Best‑buy floorplans in Hurghada (2025): why 55–65 m² 1‑beds often outperform

Best‑buy floor plans in Hurghada (2025):

TL;DR (specialist view)

• Rent per m² advantage: Smaller, well-planned apartments typically achieve higher rent per m² than larger ones; numerous hedonic studies show unit size is inversely related to rent per square meter.
• Demand depth: In short-stay markets, 1- and 2-bed units deliver consistently strong occupancy versus larger homes; AirDNA highlights these sizes as a profitable balance for many markets.
• Functionality: 55–65 m² clears widely used 1‑bed/2‑person space standards (e.g., 50 m² minimum GIA in England), leaving room for a real living zone, storage, and a proper double bedroom. GOV.UK
• Liquidity: In Hurghada, this size band appears frequently in first‑line and second‑row stock (e.g., Tourist Promenade compounds start near 60 m²; central rentals list ~65 m² 1‑beds), supporting resale and letting.

Why 55–65 m² hits the sweet spot

1. Economics: more rent per m²
   Global research shows rent per square foot/meter declines as unit size increases. In other words, a good 60 m² one‑bed often earns more per m² than a 90 m² two‑bed in the same building—because tenants pay for location + amenity + “complete home” rather than every extra square meter. Consequently, investors typically see better gross yield at this size.
2. Occupancy and guest fit
   Short‑stay data repeatedly find that 1–2 bedroom homes balance occupancy and rate. Fewer huge groups are traveling together; instead, couples, small families, and remote workers dominate bookings—exactly the audience a 55–65 m² one‑bed serves well.
3. Design that lives “big”
   A 55–65 m² layout can meet recognized 1‑bed/2‑person standards (e.g., 50 m² GIA minimum; 11.5 m² for a double bedroom) and still deliver: a 3‑seat sofa, 4‑seat dining, an L‑shaped kitchen, laundry closet, and a usable balcony. This keeps guest reviews—and resale interest—high. GOV.UK
4. Liquidity in Hurghada
   Local supply reinforces the thesis. On the Tourist Promenade (Mamsha), compounds commonly offer 60–110 m² apartments, with 60–65 m² 1-bed apartments as a standard line. In the city core (Sheraton/central), brokers actively market ~65 m² one‑beds for rent—evidence of deep, everyday demand.

The math (simplified)

• Purchase: price tends to scale almost linearly with area (m²).
• Rent: scales sub‑linearly with area; rent per m² usually falls as flats get bigger. Result: mid‑size one‑beds often show higher gross yields than larger units in the same building & specification. (Run building‑specific comps to confirm.)

What to look for in a 55–65 m² plan (checklist)

• Bedroom: at least 11.5 m² and ~2.75 m width for an accurate double; add built‑ins without choking circulation. GOV.UK
• Living zone: 3.4–3.8 m clear width supports a standard sofa + dining for four.
• Kitchen: L‑shaped or single‑wall with 1.8–2.4 m continuous worktop; room for 60 cm appliances.
• Storage: target 1.0–1.5 m² built‑in plus a utility closet for W/D. GOV.UK
• Outdoor: balcony depth ≥1.5 m for real use; east or west aspect for daily light.
• Circulation: minimal hallways; prioritize a rectangular living/dining over odd angles.

Where it works best in Hurghada

• El Mamsha / Village Road (first‑line): high visibility + beach access; 60–65 m² one‑beds are common and rent quickly in prime buildings.
• El Kawthar (second row): value play; area averages often sit below first‑line premiums, so your entry price can be sharper while demand remains deep.
• Sheraton / Downtown: strong all‑year usage; plenty of ~65 m² rental inventory keeps liquidity and price discovery transparent.

Pitfalls to avoid (even at the “right” size)

• Dead space: long corridors and micro‑balconies that don’t add actual utility.
• Compromised bedrooms: widths under 2.55–2.75 m can kill resale appeal. GOV.UK
• No storage: makes 55–60 m² feel like 45 m² to long‑term tenants.
• Over‑amenitizing: paying high service charges for facilities your tenant type won’t use.
• Assuming short‑let rights: always confirm building rules before underwriting ADR/occupancy.

Example signals from listings & data.

• Promenade compound spec: “apartments start from 60 m²” (first‑line, hotel‑style).
• Central Hurghada rental: 1‑bed 65 m² marketed to long‑stayers (quick‑turnover, everyday demand).
• General economics: rent per ft²/m² falls as size increases—one reason mid‑size 1‑beds outperform on a per‑m² basis.
• Short‑stay positioning: 1–2 bed homes remain occupancy leaders in many markets.

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