Modon Ras El Hekma is larger and cheaper per square metre at every apartment size. Its three-bedroom is 194 sqm at EGP 27 million, against Marassi’s 173 sqm at EGP 35 million on the delivery price. Marassi’s premium buys a town that already works (as of August 2026).

That is the whole decision in two sentences. Choosing Marassi or Modon Ras El Hekma is not a hunt for better value on a price list. It is a question of whether you want to use the property this summer or hold it until roughly 2030.

Ras El Hekma investment guide

What Is the Actual Price Difference Between Marassi and Modon?

Comparing headline prices is useless unless the unit sizes travel alongside them. Here is the like-for-like apartment comparison, using Emaar’s current price table and Modon’s developer pricing:

Converted to a rate per square metre, the gap becomes obvious:

Marassi figures are the delivery price from Emaar’s current table. Emaar also quotes a seven-year installment price roughly 21 to 22 percent higher (EGP 19M, 26M and 43M respectively). Modon prices are developer-supplied starting prices as of August 2026. Modon unit sizes are drawn from Yemm Boulevard listings, as Modon publishes no sizes. Contact D5 Realty for current confirmed data before contracting.

At three bedrooms Modon offers 21 sqm more space for EGP 8 million less. On a rate basis Marassi costs roughly 45 percent more per square metre.

Why Is Marassi More Expensive Per Square Metre?

Because Marassi exists. Emaar Misr has been building at Kilo 133 in Sidi Abdel Rahman since long before Ras El Hekma was announced, and the difference shows up in what is standing rather than what is drawn:

• 5 million sqm with 6.5 km of beachfront across 6 beaches
• 23 residential villages and roughly 8,000 residential units
• 11 international hotels operating
• An international marina with 267 berths and a 16 km water promenade
• An 18-hole golf course and more than 200 retail outlets
• 37 km to Al Alamein International Airport, around 35 minutes

Modon’s Ras El Hekma will eventually dwarf that. The masterplan covers 170.8 square kilometres with 44 km of coastline, 310,000 residential units, 50 or more hotels, 310 schools, 2 universities and 8 hospitals. None of it is open. Wadi Yemm, the first of 17 precincts, sold from October 2025 and delivers with its facilities in roughly three and a half years, which points to about 2030.

What Do You Get When You Collect the Keys?

This is the part buyers miss, and it moves real money. The two developers hand over two different products:

Marassi One Marina apartments arrive with porcelain floors, painted walls and sanitary fixtures, and provisions for everything else. Air conditioning, kitchen cabinets and wardrobes are all buyer expense. Modon states its Wadi Yemm units are fully finished including air conditioning, kitchen cabinets and bedroom wardrobes.

So the per-square-metre gap understates the real difference. Add a fit-out budget to the Marassi figure and the two move further apart, not closer.

How Do the Villas Compare?

At villa level the gap widens sharply. Marassi’s One Beach collection starts with the M-08 at 350 sqm gross on a 533 sqm plot for EGP 123 million, and runs to the M-01 at 661 sqm on a 1,125 sqm plot for EGP 517 million. Every model includes a driver’s room, a maid’s room and two carports, with marble floors through the main spaces on models M-01 to M-07.

Modon’s Wadi Yemm villas start from EGP 65 million for a three to five bedroom, with townhouses from EGP 37 million. Modon does not publish villa areas, and no public source states whether the sizes circulating are built-up area or plot area, so we do not quote a Modon villa rate per square metre here.

Marassi’s entry villa costs close to double Modon’s. Some of that is location premium at a delivered address, and some is product: the M-08 arrives with marble staircases, two carports and staff accommodation.

Palm Hills and Modon: inside the North Coast partnership

Which One Should You Buy?

Buy Marassi if you want to use it now. You are paying a premium for a finished town with 11 hotels, a working marina, golf, retail and a 35-minute drive to Al Alamein airport. The community is proven, resale is liquid, and you can hand over keys to a tenant this season rather than in 2030.

Buy Modon if you are buying the next decade. You get more space for less money, a fully finished handover, underground parking, and entry into what will be Egypt’s largest coastal city. You also accept four years of construction and no certainty on the exact delivery date.

The counterweight deserves stating. Modon delivery dates are contested across sources, ranging from 2028 to the end of 2030, and broker prices for identical Modon units vary by as much as 46 percent, which tells you how unsettled the market still is. Marassi’s risk is different: it is a mature address, so the easy capital appreciation has already happened, and the seven-year payment plan carries a 21 to 22 percent premium over the delivery price.

The D5 Realty View

We sell in both, and we hold current developer price lists rather than working from portals, which in this corridor contradict each other badly and often run a year or two behind. The question we ask clients first is not budget, it is timeline. A family that wants August 2027 on the coast should not be buying into a 2030 handover, whatever the price per metre says. An investor with a ten-year horizon probably should.

Contact D5 Realty for the current confirmed price lists on Marassi and Modon Wadi Yemm, plus an honest read on which phase and which unit position is worth taking.

Ras El Hekma, Dabaa and Sidi Heneish zone guide

Final Word

On the numbers alone Modon wins the apartment comparison outright. More space, a lower rate per square metre at every size, a fully finished handover and underground parking included. If a price list were the only input, the decision would take a minute.

What the price list cannot show is that Marassi works today. The marina is full, the hotels are open, the golf course is cut and the retail is trading. Deciding between Marassi or Modon Ras El Hekma means deciding what four years of waiting is worth to you, and that answer is personal rather than financial. Contact D5 Realty and we will price both sides of it properly.

Also You Can Read: Top real estate developers in Egypt

Frequently Asked Questions

• Is Marassi or Modon Ras El Hekma cheaper?

Modon is cheaper per square metre at every apartment size. Its three-bedroom is 194 sqm at EGP 27 million against Marassi’s 173 sqm at EGP 35 million, roughly 139,200 versus 202,300 per sqm (as of August 2026). Marassi villas start near double Modon’s entry villa.

• Where exactly is Marassi located?

Marassi sits at Kilo 133 on the North Coast Road at Sidi Abdel Rahman, Matrouh, developed by Emaar Misr. It is 37 km from Al Alamein International Airport, around 35 minutes, 114 km from Borg El Arab, and roughly two hours from Alexandria.

• When will Modon Ras El Hekma be ready?

Modon guides delivery of all of Wadi Yemm with its facilities in roughly three and a half years, pointing to around 2030. Construction has started across the precinct. Broker listings quote dates from 2028 to the end of 2030, so confirm the date in the contract rather than relying on portals.

• Are Marassi units delivered fully finished?

No. Marassi One Marina apartments include porcelain floors, painted walls and sanitary fixtures, with provisions only for air conditioning, kitchen cabinets, water heaters and appliances. Wardrobes are not included. One Beach villas include air conditioning. Modon states its Wadi Yemm units are fully finished including wardrobes.

• How big is Marassi compared to Ras El Hekma?

Marassi covers 6.5 million square metres with 6.5 km of beachfront, 23 villages and 8,000 units. Modon’s Ras El Hekma covers 170.8 square kilometres with 44 km of coastline and 310,000 planned units. Ras El Hekma is roughly 26 times larger, but almost none of it is built.