Area guide · September 2026
Buying property in Al Alamein — 2026 guideدليل شراء عقار في Al Alamein
Al Alamein has 15 compounds with new-build inventory. Units start from about 4.2M EGP (median 11.5M EGP, ~82,112 EGP/m²) — 17% below the national median — with payment plans up to 12 years.
Al Alamein is the North Coast's anchor — the stretch where New Alamein City put permanent towers, a university and year-round services on a coastline that everywhere else empties out in September.
What it costs
Across 15 compounds in Al Alamein, the median asking price is about 11.5M EGP, or roughly 82,112 EGP per m² — 17% below the national median (national median 99,207 EGP/m²). Entry units start near 4.2M EGP.
Read the kilometre, not the brochure
North Coast property is organised by a single number: the kilometre marker on the Alexandria–Marsa Matrouh road. Al Alamein runs roughly from kilometre 100 to kilometre 123.
That number is the most useful thing on any listing. It determines drive time from Cairo and Alexandria, which neighbouring compounds you share services with, how long the season runs, and — because buyers price it instinctively — what the land is worth.
So when you compare options here, compare kilometre positions before you compare finishes. A compound at the 100 end of Al Alamein and one at the 123 end are in measurably different markets.
The season is the business model
North Coast compounds are built for a short, intense summer. For most of the year the majority of units are empty, which affects whether shops stay open, how services are staffed, and how quickly anything sells.
Price that in honestly. A coastal unit is not a home that happens to be by the sea — it is a seasonal asset with holding costs across the months you are not there. Maintenance charges run all twelve.
The exception is the stretch around New Alamein, where permanent towers and year-round institutions have created something closer to a functioning town. The further west you go from that, the more purely seasonal the proposition becomes.
What to check before you buy
Confirm the exact kilometre and drive it once. Four hours reads differently on a map than it does on a Thursday in August with the family in the car.
Ask what is open outside summer within a reasonable radius — supermarket, clinic, petrol. The answer defines whether this is usable outside the season or not.
Check the maintenance charge and what it actually covers, then assume you pay it every year regardless of how many weeks you use the place. On a coastal second home that number matters more than most buyers expect.
Payment plans in Al Alamein
Developers here typically start from a 5% down payment, with installments stretching up to 12 years. Tell us your budget and we'll match you to the plan that fits.
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Frequently asked
Where is Al Alamein on the North Coast?
Roughly between kilometre 100 and kilometre 123 of the Alexandria–Marsa Matrouh road. The kilometre marker is how the entire coast is navigated and priced, so it is worth knowing precisely rather than approximately.
Why does the kilometre number matter so much?
It determines drive time from Cairo and Alexandria, which services and neighbouring compounds you are near, how long the usable season is, and consequently the price. Buyers price kilometre position instinctively, so it drives resale as much as purchase.
Can you use a place in Al Alamein outside the summer?
Partly, and it depends how far west you are. The stretch around New Alamein has year-round services; further west the coast is substantially seasonal, with many compounds and most retail effectively closed outside the summer months.
Is North Coast property a good investment?
It behaves differently from city property — seasonal demand, thinner resale and year-round holding costs against a few weeks of use. It works best as a lifestyle purchase you can afford to hold, rather than as a yield play.
Is Al Alamein a good area to buy in 2026?
Al Alamein has 15 compounds with live inventory and 200 new-build units, so choice is deep. On price per m² it sits 17% below the national median.
How much is an apartment in Al Alamein?
Units start from about 4.2M EGP (median 11.5M EGP, ~82,112 EGP/m²).
What payment plans are available in Al Alamein?
Down payments from around 5% with installment terms up to 12 years.
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