Red Sea,Sahl Hasheesh vs. El Gouna: Which Master-Planned Community Wins in 2025?
Egypt, Red Sea
1. Snapshot: Prices, Yields & Momentum
| Metric (2025) | Sahl Hasheesh | El Gouna |
|---|---|---|
| Median launch price (EGP / mยฒ) | โ 31,000 โ CALA & peers | โ 70,000 โ Tawila & Shedwan |
| Typical resale spread | +18 % vs. 2023 | +11 % vs. 2023 |
| Hard-currency rental yield (Airbnb) | 11 โ 13 % net | 8 โ 10 % net |
| 2024 sales volume | EGP 4.9 bn* | EGP 11.8 bn |
| 2025 scheduled deliveries | 1,250 keys | 410 units |
*ERC disclosure, excludes private-owner resales.
Sources: Hurghadians Property market note (May 2025) Hurghadian Property; Property Finder listings, Tawila El Gouna (May 2025) Property Finder; Orascom Development/Invest-Gate report (May 2025) INVEST-GATE.
2. Cost-of-Entry: Clear Edge to Sahl Hasheesh
Three currency devaluations since 2022 have pushed land and construction inputs sharply higher, yet Sahl Hasheesh still prices ~55 % below El Gouna per square meter. A studio launched this spring at CALA lists for EGP 3.8 m (53 mยฒ) โ roughly โฌ 71k at todayโs FX. Alternatively, an 80 mยฒ lagoon-view chalet in El Gouna now asks EGP 6.95 mโ19 m, depending on view and neighbourhood. Hurghadian Property Property Finder
3. Rental Math: FX-Hedged Income vs. Market Depth
- Sahl Hasheesh. Dollar-linked nightly rates, rising tourist arrivals, and scarcity of ready inventory allow landlords to net double-digit yields even after management fees. ERCโs data show 75 % average weekend occupancy in Q1 2025. Hurghadian Property
- El Gouna. A deeper high-season market delivers substantial gross income, yet higher acquisition costs compress net yields to single digits unless the unit has prime marina or lagoon frontage. Still, year-round eventsโfilm, sports, musicโkeep shoulder-season bookings healthy. Egypt Independent
4. Lifestyle & Infrastructure
| Theme | El Gouna | Sahl Hasheesh |
|---|---|---|
| Maturity | 30 minutes to Hurghada airport; internal shuttle, bike lanes, EV taxis | Second decade; boardwalk, Old Town, new retail spine |
| Mobility | 30-min to Hurghada airport; internal shuttle, bike lanes, EV taxis | 20-min to airport; golf carts & shuttle loops expanding 2025 |
| ESG | Global Green Town certification, zero-waste pilot | Coral-restoration fund, EDGE-certified new builds |
El Gouna still wins on turnkey convenienceโthink cinemas, Swedish school, kite-surf spots on demand. Yet Sahl Hasheesh is closing fast, with Old Town retail occupancy above 80 % and its first international clinic opening Q4 2025. Hurghadian Property INVEST-GATE
5. Supply Pipeline & Price Trajectory
- El Gouna: Limited remaining land keeps annual handovers below 500 units. Scarcity supports prices but tempers upside. New launches (e.g., Fanadir Shores) chase the ultra-luxury tier. INVEST-GATE
- According to ERC forecasts, Sahl Hasheesh: Roughly 4,500 keys are scheduled by 2028 versus projected hotel demand of 9,000 incremental beds, leaving ample absorption room and clear runway for double-digit CAGR. Hurghadian Property
6. Investor Scorecard 2025
| Criterion | Winner | Why |
|---|---|---|
| Capital appreciation potential | Sahl Hasheesh | Lower base price + larger development runway |
| Rental liquidity (high season) | El Gouna | Deeper leisure calendar & marina demand |
| Lifestyle completeness | El Gouna | Hospitals, schools, nightlife already in place |
| ESG credentials | El Gouna | Certified Green Town; desalination & solar grid |
| Entry-ticket affordability | Sahl Hasheesh | Up to 55 % cheaper per mยฒ |
| Long-term upside vs. risk | Draw | Sahl Hasheesh = growth; El Gouna = stability |
Verdict
For value-hunters and yield chasers, Sahl Hasheesh is 2025โs breakout play. Lower prices, robust FX-hedged rental demand, and a packed infrastructure pipeline combine for compelling risk-adjusted returns.
For lifestyle buyers and capital-preservation seekers, El Gouna retains pole position. Its mature amenities, proven rentability, and sustainability accolades justify the premium for investors who prize certainty over raw upside.
Either way, record Red Sea tourist arrivals and Egyptโs pro-investment visa tweaks mean both master plans look set to outperform most Mediterranean peers this cycle. Your choice hinges on whether you want growth at a discount or blue-chip coastal securityโand, of course, whether youโd rather moor your boat in Abu Tig or wakeboard off the Sahl Hasheesh boardwalk.
