Red Sea
1. Entry Price: Four Times the Space for the Same Cash
| Metric (Q2 – 2025 Resale Listings) | Soma Bay | El Gouna |
|---|---|---|
| 2-bed chalet price | EGP 6.3 m for 112 m² | EGP 22.7 m for 99 m² |
| Cost per m² | ≈ EGP 56.3 k (≈ US $1,223) | ≈ EGP 229 k (≈ US $4,988) |
A buyer can secure roughly 4× more floor area in Soma Bay for the price of one mid-range apartment in El Gouna.
Price momentum: Soma Bay values jumped 39 % YoY in 2024 as investors chased lower bases, yet they still trail El Gouna by a wide margin. Sands Of Wealth
2. Lifestyle Face-Off
| Lifestyle Pillar | El Gouna | Soma Bay |
|---|---|---|
| Marinas & Nightlife | 300-berth Abu Tig Marina, film festival, bar-hopping circuit. OnboardOnlineEl GounaTripadvisor | Boutique marina for dive boats; emphasis on reef tranquillity and star-gazing beach clubs. |
| Family Infrastructure | New Kids’ Club at Kempinski, but schooling means a 45-minute drive to Hurghada. | Two golf courses, wake parks, and desert quad tours. |
| Active Leisure | The Gary Player Cascades championship course is the host of the 2025 Golf World Cup Finals. somabaygolf. | The largest thalasso spa in Egypt is located at Cascades; solar-powered desalination keeps the pools chemical-free. The World Luxury Awards Facebook |
| Wellness | Spa scene anchored by Chedi & Six Senses-trained therapists. | Largest thalasso spa in Egypt is located at Cascades; solar-powered desalination keeps the pools chemical-free. The World Luxury Awards Facebook |
| Watersports | Wakeboarding lagoons & yacht charters. | World-class kite lagoon with year-round wind. |
Verdict: El Gouna wins on urban buzz and family depth; Soma Bay scores on wide-open water, premier golf, and eco-quiet.
3. ROI Metrics: Yield vs. Liquidity
| Indicator (FY 2024-25) | Soma Bay | El Gouna |
|---|---|---|
| Hotel occupancy | 70-75 % Hurghadians Property | 72-73 % ARAB MLSYahoo Finance |
| Net Airbnb yield (studios/1-beds) | 9-11 %—about 300 bps higher than El Gouna. | 8-10 % |
| Capital appreciation (2024) | +39 % YoY. | +11-14 % YoY (median). |
| Exit pathways | Green-contract resale to any nationality; REIT IPO rumoured 2026. | Deep secondary market; Orascom buy-back programs add liquidity. |
Interpretation: El Gouna still offers easier exits and a proven rental engine, but Soma Bay’s higher yield spread and catch-up pricing amplify upside for long-term holders.
4. The 2025 Investor Cheat-Sheet
| Question | Choose El Gouna If… | Choose Soma Bay If… |
|---|---|---|
| Lifestyle priority | You favour golf, kitesurfing, and low-density peace. | You have $500k+ to deploy upfront. |
| Budget | You need sub-$200k sea views with payment plans. | You need sub-$200 k sea views with payment plans. |
| Yield appetite | Steady 8-9 % with mature management firms. | Double-digit net yields & price-growth runway. |
| Hold horizon | < 5 yrs, quick flips, brand-name resale. | 5-10 yrs, willing to ride the development curve. |
Bottom Line
- Value Edge: Soma Bay delivers big-ticket lifestyle assets at starter-ticket prices, with rental yields that currently outgun its northern rival.
- Stability Edge: El Gouna counters with deeper infrastructure, global name-recognition, and a ready resale market.
Investor takeaway: If your mandate is yield and appreciation potential, Soma Bay is today’s asymmetric bet. If you prize instant liquidity and a city-within-a-city vibe, El Gouna remains the safer harbour.
Either way, Egypt’s Red Sea is no longer a fringe chapter in MENA real estate—it is the chapt
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