An overview of Fouka Bay
Fouka Bay is a coastal development in North Coast, built by Tatweer Misr, offering Chalets, Residential Apartments in sizes from 80 to 450 m². Published prices currently start from 13.9 million EGP, and a unit can be reserved with a 10% down payment with the balance paid over 15 years.
This is not an advertisement for Fouka Bay. It is the full review I work through with clients before any purchase decision: the location and the real distances, the developer's record, an analysis of the rate per square metre, an instalment schedule worked out in numbers, a comparison against the other projects in the area, and the points you need to verify before you sign. If you finish reading and conclude the project does not suit your circumstances, the page has done its job.
I am Nada Mahmoud, a real estate consultant working in the Egyptian market, helping buyers and investors choose the right unit at the right price. You can browse the other available projects or contact me directly for a free property consultation.
The developer: Tatweer Misr
Before committing to years of instalments, the most important question is not about the project — it is about the developer. Have they delivered before? Did they deliver on time? What condition are their handed-over projects in today? That is what decides whether this contract is an asset or a risk.
Tatweer Misr was founded in 2014 and built its business around integrated mixed-use communities rather than standalone residential schemes. The portfolio reflects that: Fouka Bay and D-Bay on the North Coast, Il Monte Galala in Sokhna, and Bloomfields in Mostakbal City.
The company puts weight on operation rather than sales alone. It runs a hospitality arm that manages and rents units, which addresses the single biggest problem facing a coastal buyer: the unit sitting empty for the rest of the year.
Payment terms at Tatweer Misr are among the longest in the market, reaching fifteen years on some plans. That lowers the monthly instalment appreciably in exchange for a longer commitment.
Where Fouka Bay is and how to get there
Egypt's North Coast runs for more than 500 kilometres along the Mediterranean, but the real estate market is concentrated in the strip between kilometre 60 and kilometre 212. Every kilometre in that strip has its own price and its own buyer, and the difference between a project at kilometre 80 and one at kilometre 190 is not just distance — it is the colour of the water, the length of the season and the profile of the clientele.
What changed the market in recent years is the shift from holiday home to investable asset. Hotel-management arms operating inside the villages, together with short-let platforms, mean a coastal unit can now produce real summer income instead of sitting locked. That has repriced units that come with a clear operating model.
Alamein airport, the high-speed rail and the upgraded coastal road all shorten the journey and lengthen the season, and that is exactly what an investor is counting: every extra week of season converts into extra rentable nights.
Distances from The North Coast
These figures are approximate and vary with traffic and time of travel, but they are the reference every buyer uses when comparing two destinations:
| Cairo | 200 to 350 km depending on the kilometre marker |
|---|---|
| Alexandria | 60 to 210 km depending on the kilometre marker |
| Alamein International Airport | 20 to 60 minutes |
| Marsa Matrouh | Varies with position on the coastal road |
Unit sizes and types in Fouka Bay
The units available in Fouka Bay are chalets, Residential Apartments. Sizes run from 80 to 450 m², and that wide spread between the smallest and largest layout means the project serves two buyers at once: the investor looking for the smallest rentable unit, and the family looking for a full-sized home.
On the coast the practical rule is that units between 80 and 130 square metres rent fastest and resell most easily, because they serve the mid-market Egyptian family, the largest segment in the seasonal rental market. Smaller units deliver the highest return per pound invested, while larger ones take longer to move but hold their value if they carry a genuinely good view.
The announced delivery date is تسليم within 4 years. Always insist that this date is written into the contract with a clear compensation clause for delay.
The unit types explained
Every unit type has its own pricing logic and its own resale market. Here is a quick read on each type available in Fouka Bay and who it suits:
Chalets
The chalet is the most sought-after unit type in the Egyptian coastal market, typically one or two bedrooms with a reception, kitchen and terrace. Ground-floor chalets come with a private garden that adds real usable space, though the garden area is priced on a different basis; upper chalets come with a roof or terrace and a wider outlook. For an investor, a two-bedroom chalet between 80 and 110 square metres is the fastest to rent and the easiest to resell, because it serves the mid-market Egyptian family, the largest single segment in the seasonal rental market.
Residential Apartments
The apartment is the most widely held and most liquid unit type in the Egyptian market: faster to sell, easier to let and cheaper to maintain. When comparing two apartments, the deciding factor is not total area but the layout and how efficiently the space is used: a well-arranged 130-square-metre three-bedroom outperforms a 150-square-metre unit with wasted circulation.
Fouka Bay prices and the rate per square metre
Published prices for Fouka Bay start from 13.9 million EGP (last updated 24 September 2026). That price applies to the smallest available unit and rises with size, floor, view and where the unit sits on the master plan.
The approximate rate in Fouka Bay is around 173,750 EGP per square metre. The rate per square metre is the only number that lets you compare two projects in the same area fairly — comparing the headline price of a 90-square-metre unit with a 140-square-metre one tells you nothing.
When comparing the rate between two projects, three things change the equation: whether the price includes full finishing or semi-finishing, whether the stated area is net or includes a share of common space, and whether a garden or terrace is counted at a different rate. Those differences alone can reverse the comparison.
Payment and instalment plans in Fouka Bay
The payment plans currently available in Fouka Bay:
- 10% down payment over up to 15 years
- 10% down payment over up to 12 years
- 5% down payment over up to 10 years
- 5% down payment over up to 8 years
- 5% down payment over up to 5 years with a discount of up to 40%
The instalment schedule worked out on the entry price
This table is calculated on the lowest published price (13.9 million EGP) with a 10% down payment over 15 years, so you can see the real commitment in money rather than in percentages:
| Total unit price | 13,900,000 EGP |
|---|---|
| Reservation down payment (10%) | 1,390,000 EGP |
| Balance to pay in instalments | 12,510,000 EGP |
| Approximate monthly instalment | 69,500 EGP over 180 months |
| Approximate quarterly instalment | 208,500 EGP |
| Approximate annual payment | 834,000 EGP |
The table assumes an equal split with no interest and no additional payments. Most developers add a handover payment or uneven semi-annual instalments, so the real figure can differ — ask me for the official schedule for the unit you want before deciding anything.
A practical note: the longest term is not automatically the best choice. A longer term lowers the instalment, but most developers tie the cash discount or the lower headline price to shorter terms. If you have liquidity, ask for a comparison between the 15 years plan and a shorter one and look at the real difference in the total paid — it sometimes runs to a meaningful share of the unit value.
Fouka Bay amenities and services
Amenities are not a luxury in a purchase decision — they decide whether the unit rents at all, and they set the resale price years later. These are the facilities available in Fouka Bay:
- Developer: Tatweer Misr
- Unit sizes from 95 to 450 m²
- 5% down payment over up to 9 years, interest free
When you visit, ask two things about every item on this list: is it actually built or only on the master plan, and who will operate it after handover. An amenity that exists in the render but not in the contract is not an amenity.
Services and price movement in The North Coast
Services on the North Coast differ radically by kilometre. The strip from 60 to 100 has older, settled service infrastructure; the strip from 120 to 212 carries the newest and most upmarket services alongside New Alamein City and its airport.
I have written a full guide to The North Coast covering the services and amenities around the projects, how the rate per square metre has moved, and how to compare one project against another: Guide to North Coast Chalets. If you are weighing Fouka Bay against another project in the same area, start there.
Investing in Fouka Bay: yield and season
The rule on the North Coast is simple: the closer you get to the turquoise water past kilometre 120, the higher the price and the deeper the resale liquidity. The fastest-renting units are two and three bedroom layouts between 90 and 150 square metres, because they serve the mid-market Egyptian family, which is the largest single segment in the summer rental market.
Season: Traditionally June to September, extending into spring and autumn in projects with operating hotels and amenities.
Read it the way an investor would: you pay 1,390,000 EGP now to secure an asset worth 13,900,000 EGP, and settle the balance over 15 years. That is real leverage — any appreciation during the payment term accrues on the full value, not on the amount you have paid in. It is exactly why buying on instalments in an inflationary market can beat paying cash, provided the instalment is comfortable rather than punishing.
Payment scenarios: which one costs you less in Fouka Bay?
Almost every buyer asks the same question: cash or instalments? There is no single answer — it depends on the liquidity you have and on the alternative you could invest it in. Here are three scenarios worked out on the same unit in Fouka Bay:
| Scenario | Paid at contract | Monthly commitment | Who it suits |
|---|---|---|---|
| Full cash settlement | 13,900,000 EGP | None | A buyer with the full amount available, chasing the lowest net price after discount |
| A 10% down payment over 15 years | 1,390,000 EGP | 69,500 EGP | The largest group of buyers — the smallest upfront commitment with an extended instalment |
| Double the down payment over half the term | 2,780,000 EGP | 123,556 EGP | A buyer with partial liquidity who wants to cut the total paid and capture the shorter-term discount |
The third scenario is the one most buyers overlook, and it is usually the cheapest: a larger down payment over a shorter term reduces the total paid, because developers tie the price to the length of the term. Ask me to compare the total across all three before you choose — on the same unit the gap between two plans can run into the hundreds of thousands.
Estimating the return on a unit in Fouka Bay
If you are buying as an investment you need two numbers: the annual rental yield and the expected capital growth. This is an approximate calculation on the entry price in Fouka Bay at three yield levels:
| Annual yield rate | Approximate annual income | Approximate monthly income |
|---|---|---|
| 4% | 556,000 EGP | 46,333 EGP |
| 6% | 834,000 EGP | 69,500 EGP |
| 8% | 1,112,000 EGP | 92,667 EGP |
This table is a calculator, not a promise of return. The actual rate depends on the unit position, its size, its finishing level and whether an operator manages it, and it is reduced by maintenance charges, commissions and void periods. I do not offer guaranteed returns, and if anyone guarantees you a yield in an advertisement, read the contract carefully before believing it.
One point that matters: compare the rental income against the instalment. If the expected rent exceeds the monthly instalment, the unit roughly funds itself, which is the best case for an investor. If it falls short, make sure you can cover the gap each month from other income for the whole term.
Fouka Bay compared with other The North Coast projects
A quick comparison between Fouka Bay and its closest neighbours on entry price, down payment and payment term:
| Project | Starts from | Down payment | Term |
|---|---|---|---|
| Fouka Bay (this page) | 13.9 million EGP | 10% | 15 years |
| Hacienda Bay | 22 million EGP | 10% | 6 years |
| Marassi | 10.4 million EGP | 5% | 8 years |
| Jefaira | 8.95 million EGP | 10% | 8 years |
| Cali Coast | 10.4 million EGP | 5% | 8 years |
Prices are indicative and refer to the smallest published unit in each project; they change with availability and with each developer policy. This comparison is a starting point for negotiation, not a substitute for an official quotation.
What to verify before reserving in Fouka Bay
Always ask how many months the amenities inside the village actually operate. A village that shuts its facilities in October is a fundamentally different asset from one that runs year round, and the difference shows up in both rental rates and resale price.
This is the list I go through with every client before any signature, whatever the developer's name:
- Actual construction progress: ask for recent site photographs and visit in person — not renders.
- Delivery record: ask about an earlier project the developer actually handed over, and go and see it yourself. It is the most honest indicator available.
- The delay clause: there must be a defined grace period and explicit compensation, not open-ended wording.
- The area in the contract: confirm whether it is net or gross, and at what proportion a garden or terrace is counted in the rate per square metre.
- Maintenance charges: establish the percentage, when it is due, and whether it is one-off or annual — this cost stays with you permanently.
- Land title and permits: ask to see the land status and the building permits before paying any deposit.
- The official instalment schedule: with the payments and their dates written down, not a percentage quoted verbally.
If any of these is unclear, that is not necessarily a reason to walk away — but it is reason enough to postpone signing until it is clarified in writing.
How to reserve in Fouka Bay with Nada Mahmoud
- A needs call: we establish the budget, the purpose (home, holiday, investment) and the monthly instalment that is genuinely comfortable for you.
- A shortlist: I prepare two to four suitable units inside Fouka Bay and in competing projects, with prices and official instalment schedules.
- The viewing: we arrange a site visit and inspect the unit on the ground or at its current stage.
- Negotiation: I negotiate the price, the payment plan and the available discounts with you — this is the stage where the largest difference is made.
- Contract review: we go through the critical clauses (delay, area, maintenance, handover) before you sign.
- After contracting: following up the payments and the handover, and helping you let or resell the unit later if you want to.
The service is free to the buyer because my commission comes from the developer — and even so, my interest is that you buy well, because a satisfied client comes back and refers me. You can look through my track record or read about the negotiation and buying service.
