Property Classes in Hurghada: Class A, B, C & Super Lux — A Complete Guide to Finishing Standards 2026
When buying property in Hurghada, one of the most important — and most misunderstood — factors is the finishing class. Egyptian developers use terms like Core & Shell, Semi-Finished, Fully Finished, Lux, and Super Lux to describe what you get on handover day. But what do these terms actually mean? And how do they affect your investment returns?
This guide explains every property finishing class available in Hurghada in 2026 — from budget-friendly Core & Shell to ultra-premium Super Lux — with real price data and compound examples so you can make an informed decision.
What Are Property Finishing Classes?
In Egypt’s real estate market, property finishing classes are not regulated by any government body. They are marketing terms used by developers to describe the quality and completeness of interior finishes. However, common industry standards have emerged, dividing properties into four main tiers:
- Class C — Core & Shell / White Finish: Bare walls, basic utilities. You finish everything yourself.
- Class B — Semi-Luxury: Plastered walls, basic floor tiles, standard bathroom fixtures. Some finishing done.
- Class A — Luxury / Fully Finished: Ready to move in. Premium materials, modern kitchen, branded sanitaryware.
- Super Lux — Ultra-Luxury: Imported materials, smart home, designer interiors. The highest standard available.
Each class has a distinct price per square metre, target buyer profile, and investment return profile.
Class C — Core & Shell / White Finish (Standard Finishing)
What you get: The developer delivers the unit with bare concrete walls and floor, basic electrical conduits and plumbing rough-ins. No floor tiles, no paint, no kitchen, no bathroom fixtures. Sometimes called “Al Abyad” (White Finish) in Egyptian Arabic.
- Price per sqm: 1,000—1,500 / €30–45
- Buyer profile: Budget-conscious investors, those who want full control over design
- Time to occupy: 3–6 months additional after handover
- Total cost (finishing): Add 4,000–7,000/sqm to complete
Best for: Investors buying multiple units who can negotiate bulk finishing rates. Not recommended for foreign buyers unfamiliar with Egyptian contractors.
Class B — Semi-Luxury Finishing (Half Lux)
What you get: Plastered and painted walls, standard ceramic floor tiles (40×40cm or 50×50cm), basic bathroom fixtures (locally manufactured), simple kitchen cabinets, standard electrical switches. Move-in ready but with mid-range materials.
- Price per sqm: 1,500—2,500 / €45–75
- Buyer profile: Mid-range buyers, local Egyptian families
- Time to occupy: Immediate to 1 month
- Finish quality: Functional, moderate durability
Best for: Long-term rental properties in mid-range areas like Al Ahyaa or Al Wazara. Adequate for tenants seeking value over luxury.
Class A — Luxury / Full Finishing
What you get: Premium porcelain or ceramic floor tiles (60×60cm or larger), high-quality paint (Jotun, Sipes), gypsum board ceilings with decorative lighting, branded sanitaryware (Grohe, Roca), modern fitted kitchen with built-in appliances (hob, hood, oven), wooden interior doors (Turkish beech or imported MDF), aluminium windows with thermal break, air conditioning installed, and built-in wardrobes in bedrooms.
- Price per sqm: 3,000—5,000 / €90–150
- Buyer profile: Foreign investors, remote workers, European second-home buyers
- Time to occupy: Immediate
- Finish quality: High — comparable to European new-build standards
Best for: Ready-to-rent properties in tourist areas. Units achieve 20–30% higher rental rates than Class B equivalents. This is the minimum standard we recommend for foreign buyers at MAMO Property.
Real examples in Hurghada: Most units in Tamaraya by Grounds Developments, El Gouna’s Ancasa Village, and Ibiza Bay by THD deliver Fully Finished — Class A as the standard.
Super Lux — Ultra-Luxury Finishing
What you get: Imported marble or natural stone flooring (Italian, Spanish), parquet in bedrooms, imported branded sanitaryware (Villeroy & Boch, Duravit), designer kitchen with fully integrated appliances (Siemens, Bosch, Miele), smart home automation (lighting, curtains, security, AC control), custom woodwork and joinery, feature walls, recessed and cove lighting, sound insulation, central AC or multi-split systems, walk-in wardrobes, and premium bathroom fittings with rainfall showers and soaking tubs.
- Price per sqm: 5,500—10,000+ / €165–300+
- Buyer profile: High-net-worth individuals, luxury investors, premium lifestyle buyers
- Time to occupy: Immediate
- Finish quality: Exceptional — hotel-grade standards
Best for: Premium compounds, beachfront properties, and high-yield Airbnb/short-let investors. Super Lux units command 50–80% premium over Class A in rental income.
Real examples in Hurghada: Makadi Heights by Orascom delivers all units Fully Finished — Super Lux. Ibiza Bay by THD offers Super Lux finishing as standard. Siyal Makadi Heights by Orascom is the pinnacle of Super Lux in the Red Sea.
Price Comparison — By Finishing Class
Here is a direct comparison of what you get for your money at each finishing level in Hurghada (2026 prices):
| Class | Finishing Cost/sqm | Total Unit Cost (50m² Studio) | Monthly Rent Potential | Best For |
|---|---|---|---|---|
| C (Core & Shell) | EGP 1,000–1,500 | EGP 900K–1.2M + finishing | EGP 3,000–5,000 | Bulk investors, local buyers |
| B (Semi-Lux) | EGP 1,500–2,500 | EGP 1.2M–1.8M | EGP 5,000–8,000 | Mid-range rentals |
| A (Luxury Full) | EGP 3,000–5,000 | EGP 1.8M–3.5M | EGP 10,000–20,000 | Foreign buyers, holiday lets |
| Super Lux | EGP 5,500–10,000+ | EGP 3.5M–8M+ | EGP 20,000–50,000+ | Premium investors, luxury market |
How Finishing Class Affects Investment Returns
The finishing class has a direct and measurable impact on rental yields and capital appreciation:
- Class A vs Class C rental gap: A fully finished (Class A) studio in the same building as a Core & Shell (Class C) unit rents for 3–4× more — but only costs ~30–40% more to buy. This makes Class A the strongest ROI class for rental investors.
- Super Lux premium: In premium compounds like Makadi Heights, Super Lux finishing commands 8–12% gross rental yield vs 5–7% for Class B in the same area.
- Resale liquidity: Class A and Super Lux units sell 60% faster than Class C or B units. Foreign buyers overwhelmingly prefer move-in-ready, premium-finished properties.
- Airbnb outperformance: Super Lux units on booking platforms achieve 2.5–3× nightly rates compared to standard finished units in the same location, with higher occupancy.
For a detailed ROI breakdown by area, see our Red Sea location comparison and Rental Yield Calculator.
Which Finishing Class Is Right for You?
| Your Profile | Recommended Class | Why |
|---|---|---|
| European second-home buyer | A (Luxury Full) or Super Lux | Move-in ready, no contractor hassle |
| Budget-conscious investor | B (Semi-Lux) | Lower entry price, decent rental demand |
| High-net-worth portfolio | Super Lux | Premium yields, strongest appreciation |
| Short-let / Airbnb investor | A or Super Lux | Higher nightly rates, better reviews |
| Egyptian resident buyer | B or A | Good balance of cost and comfort |
Frequently Asked Questions
Is “Super Lux” regulated by any government authority in Egypt?
No. There is no official government classification for finishing standards in Egypt. “Super Lux” is a marketing term — but one that has developed consistent meaning across the market. Always verify the specific finishing specifications in your sales contract.
Can I save money by buying Core & Shell and finishing myself?
Possibly, but only if you have local knowledge and contractor relationships. Foreign buyers typically pay 20–40% more for custom finishing than the developer’s bulk rate. For most international investors, Fully Finished (Class A) offers the best value.
Which Hurghada compounds offer Super Lux finishing?
Makadi Heights (Orascom), Siyal Makadi Heights, Ibiza Bay (THD), and select units in El Gouna deliver Super Lux as standard. In Sahl Hasheesh, Veranda by Mountain View offers premium finishing approaching Super Lux standards.
Does finishing class affect resale value?
Significantly. A Class A or Super Lux unit appreciates at roughly the same rate as the local market, but sold units consistently achieve 25–40% price premiums over Class B or C units in the same building. The premium is particularly strong for sea-view and compound units.
What finishing class do most foreign buyers choose in Hurghada?
Over 70% of European and Russian buyers purchasing through MAMO Property choose Class A (Luxury Full) or Super Lux. The convenience of immediate occupancy, combined with higher rental returns, makes premium finishing the clear choice for international investors.
Ready to Find Your Perfect Hurghada Property?
Whether you’re looking for a budget-friendly Class B apartment or a Super Lux beachfront villa, MAMO Property has the expertise and local knowledge to guide you. Browse our full portfolio of verified listings or contact us directly.
📱 WhatsApp: +20 115 298 0998
🌐 mamoproperty.com — mamoproperty.ru
Sources: Invest-Gate, Forsa Real Estate, The Design Hub, Siva Properties, Hurghada Real Estate Group, compoundgate.com, Regal Estate Hurghada, MAMO Property market data (2026).
📚 Further Reading:
- our detailed Sahl Hasheesh area guide
- our Makadi Bay investment guide
- our rental yield comparison and ROI calculator
- our complete guide to foreign property ownership in Egypt
- our Hurghada property appreciation trends analysis
- our short-term vs long-term rental yield comparison
- our long-term rental market guide for landlords
- Veranda Sahl Hasheesh project page
- Neo Ibiza property listing
- our analysis of Egyptian Pound trends and foreign reserves
- our Egypt tourism 2026 impact analysis
Co-founder of MAMO Property, real estate specialist in Hurghada with 16+ years experience in Egyptian property market.
