Fouka Bay is Tatweer Misr’s first delivered coastal project — a 200-feddan beachfront resort on Ras El Hekma, fully operational since 2020, and the proof point for the developer’s on-time delivery discipline. With its signature 8,000 sqm Crystal Lagoons turquoise lagoon, 650 meters of private Mediterranean beach, and an established resale market trading 60%–80% above original 2017–2019 off-plan pricing, Fouka Bay is the most liquid 2026 entry point on the Ras El Hekma corridor.

This profile covers Fouka Bay’s delivery status, current resale pricing, amenity program, the Crystal Lagoons operating model, the rental yield track record, and the due-diligence checklist MAMO uses before recommending a Fouka Bay unit. All pricing referenced is the public market range — the actual resale price is set by individual owners at the time of closing. For live resale listings and a developer-side comparison vs Salt, contact our multilingual team on WhatsApp.

Fouka Bay at a Glance

Developer	Tatweer Misr (EGX: TMDR)
Location	Ras El Hekma, km 180 Alexandria–Marsa Matrouh Road
Land area	200 feddans (~210 acres)
Beachfront	650 meters private Mediterranean beach
Signature amenity	Crystal Lagoons turquoise lagoon (8,000 sqm)
Total units	~1,800 across 3 phases (all delivered)
Delivery	Phase 1: 2020 · Phase 2: 2022 · Phase 3: 2024 — fully delivered
Resale price from	EGP 8,000,000 (2-bedroom chalet)

Why Fouka Bay Works in 2026

Three factors make Fouka Bay the most defensible 2026 entry on Ras El Hekma:

Delivered and operational. Fouka Bay is not a forward-looking brochure. The beach club is open, the Crystal Lagoons are full, the pools are heated in winter, and the rental book is established. Buyers can walk the unit, see the view, and verify the title deed the same week.
Resale liquidity. Fouka Bay’s resale market is the deepest on the North Coast. A 2-bedroom chalet purchased off-plan at EGP 4.5M in 2018 trades today between EGP 8M and EGP 12M depending on view, floor, and furnishing — a 60%–110% gross capital appreciation. Liquidity matters when the cycle turns.
Crystal Lagoons operating model. The 8,000 sqm turquoise lagoon is a Crystal Lagoons IP — the same operating partner that powers the largest lagoon installations in Latin America. The lagoon is filled with a closed-loop desalination system, requires 50 times less water than a comparable swimming pool, and operates year-round at 26°C. The lagoon’s IP is the operating edge competitors cannot easily replicate.

Fouka Bay Resale Pricing 2026

Unit Type	Size (m²)	Resale Range (EGP)	Original Price 2018 (EGP)
2-bedroom chalet	95–110	8,000,000 – 12,000,000	4,500,000
3-bedroom chalet	125–160	12,000,000 – 18,000,000	7,000,000
4-bedroom beachfront chalet	180–220	22,000,000 – 32,000,000	14,000,000
Twin house	240–290	28,000,000 – 40,000,000	20,000,000
Standalone villa	350–500	35,000,000 – 60,000,000	28,000,000

Resale pricing is the current market range based on live listings as of September 2026. Final price is set by individual owners at the time of closing. Verify the deed, the maintenance arrears status, and the developer’s transfer fees before committing. MAMO can run this due-diligence on your behalf.

Master Plan & Amenities

Fouka Bay’s 200-feddan master plan is organized into four zones:

Beach zone: 650 m of private Mediterranean beach, beach club with F&B outlets, water-sports center, and direct access to the Crystal Lagoon.
Crystal Lagoon zone: the 8,000 sqm turquoise lagoon with sandy beach entries, paddle-boarding and kayaking, central island with F&B kiosks, and lagoon-side cabanas.
Residential zone: ~1,800 units organized in low-rise clusters (G+2 to G+4), each with private pool and landscaped courtyard.
Central spine: clubhouse with co-working space, fully equipped gym and spa, kids’ club, tennis and padel courts, jogging and cycling tracks, retail strip, medical clinic, and 24/7 gated security.

The village is fully operational and the rental book is established.

About the Developer — Tatweer Misr

Fouka Bay is the project that established Tatweer Misr as a top-three coastal developer. The company was founded in 2014 by Ahmed El-Sherbeiny. Within a decade, Tatweer Misr built a 7.4 million sqm land bank, delivered 34,000 residential units across 9 projects, and accumulated EGP 73 billion in cumulative sales. Listed on the Egyptian Exchange (EGX) under the ticker TMDR, Tatweer Misr has never missed a primary delivery milestone. Other signature projects include Salt, Salt Marina, Il Monte Galala, Bloomfields, Scenes, Carnelia, and The Groove. See the full Tatweer Misr developer profile on MAMO Property.

Location & Access

Fouka Bay sits at km 180 on the Alexandria–Marsa Matrouh International Coastal Road, 5 km east of Salt. Driving times:

Cairo: 2 hours 30 minutes via the new Fouka Road
Alexandria: 1 hour 40 minutes
New Alamein city: 40 minutes north
Marsa Matrouh: 1 hour 35 minutes west

Rental Yield Track Record

Fouka Bay is one of the best-performing Airbnb projects on the North Coast. Actual numbers from the 2024 and 2025 peak seasons:

2-bedroom chalet: 60%–70% peak occupancy, EGP 3,800–6,500 average nightly rate, EGP 380,000–520,000 gross annual revenue
3-bedroom chalet: 65%–80% peak occupancy, EGP 5,500–9,500 average nightly rate, EGP 620,000–900,000 gross annual revenue
4-bedroom beachfront: 70%–85% peak occupancy, EGP 14,000–22,000 average nightly rate, EGP 1,500,000–2,200,000 gross annual revenue

After service charges, OTA commissions, and management fees, net yield is 9%–13% on the current resale price for actively managed units. MAMO’s managed-rental program can place your Fouka Bay unit on the peak-season book.

Frequently Asked Questions

Is Fouka Bay delivered?

Yes. Fouka Bay Phase 1 was delivered in 2020 and is fully operational; Phases 2 and 3 followed in 2022 and 2024. All utility connections (electricity, water, sewage, fiber internet) are live, the beach club is open, and the Crystal Lagoons are operational. Fouka is Tatweer Misr’s first delivered coastal project and the proof point for the developer’s on-time delivery track record.

What is the current resale price for Fouka Bay?

Fouka Bay resale prices in 2026 start from EGP 8 million for a 2-bedroom chalet (the original 2017–2019 buyers paid EGP 4.5–5.5 million). 3-bedroom chalets currently trade between EGP 12 million and EGP 18 million. 4-bedroom beachfront chalets are listed from EGP 22 million. Standalone villas on the beachfront are priced from EGP 35 million. Resale pricing is set by individual owners, not the developer — verify the deed and maintenance status before closing.

How does Fouka Bay compare to Salt?

Fouka Bay is delivered and operational with a proven rental book; Salt is being launched at the foundation of its curve. Fouka Bay is smaller (200 feddans vs Salt’s 294.5 acres), but it sits 5 km east of Salt on the same Ras El Hekma corridor. Salt’s beachfront (850m) is longer than Fouka Bay’s (650m), but Fouka Bay has the advantage of a live resale book and 4-year operational track record. Investors who want immediate cash-flow should pick Fouka Bay; investors optimizing for capital appreciation should pick Salt.

Does Fouka Bay have a Crystal Lagoon?

Yes. Fouka Bay’s signature amenity is a Crystal Lagoons-manufactured turquoise lagoon — one of the first in Egypt. The lagoon is sized at approximately 8,000 sqm, with sandy beach entries, kayaking and paddle-boarding, and a central island hosting the lagoon-side F&B kiosks. The lagoon is operational year-round.

What is the annual service charge at Fouka Bay?

Annual service charges at Fouka Bay in 2026 are approximately EGP 80–110 per sqm of unit area, paid quarterly. This covers 24/7 security, beach and lagoon maintenance, pool upkeep, landscaping, common-area utilities, and the owner’s concierge service. Service-charge increases are tied to the official CPI rate plus a 5% cap.

Can foreigners buy Fouka Bay resale?

Yes. Egypt permits foreign ownership of residential property in freehold zones (Fouka Bay is in a freehold zone) under Law 230 of 1996 and its amendments. Foreign buyers need a valid passport, Egyptian tax ID (1–2 working days to obtain), and a real-estate registry registration. There is no residency requirement tied to the purchase. MAMO’s multilingual team handles the full closing process.

Is Fouka Bay a good Airbnb investment?

Yes. Fouka Bay is one of the best-performing Airbnb projects on the North Coast. During the 16-week peak season (mid-May to mid-September), 3-bedroom chalets achieve 65%–80% occupancy with average nightly rates of EGP 5,500–9,500. 4-bedroom beachfront chalets reach EGP 14,000–22,000 per night. Off-season occupancy drops to 20%–35%, partially filled by winter long-stay corporate rentals. Annual gross rental yield for actively managed units is 9%–13% net.

What facilities does Fouka Bay have?

Fouka Bay’s amenity set: 650 m of private Mediterranean beach, the signature 8,000 sqm Crystal Lagoons turquoise lagoon with sandy beach entries, the Fouka Bay Beach Club (F&B and live events), multiple swimming pools, tennis and padel courts, a fully equipped gym, kids’ club, jogging and cycling tracks, a commercial strip with international restaurants and cafés, and 24/7 gated security.

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