Property prices & payment plans
What eight years
costs in Soma Bay
At Coral Coves, an extra two years brings the quarterly payment down by EGP 47,259 on a two-bedroom apartment. It also adds EGP 4.16m to the price. Would you take that trade?
We compared 250 homes on Somabay’s 31 October list. Here’s where a longer plan buys you breathing room, where cash prices fell, and which homes you can still ask to see.
The cost of time
What does an extra 25% buy you?
Say you’ve found the right home and want a little longer to pay. Across all 250 homes, choosing eight years added 25% to the shorter-plan price. How much that helps your quarterly budget depends on where you buy.
On 171 homes you gain three years. At Coral Coves, Wadi Soma and Wadi Soma Lodge, the shorter plan already runs for six years, so the eight-year plan gives you two more.
Where both schedules give a clear deposit, the longer plan also puts 25% more into each of your first two payments.
The reduction in each quarterly payment is roughly 23.4% when extending from five years, and 7.3% when extending from six. In the six-to-eight-year case, the balance is spread over 31 quarterly payments instead of 23.
Same home · each shorter-plan total = 100
171 homes · five to eight years
79 homes · six to eight years
*Quarterly comparison covers 64 homes with consistent six-year deposit amounts. The 15 Lodge schedules require confirmation.
A buyer’s comparison
What would you pay each quarter?
Take a 100 m², two-bedroom apartment in Coral Coves. It is quoted at EGP 12.48m for cash, EGP 16.64m over six years and EGP 20.80m over eight years.
Moving to eight years reduces the quarterly bill by EGP 47,259. It also adds EGP 416,000 to the first two payments and EGP 4.16m to the total. Select another home below to see how that trade-off changes.
Pick a layout to see its two schedules side by side. Figures are in Egyptian pounds, before fees.
From September to Saturday
At Coral Coves, cash buyers gained ground.
Coral Coves makes the distinction clear. Among the 28 homes appearing in both October and Saturday’s lists, every cash quote fell. For those same homes, every eight-year quote rose.
Wadi Soma was more mixed. Its 35 homes stayed in all three lists. Saturday brought lower cash quotations on 33, one unchanged cash quote and one increase. Nine of its eight-year totals rose. These counts exclude the 15 Wadi Soma Lodge homes, which share the Wadi Soma project page.
October → 31 October · number of matched homes
Coral Coves 28 matched
Cash fell EGP 0.71m–3.67m. Eight-year totals rose EGP 1.90m–9.30m.
Wadi Soma 35 matched
Cash also held on one home and rose on one. Eight-year increases ranged from EGP 10m to EGP 30m.
If you were considering Coral Coves in October, it’s worth looking again with your own payment plan in mind. A cash buyer and a buyer paying over eight years saw prices move in opposite directions.
The Blanca pattern
October’s lower five-year quotes
returned to September levels.
Across Blanca, Blanca Gardens 1, Blanca Gardens 2 and Blanca Gardens Collection, 64 five-year quotations fell between September and October.
Of those homes, 57 were still listed on Saturday. All 57 returned to their September five-year price. The other seven dropped off the list.
Blanca accounted for 20 of the reversals, Blanca Gardens 1 for 10, Blanca Gardens 2 for 11 and Blanca Gardens Collection for 16. Their matched cash and eight-year prices held across the comparisons.
Still considering an October Blanca offer? Send us the layout and the plan. We can check whether Somabay will honour that price.
Quoted totals · EGP millions
Same apartment throughout. The five-year total fell 12.5% in October, then rose 14.3% from that lower base.
What entered and left the lists
Where did the choice get narrower?
Listed inventory moved from 263 homes in September to 277 in October, then to 250 on Saturday. Matching the homes tells a fuller story than the net totals.
Mazeej accounts for 13 of the absences.
Its 13 October homes were absent on Saturday. Blanca Gardens Collection accounted for seven more absences, Coral Coves six, Blanca Gardens 2 three, Reef Town Apartments two and Mesca Heights two.
Six homes joined the October selection by Saturday. Two had appeared in September and four were new to all three lists. If a favourite has disappeared, we’ll check whether you can still buy it.
October homes absent on Saturday
View all 18 developer groups
| Developer group | Sep | Oct | 31 Oct | Added | Absent |
|---|---|---|---|---|---|
| Arc of Soma | 11 | 11 | 11 | — | — |
| Bay West Valley | 24 | 24 | 25 | +1 | — |
| Blanca | 20 | 20 | 20 | — | — |
| Blanca Gardens 1 | 10 | 10 | 10 | — | — |
| Blanca Gardens 2 | 14 | 14 | 11 | — | −3 |
| Blanca Gardens Collection | 22 | 23 | 19 | +3 | −7 |
| Blanca Villas | 5 | 5 | 5 | — | — |
| Coral Coves | 34 | 34 | 29 | +1 | −6 |
| Golf Town - Marina Edition | 17 | 17 | 17 | — | — |
| Mazeej | 0 | 13 | 0 | — | −13 |
| Mesca 4 | 1 | 1 | 1 | — | — |
| Mesca Edition | 5 | 5 | 5 | — | — |
| Mesca Golf Edition | 2 | 2 | 2 | — | — |
| Mesca Heights | 5 | 6 | 4 | — | −2 |
| Nautilus | 30 | 29 | 30 | +1 | — |
| Reef Town Apartments | 13 | 13 | 11 | — | −2 |
| Wadi Soma | 35 | 35 | 35 | — | — |
| Wadi Soma Lodge | 15 | 15 | 15 | — | — |
Added and absent compare October with 31 October. Mesca Heights includes the homes previously called Mesca 6.
From the 31 October list
Where does your budget take you?
Start with a neighbourhood you like. Each row shows one home three ways, so you can see what paying over time adds to its cash price.
EGP millions · 31 October 2026
| Project | Cash | Shorter plan | 8 years |
|---|---|---|---|
| Arc of Soma Lagoon Edition | 13.3 | 15.2 / 5 yrs | 19 |
| Blanca | 16.45 | 18.8 / 5 yrs | 23.5 |
| Blanca Gardens | 11.13 | 12.72 / 5 yrs | 15.9 |
| Blanca Gardens II | 10.29 | 11.76 / 5 yrs | 14.7 |
| Golftown Marina Edition | 11.13 | 12.72 / 5 yrs | 15.9 |
| Greens Baywest Valley | 13.23 | 15.12 / 5 yrs | 18.9 |
| Mesca Golf Edition | 14.91 | 17.04 / 5 yrs | 21.3 |
| Mesca Heights | 19.74 | 22.56 / 5 yrs | 28.2 |
| Nautilus | 76.3 | 87.2 / 5 yrs | 109 |
| Wadi Soma | 41.4 | 55.2 / 6 yrs | 69 |
| Coral Coves | 12.48 | 16.64 / 6 yrs | 20.8 |
Wadi Soma starts here with a Patio Twin. For Mazeej, ask us what’s available.
Before you reserve
Found a home you like?
What leaves your account first?
Compare the initial payment and the next payment together. A lower quarterly installment can come with a higher early cash requirement.
What sits outside the property price?
Get maintenance, club, meter, garden and other applicable charges listed separately, with their due dates.
Looking at a Wadi Soma Lodge?
We’re checking the six-year deposit on the 15 Lodges. Ask us for the amount due on signing before you budget for one.
Elsewhere on the peninsula
Two more neighbourhoods to explore
How we compared the homes
We counted each home once in Somabay’s September, October and 31 October lists. For price changes, we followed the same home on the same term. The quarter-by-quarter six-year comparison covers 64 homes and leaves out the 15 Lodges while we check their deposits. Sholan and Shams Soma have their own developers and sit outside the 250-home comparison.
All prices are in Egyptian pounds. We compare the amounts payable across each plan before fees.
Earlier reading · The August 2026 Ledger