Sahl Hasheesh vs Makadi Bay: Honest 2026 Guide

If you want better walkability, an established beachfront centre and more completed resale choice, start with Sahl Hasheesh. If you want newer master-planned communities, longer developer payment plans and a more residential family feel, start with Makadi Bay. For a holiday home near restaurants and the promenade, Sahl Hasheesh has the edge. For buyers who prefer newer stock and can accept more construction around them, Makadi deserves closer attention.

The Sahl Hasheesh vs Makadi Bay decision is not really about which bay has the nicer beach. Both sit south of Hurghada and both offer quieter Red Sea living than the city itself.

The real difference is how their residential areas are organised.

Sahl Hasheesh combines an established central waterfront, hillside communities, completed compounds and newer developments inside a large resort destination.

Makadi Bay is more fragmented. Makadi Heights is Orascom Development’s elevated residential town, Madinat Makadi is an established hotel and leisure destination developed around Travco’s hospitality infrastructure, and the wider coastal strip contains separate beach resorts and resale communities.

That makes zone selection more important than simply choosing “Sahl” or “Makadi”.

Sahl Hasheesh vs Makadi Bay: The Two Bays at a Glance

Sahl Hasheesh feels more established from a residential buyer’s perspective.

Its central Old Town already has restaurants, cafés, shops, a beachfront promenade and completed residential stock. The official Sahl Hasheesh destination describes Old Town as the heart of the resort, where dining, beach activity and entertainment are concentrated.

The wider destination also contains very different residential environments. Bay Village and Tawaya sit around Old Town, Azzurra occupies an elevated position on the north-eastern headland, while Veranda, Jamaran, Amaros and newer developments add everything from resort apartments to large villas.

Makadi Bay requires more explanation because the name covers several different products.

Makadi Heights is a separate integrated town developed by Orascom Development. Orascom states that it sits 78 metres above sea level, welcomed its first full-time residents in 2022 and includes residential property, restaurants, sports facilities, medical services, a clubhouse, preschool and entertainment facilities.

Madinat Makadi is different. It is an established Travco hospitality destination with ten hotels, golf, Makadi Water World and a central souq. The newer Makadina residential development is being added within this existing destination.

So the first rule is simple:

Do not compare Sahl Hasheesh with “Makadi Bay” as one homogeneous development. Compare Sahl Hasheesh Old Town with Makadi’s coastal areas, Hillside with Makadi Heights, and individual new-build projects with equivalent new-build projects.

Buyers who are also considering larger Red Sea markets should read the Hurghada vs El Gouna property guide before narrowing the shortlist.

Zone by Zone Comparison

Current prices below are September 2026 asking-price examples, not official market averages. They show where current stock sits, but the exact unit, view, payment plan, finishing and resale status can move the price significantly.

Zone

Town

Character

Typical Current Price Evidence

Beach Access

Build Stage

Best For

Old Town

Sahl Hasheesh

Established central waterfront, promenade, dining and everyday convenience

Current examples include a ready Old Town studio around EGP 3.5m, one-bedroom stock near Old Town around EGP 7.8m, and larger two-bedroom new stock around EGP 12m+

Strongest practical beach and promenade access in Sahl Hasheesh; exact rights remain property-specific

Established core with both completed stock and newer projects nearby

Holiday homes, walkability, short stays, buyers who dislike isolation

North District / northern Sahl Hasheesh

Sahl Hasheesh

Quieter, more spread-out resort residential environment

Too project-specific for one honest average; compare each compound separately

Varies by project, from direct/serviced access to off-beach positioning

Mix of existing compounds and newer phases

Privacy, longer stays, quieter compounds

Hillside

Sahl Hasheesh

Elevated residences focused on views rather than first-row beach position

Current Red Hills examples include studios around EGP 4.7m–7.5m and two-bedroom stock around EGP 10.6m–13.1m

Usually indirect; access arrangements differ by project

Significant newer/off-plan supply alongside established elevated communities

Sea views, quiet living, buyers comfortable away from the promenade

Makadi Heights

Makadi Bay

Elevated integrated residential town by Orascom

Current examples include a resale studio around EGP 2.9m, ready/resale one- and two-bedroom units around EGP 5.8m–7.9m, with newer launches materially higher

Homes are inland/elevated rather than conventional first-line beachfront; town beach facilities apply

Operational community plus substantial continuing development

Families, longer-term living, new-build buyers

Madinat Makadi / Makadina

Makadi Bay

Established hotel, golf and leisure destination with new residential development

Current Makadina examples include one-bedroom units around EGP 7.75m–8.1m, two bedrooms around EGP 9.35m and three bedrooms around EGP 11.23m

Serviced/homeowner beach access applies to the new residential proposition

Existing destination; Makadina residential phases remain under development

Resort buyers, golf, families, buyers wanting existing hospitality infrastructure

Makadi coastal strip

Makadi Bay

Hotel-led beachfront compounds and individual resort resales

A current furnished one-bedroom Stella Makadi resale is around EGP 4.5m; prices vary sharply by resort and beach position

Often stronger than inland Makadi residential stock, but entirely resort-specific

Mostly established hospitality areas with individual resale stock

Beach-first buyers and straightforward holiday use

Old Town price evidence comes from current ready and nearby new-build listings, including a 37 m² ready studio at EGP 3.5 million and larger units next to Old Town. Makadi pricing is similarly mixed, with current ready Makadi Heights resales and more expensive first-sale launches existing at the same time.

You can compare current properties for sale in Sahl Hasheesh rather than relying on broad guide prices alone.

Sahl Hasheesh Old Town: What It Actually Is

This section deserves more attention than most property guides give it.

Sahl Hasheesh Old Town is not simply an old part of the resort. It is the practical centre of the destination.

The official destination describes it as the heart of Sahl Hasheesh, with restaurants, beach bars, nightlife and daily activity concentrated around the waterfront.

That matters enormously if you plan to live in the property rather than only admire it on a map.

A sea-view apartment three kilometres from the nearest shop and an apartment beside Old Town can offer completely different daily experiences even though both appear under “Sahl Hasheesh” in a property portal.

What is around Old Town?

The core includes or sits close to:

• The beachfront and promenade

• Restaurants and cafés

• Convenience shopping

• Hotels

• Beach facilities

• Everyday services

• Established residential buildings

The official Sahl Hasheesh real-estate overview describes Bay Village as being in the heart of Sahl Hasheesh, minutes from the beach and close to groceries, a pharmacy and other practical services. It describes Tawaya as being directly in Old Town and around 30 metres from the beach.

This is important for retirees and long-stay residents.

A quiet compound can look attractive on a two-day viewing trip, but after three months you may care more about being able to walk for coffee, groceries or dinner.

Old Town is not all old property

The name also causes another misunderstanding.

Buying near Old Town does not mean choosing only older resale buildings.

New residential development continues around the established core.

For example, current September 2026 listings include new and under-construction units marketed as being beside or within walking distance of Old Town, while older ready-to-use stock also remains available.

That creates a useful buyer choice:

Completed Old Town-area property offers certainty. You can inspect the building, surroundings, view and actual walking route.

Newer stock around Old Town can offer modern finishing, installment plans and better facilities, but you are accepting construction and delivery risk.

Who should buy in Old Town?

Old Town makes the strongest case for:

holiday-home owners who do not want to rent a car, retirees who want restaurants and services nearby, buyers targeting tourist rentals, and anyone who prefers an established setting over a future master-plan promise.

The trade-off is that central convenience can cost more than a quieter property further from the waterfront.

For the widest current selection, compare both Old Town-area listings and broader Sahl Hasheesh homes for sale before deciding how much walkability is worth to you.

For destination information rather than property marketing, the official Sahl Hasheesh Old Town guide is a useful external reference.

Makadi Heights vs Madinat Makadi

These names sound similar enough to cause expensive confusion.

They are not the same development.

Makadi Heights

Makadi Heights is Orascom Development’s residential town in Makadi Bay.

It is elevated rather than built directly as a conventional beach strip. Orascom states that the community rises to 78 metres above sea level and includes homes, restaurants, sports facilities, medical services, a clubhouse, preschool and community infrastructure. It welcomed its first permanent residents in 2022.

The official Makadi Heights website puts the community around 15 minutes from Hurghada International Airport and 20 minutes from Downtown Hurghada.

That makes it relevant to buyers who want something more residential than a hotel compound.

Current property stock includes ready resales as well as new Orascom launches. A 72 m² two-bedroom resale was recently advertised at EGP 5.8 million, while newer first-sale two-bedroom stock can be considerably higher depending on phase, view and payment plan.

The key point is that Makadi Heights is already lived in, but it is not finished growing.

New phases continue to launch.

That is good for buyers who like new development.

It is a drawback for someone expecting every surrounding parcel to look finished today.

The official Makadi Heights destination page gives the clearest overview of the town’s current facilities.

Madinat Makadi and Makadina

Madinat Makadi has a very different foundation.

It grew around Travco’s hotel and tourism operations.

Travco’s Makadina site states that Madinat Makadi already contains ten hotels, Makadi Water World, a downtown souq and an 18-hole championship golf course.

That means buyers are not waiting for the wider tourism destination to appear.

However, Makadina itself is new residential supply within that established setting.

Current listings show Makadina one-bedroom apartments around EGP 7.75–8.1 million, a 102 m² two-bedroom around EGP 9.35 million and a 137 m² three-bedroom around EGP 11.23 million. Current listings identify these as off-plan stock with future delivery rather than completed homes.

The distinction is crucial:

Madinat Makadi is established. Makadina residential property is still developing.

You can explore the developer’s own Makadina and Madinat Makadi overview for the destination structure and existing facilities.

Prices by Unit Type

The table below uses current September 2026 asking examples across multiple projects. It is deliberately not presented as an official average.

Unit Type

Sahl Hasheesh Current Asking Examples

Makadi Bay Current Asking Examples

Studio

Roughly EGP 2.75m–6.5m+, depending on ready resale vs new project and location

Around EGP 2.9m for a current ready Makadi Heights resale; newer launches can be substantially higher

1-bedroom

Roughly EGP 5.25m–10m+ across current completed and off-plan stock

Roughly EGP 4.5m for an established coastal resale; Makadina around EGP 7.75m–8.1m; premium Makadi Heights launches can exceed this

2-bedroom

Frequently around EGP 6.6m–12.5m+ in current listings

Roughly EGP 5.8m–14m+, depending heavily on resale vs new launch

3-bedroom apartment/chalet

Current new-build examples commonly move above EGP 11m, with premium stock significantly higher

Current Makadina example around EGP 11.23m, with some premium Makadi Heights stock considerably higher

Villa / townhouse

Very wide market, from newer townhouses into premium beachfront villas worth tens of millions of EGP

Current Makadi Heights villa examples start well into eight figures, with size and phase creating major variation

Sahl Hasheesh currently has hundreds of apartments advertised across multiple developments on major portals, while its own market ranges from compact studios to large Jamaran villas. Makadi also contains both older resort resale stock and high-priced new launches, so a single “Makadi price” is particularly misleading.

Build Progress: What Is Finished and What Is Still Under Construction?

Neither destination should be described as finished.

That is one of the most important honest points in this comparison.

Sahl Hasheesh

Old Town, several hotel areas and established compounds already function as completed environments.

At the same time, major parts of the wider destination remain in development.

New projects such as Red Hills, Cala, Il Bayou and other residential phases add construction activity and future supply.

Sahl Hasheesh has always been a long-horizon master-plan destination.

Buyers should therefore judge the exact surroundings of the property today, not only the final master-plan image.

The official Sahl Hasheesh transport information still refers to the promenade connecting Old Town toward the future marina area, another reminder that the wider destination continues evolving.

Makadi Bay

Makadi has the same issue in a different form.

Makadi Heights is already occupied and has working community infrastructure, but Orascom continues to launch new phases.

Madinat Makadi is an established tourism destination, while Makadina residential development remains off-plan and under development.

The practical rule for both bays is therefore:

Never buy based only on what the whole destination will eventually become. Buy only if the property and existing surroundings already make sense for your goals.

Rental Demand and Seasonality in Each

Neither market has a responsible single occupancy percentage that applies across every unit.

Rental performance depends on:

• Distance to the beach

• Compound quality

• Furniture

• Wi-Fi

• View

• Pool access

• Management

• Number of bedrooms

• Asking rate

• Minimum stay

• Season

Sahl Hasheesh has a clear holiday-rental advantage around Old Town and established beachfront areas because guests can understand the proposition immediately: beach, promenade, restaurants and resort environment.

Longer-term demand exists too, but Sahl Hasheesh remains more resort-oriented than Hurghada.

Makadi is more fragmented.

The coastal hotel strip naturally leans toward tourism.

Makadi Heights is designed more strongly around residential community life, while Makadina is positioned inside an established hospitality destination.

That means two Makadi properties only a short drive apart can have completely different rental markets.

Neither should be sold on guaranteed return claims.

Calculate yield using realistic annual rent after allowing for vacant periods, management, service charges, repairs, cleaning and owner-paid utilities.

Daily Life and Distance to Hurghada Services

Both bays are quieter because they are outside central Hurghada.

That is their appeal.

It is also their inconvenience.

Sahl Hasheesh

Old Town offers the easiest internal daily life because dining, retail and beach activity are concentrated there.

The destination also has a promenade, internal shuttle service and golf-cart options connecting hotels and residences.

But Sahl Hasheesh does not replace Hurghada for every need.

Residents may still travel into the city for larger shopping trips, specialist healthcare, administrative services or a broader choice of schools and businesses.

Makadi

Makadi Heights has a more self-contained residential proposition than older Makadi hotel strips. Orascom lists medical, sports, restaurant, preschool and community facilities, and places Hurghada Downtown around 20 minutes away.

Madinat Makadi already offers substantial leisure infrastructure, but again, specialist city services remain in Hurghada.

If you expect to visit central Hurghada four times every week, neither bay is magically “close to everything.”

That commute should be part of the buying decision.

Honest Drawbacks of Each Bay

Sahl Hasheesh Drawbacks

Seasonality matters. Parts of the destination feel much livelier during holiday periods than during quieter weeks.

Not every compound is equally walkable. Old Town is convenient. A hillside or outer compound may require a vehicle, shuttle or regular taxi use.

Development is still continuing. The master plan has existed for years and some future districts remain exactly that: future districts.

Prices vary sharply. A buyer can easily overpay by comparing a new project with a completely different established resale.

Makadi Bay Drawbacks

“Makadi Bay” is not one coherent residential market. Makadi Heights, Madinat Makadi and the coastal resorts have different developers, ownership environments and lifestyles.

Hurghada services are further away than living in the city. This is obvious on a map but more important after six months of daily life.

Large parts of current residential stock are still being built. Buyers need to distinguish functioning communities from future phases.

The master plans are long-running. Buying early can offer choice and payment flexibility, but it also means living with construction and depending on future delivery.

Those are not reasons to avoid either destination.

They are reasons to buy the destination as it exists, rather than as the CGI promises it may look one day.

Which to Choose: Six Buyer Scenarios

Buyer

Better Starting Point

Reason

Retiree who wants to walk to cafés, restaurants and the beach

Sahl Hasheesh Old Town

It offers the clearest established pedestrian lifestyle of the two bays.

Family wanting a newer residential community

Makadi Heights

Its community infrastructure and residential planning suit longer-term living.

Holiday-home buyer who will visit for a few weeks each year

Sahl Hasheesh

Old Town and established beachfront compounds make short stays straightforward.

Buyer interested in golf and resort infrastructure

Madinat Makadi

The established golf, hotels, souq and leisure facilities are already part of the destination.

Buyer prioritising elevated sea views and quieter surroundings

Sahl Hasheesh Hillside

Elevated projects trade immediate beachfront position for outlook and privacy.

Buyer prioritising developer installments and newer launches

Makadi Bay

Makadi Heights and Makadina currently provide substantial new-build supply and long payment structures.

If neither sounds right, widen the comparison. Someone who finds Sahl Hasheesh too quiet and Makadi too far from city services may actually need Hurghada. Someone wanting a more established premium master-planned town may prefer El Gouna.

That is why the Hurghada vs El Gouna comparison remains useful even after you think you have ruled those markets out.

FAQ

1. Which is better, Sahl Hasheesh or Makadi Bay?

Choose Sahl Hasheesh if walkability, an established beachfront centre and broader completed resale choice matter most. Choose Makadi Bay if newer residential communities, long developer payment plans and projects such as Makadi Heights or Makadina better fit your buying strategy.

2. What is Sahl Hasheesh Old Town?

Sahl Hasheesh Old Town is the established waterfront centre of the destination. It concentrates restaurants, cafés, beach activity, entertainment and several residential buildings close to the promenade. The official destination describes it as the heart of Sahl Hasheesh.

3. Is Sahl Hasheesh Old Town good for property buyers?

It is particularly suitable for buyers who value walkability and convenience. Completed property also allows you to inspect the actual surroundings rather than relying on a future development plan. Newer developments around Old Town provide alternatives for buyers who prefer installment plans and contemporary facilities.

4. Is Makadi Heights the same as Madinat Makadi?

No. Makadi Heights is an Orascom Development residential town on elevated land in Makadi Bay. Madinat Makadi is a separate established Travco tourism destination containing hotels, golf and leisure infrastructure. Makadina is a newer residential development within the Madinat Makadi environment.

5. Which is cheaper, Sahl Hasheesh or Makadi Bay?

Neither is always cheaper. Makadi currently has lower-priced ready resale examples, while its newest Orascom and Travco stock can cost as much as or more than some Sahl Hasheesh developments. Compare equivalent unit type, build stage, finishing and beach access instead of town-level headline prices.

6. Which has better beach access?

Sahl Hasheesh Old Town and established beachfront compounds provide very strong practical access to the sea and promenade. Makadi’s coastal resort strip also offers excellent beach access, while Makadi Heights is an elevated residential town rather than a conventional first-line beach community. Exact access rights should always be checked for the individual property.

7. Which is better for rental investment?

There is no automatic winner. Sahl Hasheesh has clear holiday demand around Old Town and beachfront compounds. Makadi contains several rental models, from tourism-focused coastal resorts to Makadi Heights’ longer-term residential proposition. Calculate net return from the actual unit rather than relying on advertised yield claims.

8. Are Sahl Hasheesh and Makadi Bay finished developments?

No. Both contain established, functioning areas alongside active and future development. Old Town and several Sahl Hasheesh compounds are established, while other phases remain under construction. Makadi Heights has residents and operating facilities but continues expanding, while Makadina is newer residential stock inside established Madinat Makadi.

The Bottom Line

The Sahl Hasheesh vs Makadi Bay choice becomes much easier when you stop comparing two destination names and start comparing zones.

Choose Sahl Hasheesh Old Town for walkability and an established beachfront centre.

Choose Sahl Hasheesh Hillside for elevation, views and quieter residential surroundings.

Choose Makadi Heights for an expanding, integrated residential community.

Choose Madinat Makadi if golf, hotels and established resort infrastructure matter.

Choose the Makadi coastal strip if immediate beach access is more important than living inside a new master-planned town.

And in both destinations, remember the same inconvenient truth:

The master plan is not the property.

Judge what exists around the unit today, what is contractually included, what remains under construction and how often you will need Hurghada.

Red Sea Listings is an independent property portal rather than the selling agency, so the purpose of this comparison is not to push one bay.

It is to make the differences visible.

You can browse current Sahl Hasheesh properties for sale and compare unit size, project stage, price and beach access across verified portal listings.

You can also check properties for sale in Makadi Bay as new Makadi inventory is added to the portal.

Compare the actual properties.

Then choose the bay.