Modon Ras El Hekma: Wadi Yemm

Modon — view developer

Wadi Yemm is Modon’s first launched precinct within the Ras El Hekma city masterplan. It brings apartments, townhouses, standalone villas and branded residences into a planned coastal neighbourhood on Egypt’s North Coast. KÂMO helps buyers compare its individual districts, obtain a current unit offer and understand the complete payment commitment before reserving.

The city, the precinct and the residential collection are different scales of purchase. A home in Yemm Boulevard is not the same product as Waterfront Residences, a Wadi East villa or a Montage residence. The address, outlook, specification and contracted delivery programme matter more than a general promise about the future city.

Where Wadi Yemm fits into the Ras El Hekma city

Modon’s Ras El Hekma masterplan has 17 precincts. Wadi Yemm is the first to launch. In the June 2026 plan, Wadi Yemm covers 9 km² along 4.5 km of coastline. Those are precinct figures; they should not be confused with the much larger city masterplan covered in our Ras El Hekma area guide.

The proposed setting combines a beach promenade, a central boulevard, golf, lagoons, hospitality and residential neighbourhoods. The wider city also plans an airport and transport infrastructure. These plans explain the long-term ambition; they do not establish that a particular facility is open, included with a home or scheduled to operate by its handover date.

Compare Wadi Yemm’s residential districts

Beach Plaza and Boulevard are not interchangeable specifications. Beach Plaza kitchens include appliances. Boulevard kitchens come fitted with selected fixtures. Ask for the specification attached to the actual offer; a feature shown for one district cannot be assumed to apply to every home in Wadi Yemm.

Wadi Yemm prices: a dated reference, not live inventory

The following developer price ranges were supplied to KÂMO on 29 September 2026. They are indicative unit-price references for the named districts, not a promise that a home at the lowest price remains available. For a price-per-square-metre comparison, ask for the saleable area of each home on the same basis.

For the ranges above, the same reference states a 10% maintenance charge payable on delivery. A Boulevard apartment at a quoted EGP 21.2M therefore has a unit-plus-maintenance subtotal of EGP 23.32M, before any other applicable contractual, brokerage or statutory charges. EGP 21.2M is the quoted unit price, not the deposit and not the complete cost of purchase.

Waterfront Residences and Yemm Views were quoted separately in the developer’s 25 September launch brief. Waterfront two-bedroom apartments were indicated from EGP 23.5M, while Yemm Views four-bedroom villas were indicated from EGP 165M. These are different collections and a different dated quote; request their own cost and payment schedules rather than carrying the table’s terms across.

Payment plan, finishing and delivery checks

The 29 September terms were 5% down, another 5% after three months and the balance in equal instalments over eight years. This stages the unit price; it does not reduce it. Those terms included full finishing, air conditioning, water heaters and kitchen cabinets, plus parking for apartments. The signed unit specification and dated payment schedule must confirm what applies to your purchase.

The sheet gives relative delivery periods for Boulevard, Beach Plaza and other products, without establishing a single calendar date for the whole precinct. We therefore check the start point, contractual handover date, any permitted extension and the amenities expected to operate at that stage. A price sheet is not a delivery contract, and a sales offer issued in September is not proof that the unit remains unsold today.

Waterfront Residences and the planned hospitality setting

The Waterfront plan places 248 apartments, 14 duplexes and 21 townhouses between the golf course, canal and waterfront. Its planned amenities include a residents’ clubhouse, infinity pools, padel, fitness and yoga spaces, children’s facilities and basement parking. A waterfront townhouse has a different access arrangement from an apartment above the podium, so inspect its plan rather than relying on the collection’s aerial image.

Modon has also announced Montage Ras El Hekma and Nammos Ras El Hekma within Wadi Yemm. These hospitality and branded-residence announcements help explain the proposed destination mix. They are not operating-hotel confirmations, rental-income guarantees or evidence that every buyer receives access to every facility.

Locate the district and the type of waterfront

A district map gives the city investment story a property-level address. Boulevard and Beach Plaza apartments, Wadi East and West villas, Waterfront Residences and the branded collections occupy different settings within Wadi Yemm. Names shown in an evolving developer plan do not establish that every collection is released or available; request the actual unit marked on the current plan.

The June 2026 plan sets aside 2.5 km of the 4.5 km coastline for swimming beaches. Its shoreline plan distinguishes beach and coastal lagoons from natural cliff, engineered cliff, hard edge and canal frontage. Use that distinction when comparing views, beach routes and the home’s intended use; the word waterfront alone does not establish sandy beach access.

For a UAE investor’s wider shortlist, see Ras El Hekma vs Sidi Heneish. The comparison separates city participation from independent coastal resort ownership, including the Sidi Heneish area. Neither a plan nor a neighbouring hotel creates access rights for a home without its own terms.

How KÂMO helps you compare Modon homes

Start with the intended use: a family apartment, a private villa, a waterfront second home or a residence with a hospitality service agreement. We then compare the specific district, building position, view, usable area, finishing, payment commitments and delivery terms. The shortlist should explain both the attraction and the trade-off of each unit.

The two announced city precincts covered in our guides are Wadi Yemm and Hacienda Ras El Hekma by Palm Hills and Miran Hills. We can compare these city options with SODIC Ogami and The Med in the surrounding Ras El Hekma area, or Silversands by Ora in Sidi Heneish. Each has its own developer, specification and contract; they should not be presented as one development. KÂMO is not a law firm, tax adviser or lender; independent professional checks remain part of the buying process.

Sources and review date

Reviewed 2 October 2026. Project structure: Modon’s official Ras El Hekma page. District descriptions: Modon’s Extended Sales Toolkit, June 2026, supplied to KÂMO in September. Waterfront details: the developer’s Waterfront Residences factsheet. Prices and terms: developer reference supplied 29 September, with separate Waterfront and Yemm Views launch references supplied 25 September. Hospitality: Modon’s published Montage page and Nammos announcement. Request a current offer before making a reservation; the references here do not establish today’s inventory.

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