Marassi Red Sea is a $18 billion Emaar Misr + City Stars megaproject on Egypt’s Red Sea coast, covering 10.2 km² just 30 minutes south of Hurghada International Airport. Announced in September 2025, the development will feature 12 luxury hotels, three marinas, 1.5 km of swimmable beachfront, Maldives-style floating cabins, an international convention center, schools, hospitals, and residential zones for 25,000+ permanent residents. Delivery is targeted for completion by 2029. This is a complete 2026 investor’s guide, written by Hurghada-based licensed brokers at MAMO Property.
Marassi Red Sea at a Glance (2026)
| Detail | Specification |
|---|---|
| Project name | Marassi Red Sea |
| Developer | Emaar Misr (UAE-based Emaar Properties subsidiary) + City Stars Group (Saudi/Egyptian) |
| Total investment | EGP 900 billion (~$18 billion USD) |
| Land area | 2,426 feddans (10.2 km² / 4,000+ acres) |
| Location | 30 km south of Hurghada International Airport (Sahl Hasheesh / Soma Bay corridor) |
| Master developer | Emaar Misr (state-supervised settlement procedures finalised August 2025) |
| Hotels | 12 luxury hotels (rooms + serviced residences) |
| Marinas | 3 (1 main harbour + 2 boutique marinas) with 600 yacht berths |
| Beachfront | 1.5 km swimmable beach + 400 m elevated infinity beach |
| Retail | 500+ waterfront shops and restaurants |
| Convention center | “Marassi Wonders” multi-use district with international conference centre, aqua park, sports facilities |
| Target completion | 2029 (4-year build) |
| Target permanent jobs | 25,000+ (post-completion) |
| Construction jobs | 150,000-170,000 (over 4-year build) |
What This Project Means for Hurghada Property Investors
Marassi Red Sea is the largest tourism megaproject announced on the Red Sea coast since El Gouna in 1989. Three reasons it matters for Hurghada property investors:
- Catalyst effect on existing inventory: When a $18B brand lands 30 minutes from your existing Hurghada, Sahl Hasheesh, or Soma Bay apartment, comparable inventory typically appreciates 15-30% over the 24-36 months around delivery.
- New airport traffic: Hurghada International Airport handled 10.5-12.35 million passengers in 2024-2025. Marassi’s 12 hotels will add an estimated 2-3 million more annual visitors, supporting rental yields across the entire southern Red Sea corridor.
- Infrastructure boost: The project triggers new highways, utility upgrades, and medical/educational facilities that benefit the entire region — including older Hurghada stock.
Marassi Red Sea — Pricing and Unit Types
Emaar Misr has not yet released official pricing for Marassi Red Sea residential units (off-plan sales launch is expected late 2026 / early 2027). Based on comparable Emaar Misr launches in the North Coast and Cairo suburbs, indicative pre-launch pricing is expected to be:
| Unit Type | Indicative Size | Indicative Starting Price (EGP) | Indicative USD |
|---|---|---|---|
| 1-Bedroom Apartment | 65-88 m² | 14,000,000 | $285,000 |
| 2-Bedroom Apartment | 117-138 m² | 19,000,000 | $385,000 |
| 3-Bedroom Apartment | 155-200 m² | 24,000,000 | $490,000 |
| Townhouse | 180-220 m² | 36,000,000 | $730,000 |
| Villa (3-bed) | 220-280 m² | 52,000,000 | $1,050,000 |
| Villa (4-5 bed) | 320-450 m² | 58,000,000 | $1,180,000 |
| Villa (6-7 bed, beachfront) | 500-800 m² | 95,000,000+ | $1,930,000+ |
Prices are likely to be 20-30% higher than the equivalent Sahl Hasheesh and El Gouna stock today, reflecting the brand premium, the master-planned community, and the Marassi track record (the North Coast Marassi has appreciated 40-60% since launch).
Marassi Red Sea vs. Existing Hurghada Projects
For an investor deciding between Marassi and existing inventory, the trade-offs are:
| Factor | Marassi Red Sea | Sahl Hasheesh (e.g. Veranda) | El Gouna (e.g. Ancient Sands) |
|---|---|---|---|
| Entry price (1-bed) | ~$285,000 (pre-launch) | ~$118,000 | ~$210,000 |
| Brand | Emaar (global luxury) | SODIC/Selena (regional) | Orascom (regional) |
| Master plan scale | 10.2 km² (megaproject) | ~30 km² (Sahl Hasheesh district) | ~36 km² (El Gouna town) |
| Delivery | 2029 (4 years out) | Already delivered / operating | Already delivered / operating |
| Yield (gross) | 5-8% projected | 8-12% (operating) | 6-9% (mature) |
| Appreciation potential | 20-40% (premium brand) | 10-15% (operating) | 5-10% (mature) |
| Best for | Long-term appreciation buyers | Yield-focused investors | Lifestyle premium buyers |
How to Get Early Access to Marassi Red Sea
Emaar typically allocates pre-launch and Phase 1 inventory to:
- Existing Emaar customer database (owners of Emaar Cairo, North Coast Marassi, Marassi, etc.)
- Registered real estate brokerages with proven Emaar Misr track record
- Public launch (typically 6-12 months after the initial pre-launch)
MAMO Property is currently in conversation with Emaar Misr’s regional sales team about a Hurghada-based allocation channel. If you’d like to be notified when pre-launch inventory is available, register below and we’ll send you the unit type, price, and view window as soon as it’s released.
Marassi Red Sea — Frequently Asked Questions
When will Marassi Red Sea units be available to buy?
The off-plan sales launch is expected late 2026 or early 2027, with deliveries beginning in 2029. Pre-launch allocations to vetted broker networks typically happen 2-3 months before the public launch. Register above to get on the MAMO Property allocation list.
Can foreigners buy in Marassi Red Sea?
Yes. Marassi Red Sea will be in an open Red Sea resort zone, where foreigners can buy freehold with the same rights as Egyptian citizens. See our complete guide to foreign property ownership in Egypt.
What ROI can I expect on a Marassi Red Sea apartment?
Based on comparable Emaar Misr projects and the projected tourism impact of the 12 hotels + 1.5 km beach, projected gross rental yields are 5-8% per year once the resort is fully operational. Pre-launch appreciation is expected at 20-40% from launch to delivery. Total 5-year projected return: 60-100%.
How does Marassi compare to El Gouna?
El Gouna is a mature, fully-built town. Marassi Red Sea is a 4-year build from greenfield. El Gouna is 25 km north of Hurghada airport; Marassi is 30 km south. Both are master-planned. El Gouna has 30+ years of operational track record; Marassi will be the new flagship. For investors, El Gouna offers mature, lower-risk yields; Marassi offers higher appreciation potential with higher delivery risk.
Sources & Further Reading
- Egypt State Information Service (SIS) — sis.gov.eg
- Al-Ahram Weekly — “Egypt signs landmark $18 bln deal” — english.ahram.org.eg
- Daily News Egypt — Emaar Misr + Citystars partnership — dailynewsegypt.com
- MEED — Egypt announces $19bn Red Sea Marassi project — meed.com
- Egyptian Streets — “Marassi Red Sea: Egypt’s New USD 18 Billion Luxury Tourism Project” — egyptianstreets.com
- Emaar Misr official project page — emaarmisr.com
Last updated: 4 August 2026 · Author: Mahmoud (Co-Founder, MAMO Property) · Reviewer: Mohamed Naguib (Co-Founder, Egyptian licensed broker CR 282312) · Sources: Egyptian State Information Service, Al-Ahram Online, Daily News Egypt, MEED, Egyptian Streets, Emaar Misr, MAMO Property market analysis. Pricing is indicative based on comparable Emaar Misr launches; final pricing will be set at the official Marassi Red Sea launch event.
