timed to coincide with the peak Ras El Hekma tourism season and the growing visibility of the broader Modon masterplan. Natural terraces are integrated into the design to ensure sea views for the majority of units across the project, regardless of row position.
• Year-round integrated city design. Palm Hills Modon is positioned as a city operational 365 days a year, not a seasonal summer resort. Commercial areas, medical facilities, and integrated services are planned within the masterplan from the outset rather than as future additions.

Total Project Area and Masterplan

Palm Hills’ plot within the Modon Ras El Hekma zone is approximately 2,000 acres. That makes it one of the largest individual developer allocations within the Modon masterplan, and significantly larger than the majority of North Coast projects launched in the past decade.

The broader Modon zone puts this in context. Modon’s 170 million square metre masterplan includes 17 precincts, with the first phase, Wadi Yemm, spanning 9 square kilometres and already launched for sales. The zone’s planned infrastructure includes four international marinas including the world’s largest with 3,000 berths, two championship golf courses, an equestrian centre, 50-plus international hotels, a financial business district, an international school system, hospitals, and a smart city infrastructure built by e& Egypt using 5G, fibre optic, and IoT systems across the entire zone.

Palm Hills’ 2,000-acre project does not need to build this infrastructure on its own. Residents buy into a masterplan where sovereign infrastructure is being delivered around them, not a standalone resort waiting for a city to grow up nearby. The difference in the quality of the long-term living environment is significant.

Unit Types and Sizes

Official unit specifications, floor plans, and configurations will be confirmed at the summer 2026 sales launch. Based on the confirmed masterplan concept and Palm Hills’ consistent approach across comparable projects, the expected residential range includes:

• Chalets and apartments in a range of sizes, from compact investment-grade units through to mid-size configurations suited to family coastal use.
• Townhouses with private outdoor space and full access to the community facilities across the masterplan.
• Twin houses for buyers who want more room, a private garden, and a larger footprint within the project.
• Standalone villas at the premium end, with larger plots and greater privacy within the masterplan.
• Hotel-integrated residences with managed rental access through the hospitality network, for buyers who want income when they are not in residence.

Natural terraces are confirmed as a structural feature of the masterplan, with the design ensuring sea views for the majority of units across the project rather than concentrating that benefit in front-row positions only.

Latest Project Updates 2025 to 2026

The EGX disclosure confirming Palm Hills’ partnership with Modon for development within the Ras El Hekma zone was filed formally to the Egyptian Stock Exchange. The announcement was subsequently covered by Al Borsa, Youm7, Masrawy, Al Mal, Sada El Balad, and multiple Egyptian financial media, confirming its standing as a material development disclosure rather than a marketing announcement.

Palm Hills confirmed the first phase launch is timed for summer 2026. The company’s broader context reinforces confidence in this commitment: Palm Hills generated EGP 4.216 billion in net profit in 2025, an increase of 29.55% year-on-year. Of the company’s EGP 151 billion in FY24 sales, approximately 63% came from the North Coast, confirming where their strongest demand and commercial momentum sits.

On the Modon side, the broader masterplan is advancing rapidly. The first phase Wadi Yemm is live for sales with units starting from EGP 15,900,000. An international airport within the Modon zone is targeting a Q4 2026 opening. Four marinas including the world’s largest are in development. Fifty-plus international hotel brands are confirmed. The infrastructure framework that will surround the Palm Hills development is being built in parallel, not promised for the future.

Facilities and Amenities

Palm Hills Modon residents benefit from two distinct levels of amenity: what Palm Hills builds within the project itself, and what Modon delivers across the 170 million square metre master zone.

Within the Palm Hills Project

• Residential communities with Mediterranean-inspired architecture and natural terrace design for widespread sea views.
• Integrated commercial areas, retail, and dining operational year-round.
• Medical facilities and healthcare services within the project.
• Sports club and leisure facilities confirmed as part of the development programme.
• Beachfront dining and waterfront lifestyle venues.
• Wellness centre and spa.

Across the Modon Master Zone

• 44 km of pristine Mediterranean beachfront shared across the master city.
• Four international marinas including the world’s largest, with 3,000 berths for year-round maritime access.
• Two championship 18-hole golf courses within the master zone.
• An equestrian centre with international-standard facilities.
• 50-plus international hotels across the zone, with confirmed operators including global hospitality brands.
• A dedicated international airport within the city limits, targeting Q4 2026 opening.
• Smart city infrastructure: 5G, fibre optic, and IoT systems delivered by e& Egypt across the entire zone.
• A financial and business district, free economic zone, universities, and international schools.

Developer: Palm Hills Why Modon Chose Them

Palm Hills Developments was established in 2005 by Yasseen Mansour of Al Mansour Group and is listed on both the Egyptian Stock Exchange and the London Stock Exchange. Their portfolio covers 26-plus major projects across more than 27 million square metres of developed land in Egypt, including Hacienda Bay, Hacienda Heneish, Hacienda Waters, and Hacienda West on the North Coast, alongside Badya and Capital Gardens in Greater Cairo.

The North Coast is where Palm Hills is strongest commercially. Of the company’s EGP 151 billion in FY24 sales, approximately 63% were generated from the North Coast. That is not a general developer adding a coastal project to a mixed portfolio. That is a company whose primary commercial engine is exactly the market where this project sits.

Modon’s decision to select Palm Hills as the Egyptian partner for development within the sovereign zone was not arbitrary. It reflects Palm Hills’ proven track record of delivering large-scale communities, their financial standing as a listed company on two exchanges, and their commercial momentum specifically in the North Coast market. The selection is itself a signal: when the master developer of the most significant coastal plan in Egyptian history chooses an Egyptian partner, the reasoning behind that choice matters as much as the project itself.

Modon Holding is an Abu Dhabi-based investment holding company, appointed by ADQ, Abu Dhabi’s sovereign wealth fund, as master developer of the entire Ras El Hekma zone. Modon achieved real estate sales exceeding 13 billion AED in 2024 and operates across the UAE, Spain, the United Kingdom, Morocco, and now Egypt. Their role in Ras El Hekma is not that of a single project developer. They are building the infrastructure, the precincts, the city framework, and the international connectivity that surrounds every development within the zone.

Palm Hills Modon Unit Prices

Official pricing has not been published at the time of writing. The summer 2026 first phase launch is when confirmed price lists will be released. What is known is that Palm Hills and Modon have designed the project to target the premium segment of the Ras El Hekma market, with pricing structured to reflect the direct sea-facing location, the terrace design, and the integrated services within the masterplan.