Waterfront Residences Wadi Yemm is 248 apartments, including 14 duplexes, across four signature buildings, plus 21 townhouses set below the podium. It sits on the western side of Wadi Yemm between the golf course, the canal and the waterfront. It is fully residential with no hotel attached.
Every figure in that paragraph comes from one document: Modon’s Waterfront Residences brochure, dated 21 August 2026. Nothing else on the public web describes this product, which is the second half of the story and the reason this article exists.
The Palm Hills and Modon partnership on this coast
Which Modon Is Building It?
Modon Holding of Abu Dhabi, through Modon Properties, backed by ADQ. This matters because two large portals file Wadi Yemm products under a company called MODON Developments, an Egyptian firm founded in 2020 that builds in the New Administrative Capital. The two are unrelated. If a listing describes the developer as established in 2020, it has the wrong company and its other details deserve the same suspicion.
Ras El Hekma runs to 170.8 square kilometres and Modon describes it as 17 planned precincts. Wadi Yemm is the first of them, called the opening chapter on Modon’s own site, and the only one named publicly so far.
Where Does Waterfront Residences Wadi Yemm Sit?
On the western side of the precinct, with the golf course on one flank, a canal alongside, and the waterfront in front. The brochure positions the buildings to hold all three, which is the argument for the address.
Two other Wadi Yemm products are confirmed by Modon press releases rather than by brochure, and they set the tone of the neighbourhood: Montage Hotel and Residences, announced 17 May 2026 with 200 keys and 96 residences, and Nammos Resort, Residences and Village, announced 16 July 2026 with 72 apartments, one penthouse and 79 keys. Both sit inside Wadi Yemm.
Montage arrives at Ras El Hekma
What Does the Brochure Show?
| Component | Count | Detail from the brochure |
| Apartments | 248 | Across four signature buildings, ceilings over 3 metres |
| Duplexes | 14 | Counted within the 248 apartments |
| Townhouses | 21 | Below the podium, separate private vehicle access and basement parking |
| Hotel | None | Fully residential, unlike Montage and Nammos in the same precinct |
Internal areas are one bedroom at 82 to 96 square metres, two bedrooms at 123 to 136, three bedrooms at 156 to 163, with gardens from 42 to 128 square metres.
The amenity list is specific to the phase rather than shared precinct facilities:
- A residents clubhouse and two infinity pools
- A sunken padel court
- Reformer Pilates and yoga studios, plus yoga lawns
- Steam room, treatment room and salon
- A gourmet grocery, games room and multifunction rooms
- A waterfront promenade along the frontage
Why Can You Not Find It Online?
Because Modon has not announced it, and the portals filled the gap with the wrong name. Search the exact string and you get nothing for a Modon product. What you find instead is Marina Waterfront Residences, attached to Wadi Yemm by two Egyptian portals at EGP 18.5 million. That is Emaar’s product name from Marassi Red Sea, on the other side of the country, and Emaar’s own site carries it.
Modon’s silence is a stated policy rather than an accident. Its half-year results of 29 July 2026 refer to the April launch of a new phase of Wadi Yemm and the launch of additional phases, without naming any of them. So the company confirms on the record that it releases named phases inside Wadi Yemm sequentially and does not publish the names.
There is a harder test than the name, and it settles the question. Compare the brochure sizes with what the portals are selling:
| Unit | Brochure, 21 Aug 2026 | Portal listings for Wadi Yemm |
| One bedroom | 82 to 96 sqm | 93 to 110 sqm |
| Two bedroom | 123 to 136 sqm | 145 to 179 sqm |
| Three bedroom | 156 to 163 sqm | 194 to 270 sqm |
The bands do not overlap on two of three rows. This is a tighter, more efficient product than anything currently listed under the Wadi Yemm name, and the portals are describing a different size family altogether. Whatever they have in their databases, it is not this.
The Ras El Hekma investment guide
How Does It Compare With Yemm Beach Plaza?
It cannot be compared on price, and the reason is worth knowing before anyone quotes you one. Yemm Beach Plaza is named by eight portals and by nothing from Modon. It is absent from the developer’s website and from every 2026 press release, rechecked on 30 September 2026. Here is what the public record says it costs:
| Source | Dated | Entry price | Note |
| ipgegypt | 25 May 2026 | EGP 13M | Also claims 4 km of beach, which is false |
| La Costa | 20 Jul 2026 | EGP 14M | 1 bed, 93 sqm |
| gprproperty | 17 Aug 2026 | EGP 18.2M | From 93 sqm |
| modonraselhikmaa | Undated | EGP 18.7M | 1 bed, 93 sqm |
| realestate.eg | Undated | EGP 26M | Highest of any source |
Two brokers price the same 93 square metre one bedroom at 14 million and 18.7 million. That is a 34 per cent gap on an identical stated unit, so the spread is not a unit-mix effect. Four of the seven sources we found carry no date at all, and one of them claims four kilometres of private beach for a single phase when Modon puts all of Wadi Yemm’s beach at 2.5 kilometres.
On amenities the asymmetry is starker. No source attributes a single amenity exclusively to Yemm Beach Plaza. The lists that look phase-specific are the same coastal-compound paragraph appearing across five portals with words swapped. Waterfront Residences has a dated developer document naming a sunken padel court and reformer Pilates studios. One product has a specification. The other has recycled copy.
What About Prices and Handover?
There is no price for this phase anywhere, and we are not going to invent one. The brochure carries none. The only number in the vicinity is the 18.5 million from the mislabelled portal listings, with no size attached and no date on either page. Treating it as this product’s price would be a guess dressed as a fact.
The payment structure reported across Wadi Yemm phases is 5 per cent on booking and 5 per cent on contract, with the balance over eight interest-free years. Four portals carry it, two of them updated within the last four months. Take that as the precinct pattern rather than as this phase’s confirmed terms, and note that one Dubai broker states 10 per cent at signing instead.
On timing, the firmest public anchor is a contractor award rather than a developer statement. MEED reported on 17 August 2026 that Innovo Build and Redcon won the Wadi Yemm DP03 East package worth about EGP 12 billion for more than 660 villas and townhouses, on a 21-month programme with unit delivery expected in the third quarter of 2029. Rowad Modern Engineering and CCC took a Wadi Yemm basement package in the same round. Portal dates for the precinct cluster on 2029 and 2030.
None of that is Waterfront Residences’ own handover date, and we will not present it as one. It is the programme the precinct is running to.
What Should a Buyer Do With This?
Three things are missing and you should ask Modon for all three in writing. A price list with sizes and the reservation amount in Egyptian pounds. A handover date for this phase. And confirmation of the name, because one line from the developer ends the collision with Emaar’s product permanently.
Until those arrive, judge it on what is documented: the unit mix, the internal areas, the amenity set, the position between golf course, canal and waterfront, and the developer behind it. That is more than any portal can show you about any other Wadi Yemm phase, which is the point.
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Final Word
Waterfront Residences Wadi Yemm is the clearest-specified phase in Modon Ras El Hekma and the least visible, which is an odd combination and a temporary one. We hold the brochure, the portals hold a mislabelled entry, and the gap between those two is where the price will be negotiated. Contact D5 Realty for the brochure, the floor plates and the unit availability, and we will tell you plainly which of your questions Modon has not answered yet.
The Ras El Hekma, Dabaa and Sidi Heneish zone guide
Frequently Asked Questions
- What is Waterfront Residences Wadi Yemm?
A fully residential phase inside Wadi Yemm, the first precinct of Modon Ras El Hekma. Modon’s brochure of 21 August 2026 describes 248 apartments including 14 duplexes across four signature buildings, plus 21 townhouses below the podium, on the western side between golf course, canal and waterfront.
- How much does Waterfront Residences cost?
No price exists in any source, including the brochure. The EGP 18.5 million circulating on two Egyptian portals is attached to a mislabelled listing carrying Emaar’s product name, with no size and no date. Ask Modon for a price list with sizes and the reservation amount in pounds.
- Is it the same as Marina Waterfront Residences?
No. Marina Waterfront Residences is Emaar’s apartment product at Marassi Red Sea, on Emaar’s own website. Two Egyptian portals have attached that name to Wadi Yemm. Modon’s document calls its product Waterfront Residences, with no Marina prefix, and no public source describes a marina in Wadi Yemm.
- When will Wadi Yemm be delivered?
No handover date is published for this phase. At precinct level, MEED reported in August 2026 that the Innovo and Redcon package for more than 660 units targets third quarter 2029 delivery on a 21-month programme. Portal dates for Wadi Yemm cluster on 2029 and 2030.
