Wadi East Villas & Townhouses and Yemm Boulevard Apartments are real Modon products. Both are named on the masterplan legend inside Modon’s own Wadi East brochure, as elements 1 and 14 of the 17 that make up Wadi Yemm, the first precinct of Ras El Hekma, Egypt.
Both went to market in the Ras El Hekma Egypt release of 20 October 2026. Wadi East villas start at EGP 65 million, townhouses at 47 million and Boulevard apartments at 16 million, on D5 Realty’s own sales channel. Modon publishes no price list, and neither name appears anywhere on modon.com. Everything below comes from two Modon documents held by D5 Realty plus our own release pricing, and each figure says which.
Waterfront Residences at Wadi Yemm, Modon Ras El Hekma
What Is Modon Building at Ras El Hekma Egypt?
The Ras El Hekma Egypt masterplan drawing for Wadi Yemm carries a numbered legend of seventeen elements. This is the only published list of what the precinct contains, and it is the document that settles which names are Modon’s and which are not.
| Element | Element | ||
| 1 | Wadi East Villas & Townhouses | 10 | Yemm Links Villas |
| 2 | Yemm Views | 11 | Country Clubhouse |
| 3 | Natural Reserve | 12 | Golf Course |
| 4 | Hotel & Resorts | 13 | Country Clubhouse |
| 5 | Sports Facility | 14 | Yemm Boulevard Apartments |
| 6 | Yemm Beach Plaza | 15 | Yemm Fairways |
| 7 | Retail F&B | 16 | Equestrian Club |
| 8 | Pristine Beach | 17 | Wadi West Townhouses |
| 9 | Natural Lagoons |
From the masterplan legend in Modon’s Wadi East Villas & Townhouses brochure, held by D5 Realty. Modon publishes none of these names on its website.
This corrects our own earlier reading. Before we had the brochure, our research found these names only on Egyptian property portals and concluded they were broker coinages. They are not. They are Modon’s. A name absent from a developer’s website is not the same as a name that does not exist.
How Big Is Wadi Yemm Inside Ras El Hekma Egypt?
| Element | Figure | Note |
| Total area | 9 sq km | The first of Ras El Hekma’s 17 precincts |
| Pristine beach | 2.5 km | Modon’s own term |
| Beach promenade | 1.6 km | |
| Boulevard | 1.3 km | The street that gives Yemm Boulevard Apartments their name |
| Coastal park | 230,000 sqm | |
| Natural lagoons | 25,000 sqm | |
| Residential communities | 13 | Wadi East is one of them |
| Hotels | 6 | Modon says operated by world-class hospitality brands |
| Golf | 2 championship 18-hole courses | With international clubhouses |
| Equestrian centre | About 108,500 sqm | For riders of all levels |
| Country club and sports facilities | About 16,600 sqm | Anchoring the fairway |
| Sports club | 31,000 sqm | |
| Amphitheatre | 10,000 capacity |
From Modon’s Ras El Hekma fact sheet and the Wadi East brochure, both held by D5 Realty. The two documents agree on every figure.
The 1.3 kilometre boulevard is worth noticing in any Ras El Hekma Egypt comparison. It is a real piece of infrastructure in Modon’s plan, and it is what the Yemm Boulevard Apartments sit on. Two of the hospitality names inside this precinct are already public: Montage and Nammos, both announced by Modon in 2026.
The Ras El Hekma Egypt zone: Dabaa and Sidi Heneish explained
Chalet for sale in Ras El Hekma
Villa for sale in Silver Sands, North Coast
Wadi East Villas and Townhouses in Ras El Hekma Egypt: The Sizes
Modon describes Wadi East as a contemporary residential community balancing privacy, greenery and connectivity inside the wider Wadi Yemm masterplan, with landscaped open spaces and pedestrian-friendly streets. The villas come in two architectural styles, Spanish and Mediterranean, each with its own floor plan and gross area. The townhouses are published as a single plan per bedroom count, with no style variant.
| Type | Bedrooms | Spanish | Mediterranean |
| Villa | 3 bedroom | 262 sqm | 248 sqm |
| Villa | 4 bedroom | 310 sqm | 301 sqm |
| Villa | 5 bedroom | 384 sqm | 368 sqm |
| Townhouse | 3 bedroom | 248 sqm | One plan only |
| Townhouse | 4 bedroom | 255 sqm | One plan only |
Total gross areas from the floor plans in Modon’s Wadi East Villas & Townhouses brochure, held by D5 Realty. Modon’s own disclaimer states the floor plans are indicative, based on preliminary development plans, and subject to change without notice.
The layouts tell you who these are built for. Every villa floor plan includes a driver’s room with its own bathroom and a maid’s room with its own bathroom on the ground floor, alongside a display kitchen separate from the working kitchen. The three-bedroom villas put all three bedrooms upstairs with en-suite bathrooms, dressing rooms and private terraces.
The townhouses run a different plan: living, guest cloakroom, kitchen, office, storage, maid’s room and parking below, bedrooms above.
How Big Is the Ras El Hekma Egypt Masterplan Overall?
Wadi Yemm is one precinct of seventeen. The fact sheet sets out what Ras El Hekma Egypt is intended to become as a whole.
| Figure | Note | |
| Precincts | 17 plus a free zone | Wadi Yemm is the first |
| Coastline | Over 44 km | |
| Population capacity | 2 million | Capacity, not a forecast |
| Residential units | 310,000 | |
| Schools | 310 | Plus 2 universities |
| Hospitals | 8 | |
| Hotels | Over 50 | |
| Education space | 4 million sqm | |
| Retail and F&B | 2 million sqm GFA | Plus 1.6 million sqm of office space |
| Leisure and entertainment | 3 million sqm GFA | |
| Jobs generated | 750,000 | |
| Annual direct GDP contribution | USD 25 billion | Modon’s own projection |
| Marinas | 4 | About 1,860 boats, including around 200 superyachts of 24 to 150 metres |
From Modon’s Ras El Hekma fact sheet, held by D5 Realty. These are masterplan targets for a city still at its first precinct, not figures for anything built.
Read the Ras El Hekma Egypt numbers as intent rather than inventory. A plan for 310 schools and 8 hospitals is a statement about what Modon means to build over decades. What exists today is one precinct under construction. The fact sheet also states the city is designed to LEED Gold standards and served by a new airport, a central business district and a rapid transit network.
Modon publishes drive times of two hours from Alexandria and three from Cairo, and flight times of three hours from Kuwait and Rome, four from Abu Dhabi, Dubai and Moscow, and five from London and Madrid.
Living in Ras El Hekma as a year-round city
Standalone sea view villa in Marassi Celia, North Coast
What Did the 20 October Ras El Hekma Egypt Release Cost?
Three Ras El Hekma Egypt products went to market on 20 October 2026: Boulevard Apartments in one, two and three bedrooms, Wadi East Townhouses in three and four, and Wadi East Villas in three, four and five. Expressions of interest were taken at EGP 500,000, refundable.
| Product | Bedrooms | From (EGP) | Gross area |
| Boulevard Apartments | 1 bedroom | 16 million | Not published |
| Boulevard Apartments | 2 bedrooms | 24 million | Not published |
| Boulevard Apartments | 3 bedrooms | 33 million | Not published |
| Wadi East Townhouses | 3 bedrooms | 47 million | 248 sqm |
| Wadi East Townhouses | 4 bedrooms | 56 million | 255 sqm |
| Wadi East Villas | 3 bedrooms | 65 million | 248 or 262 sqm |
| Wadi East Villas | 4 bedrooms | 80 million | 301 or 310 sqm |
| Wadi East Villas | 5 bedrooms | 90 million | 368 or 384 sqm |
Prices from D5 Realty’s own sales channel for the 20 October 2026 release. Modon publishes no price list, and neither brochure contains a price. Gross areas are from Modon’s Wadi East brochure; the two figures reflect the Mediterranean and Spanish styles. No size is published for the Boulevard apartments in either document.
Run the prices against the brochure areas and something useful appears. These are our own calculations from the release prices and Modon’s published gross areas, so treat them as arithmetic rather than developer figures.
| Unit | Gross area | From (EGP) | Per sqm |
| Townhouse, 3 bedroom | 248 sqm | 47 million | About 190,000 |
| Townhouse, 4 bedroom | 255 sqm | 56 million | About 220,000 |
| Villa, 5 bedroom Spanish | 384 sqm | 90 million | About 234,000 |
| Villa, 5 bedroom Mediterranean | 368 sqm | 90 million | About 245,000 |
| Villa, 3 bedroom Spanish | 262 sqm | 65 million | About 248,000 |
| Villa, 4 bedroom Spanish | 310 sqm | 80 million | About 258,000 |
| Villa, 3 bedroom Mediterranean | 248 sqm | 65 million | About 262,000 |
| Villa, 4 bedroom Mediterranean | 301 sqm | 80 million | About 266,000 |
D5 Realty calculation: release price divided by the gross area Modon publishes for that unit. Sorted cheapest to dearest per square metre.
Two findings a buyer should hold onto. The five-bedroom villa is the cheapest villa per square metre, not the dearest: at about 234,000 it undercuts the three-bedroom Spanish at 248,000 and the four-bedroom Mediterranean at 266,000. Buying up the range gets cheaper per metre, which is the opposite of how most Egyptian coastal stock is priced.
And the format premium is stark. A three-bedroom Mediterranean villa and a three-bedroom townhouse are both 248 square metres of gross area. The villa is EGP 65 million and the townhouse is 47 million. That is 18 million pounds, or about 38 per cent, for the same built area in a different format.
What that 18 million buys is the villa format rather than the townhouse one. Modon publishes no plot areas in either document, so the number that would justify the premium is the one nobody can see. Ask for it before you accept the gap.
Marassi or Modon at Ras El Hekma, compared
Townhouse in Soul, North Coast, Emaar
Is Wadi East the Final Phase at Ras El Hekma Egypt?
No, and nothing in either Ras El Hekma Egypt document suggests it. The fact sheet calls Wadi Yemm “the first of Ras El Hekma’s 17 precincts.” The masterplan legend places Wadi East as one of seventeen numbered elements inside that first precinct, and the fact sheet counts thirteen residential communities within it. Wadi East is one of thirteen, inside one of seventeen.
Neither brochure uses the words final, last or closing about any release. We searched both documents for them.
The wider evidence points the same way. In September 2026 Modon was reported by Enterprise and Zawya to be seeking an EGP 35 billion syndicated loan, around USD 671 million, to fund infrastructure at Wadi Yemm. A developer raising that for a precinct’s groundworks is at the start of it.
If you have been told a release is the last chance at a given price, ask for that in writing from Modon. It is not in the brochures.
What Modon Still Has Not Published About Ras El Hekma Egypt
Prices now exist through sales channels. These six things still do not, and this is where the Ras El Hekma Egypt risk sits.
| Not in either document | What to do about it |
| A Modon price list | Prices circulate through sales channels. Ask Modon for a dated list on its own letterhead |
| Any payment plan | Only the EGP 500,000 refundable EOI is published. Ask for the down payment and instalment terms in writing |
| Any delivery or handover date | Ask for a contractual date per release, with the penalty if it slips |
| Any plot area | The brochure gives total gross built area only. On a villa carrying a 38 per cent premium over a townhouse of the same area, the plot is the number that justifies it |
| Any size for the Boulevard apartments | Priced from EGP 16 million with no published area, so no price per square metre can be calculated |
| Any unit count or phase sequence | Ask how many homes this release contains, and how many releases Wadi Yemm comprises |
Verified by text search across both Modon documents. Figures circulating on Egyptian property portals for these units disagree with each other across three incompatible size ladders, so we publish none of them.
One safety note. A website at moddoon.com presents itself with a Modon Holding copyright footer and Modon sales contacts. It is not Modon. Modon’s own channels are modon.com and the inquiry numbers printed on the fact sheet: 7734 from Egypt and 800 66366 from the UAE.
Wadi Yemm vs Marassi Marina: which view is worth more
Sea view apartment in Hacienda Waters, North Coast
Final Word
Wadi East is a documented Modon product in Ras El Hekma Egypt, with published floor plans, two architectural styles and gross areas from 248 to 384 square metres. It is also one of thirteen residential communities inside the first of seventeen precincts, with no published price, no payment plan and no handover date. Both of those things are true at once, and a buyer should hold them together. Contact D5 Realty and we will tell you exactly which questions Modon has answered in writing and which it has not.
The Ras El Hekma Egypt investment guide
Palm Hills and Modon: the Ras El Hekma Egypt partnership
Frequently Asked Questions
- What is Wadi East at Ras El Hekma Egypt?
A residential community of villas and townhouses inside Wadi Yemm, the first of the seventeen precincts that make up Ras El Hekma Egypt. Modon’s masterplan legend lists it as element one of seventeen. Homes come in Spanish and Mediterranean styles, with gross areas from 248 to 384 square metres.
- What sizes are the Wadi East villas in Ras El Hekma Egypt?
Modon’s brochure gives total gross areas of 262 square metres for a three-bedroom Spanish villa and 248 for the Mediterranean version, 310 and 301 for four bedrooms, and 384 and 368 for five bedrooms. Plot areas are not published anywhere in the document, only total built area, so ask for them separately.
- What sizes are the Wadi East townhouses?
Three-bedroom townhouses are 248 square metres of total gross area and four-bedroom townhouses are 255, per Modon’s own brochure. Each has living space, a guest cloakroom, kitchen, office, storage, a maid’s room and parking on the ground floor, with the master bedroom and further bedrooms above.
- Is Yemm Boulevard Apartments a real Modon project?
Yes. It appears as element fourteen on the masterplan legend in Modon’s own Wadi East brochure. The name comes from the 1.3 kilometre boulevard running through Wadi Yemm. It does not appear anywhere on modon.com, which is why the name has been disputed.
- Is Wadi East the final phase of Wadi Yemm?
No. Modon’s fact sheet calls Wadi Yemm the first of seventeen precincts and counts thirteen residential communities inside it, of which Wadi East is one. Neither brochure uses the word final about any release, and Modon sought EGP 35 billion for Wadi Yemm infrastructure in September 2026.
- How much do Wadi East villas cost?
From EGP 65 million for three bedrooms, 80 million for four and 90 million for five, on D5 Realty’s sales channel for the 20 October 2026 release. Modon publishes no price list and neither brochure contains a price, so ask for a dated list on Modon letterhead.
- When will Wadi East in Ras El Hekma Egypt be delivered?
No handover date is published in either Modon document, and none came with the October release pricing. Portal dates for Wadi Yemm range from 2029 to 2030 and conflict with one another. Ask Modon for a contractual date per release, with the penalty attached if it slips.
- How big is Wadi Yemm in Ras El Hekma Egypt?
Nine square kilometres, with 2.5 kilometres of beach, a 1.6 kilometre promenade, a 1.3 kilometre boulevard, 230,000 square metres of coastal park and 25,000 square metres of natural lagoons. Modon counts thirteen residential communities, six hotels, two championship golf courses and a 10,000-capacity amphitheatre inside it.
- How many precincts will Ras El Hekma have?
Seventeen plus a free zone, on Modon’s own fact sheet, spread along more than 44 kilometres of coastline. The masterplan targets 310,000 residential units, 310 schools, two universities, eight hospitals and over fifty hotels, with a stated population capacity of two million people.
- What was in the Modon Ras El Hekma Egypt release of 20 October 2026?
Three products: Boulevard Apartments in one, two and three bedrooms from EGP 16 million; Wadi East Townhouses in three and four bedrooms from 47 million; and Wadi East Villas in three, four and five bedrooms from 65 million. Expressions of interest were taken at EGP 500,000, refundable.
- How far is Ras El Hekma Egypt from Cairo?
Modon publishes a drive time of three hours from Cairo and two hours from Alexandria. By air it gives three hours from Kuwait and Rome, four from Abu Dhabi, Dubai and Moscow, four and a half from Riyadh and Paris, and five from London and Madrid.
Relevant D5 Realty Property Listings
D5 Realty holds no Wadi East or Yemm Boulevard units at the time of writing. The listings below are the closest comparable stock on the same coast. Each price shown is the asking price for that unit, not a project-level price from Modon. Open each listing for size, layout and current availability.
Ras El Hekma Egypt
Chalet for sale in Ras El Hekma, Saada
More on Ras El Hekma Egypt and its neighbours
Exclusive chalet for sale in Fouka Bay, Tatweer Misr
Prime townhouse in Blanca, Marassi
