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Al Alamein Lagoons Village by Modon | Latest Updates
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Project details
| Location | Kilometer 109, Alexandria–Marsa Matrouh Road, C3 District, New Alamein City |
|---|---|
| Unit areas | Starting from 47 m² |
| Start Price | 4,737,000 EGP |
| Payment Plan | 5% Down Payment , 10 Years Installments |
| Project Type | Coastal , |
| Developer | Modon Developments |
| Unit types | Chalets , Duplexes , |
| Sales number of Modon Developments | 01103245889 (Click the number to call) |
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Al Alamein Lagoons North Coast is a coastal development located at Kilometer 109 of the Alexandria–Matrouh Road, in Zone C3 at the heart of New Alamein City, opposite the Al Alamein beachfront towers and next to the Heritage City.
It was launched by Modon Developments in partnership with the New Urban Communities Authority and RO for Contracting and Investment, covering an area of 50 acres.
Al Alamein Lagoons central concept revolves around swimmable lagoons that wind between the buildings, allowing every unit to overlook the water directly.
Residents also enjoy a private sandy beach stretching approximately 750 meters along the Mediterranean Sea, served by a clubhouse located directly on the sand.
Units range from one- to three-bedroom chalets to Sky Garden units and duplexes, with areas starting at 47.13 m² and prices starting at EGP 4,737,000 with installment plans.
Buyers can pay a down payment starting at 5% and installments over up to 8 years, or pay a 10% down payment and installments over up to 10 years interest-free.
The Meaning Behind the Name Al Alamein Lagoons
The name combines the location with the project’s defining concept. “Al Alamein” identifies the village’s location within New Alamein City, while Lagoons is the plural of lagoon, meaning a shallow body of calm water.
Al Alamein Lagoons reflects the essence of the development, which was designed entirely around a network of swimmable lagoons that weave between the buildings and connect different parts of the village, making water part of every unit’s everyday view.
Detailed Overview of Al Alamein Lagoons
Al Alamein Lagoons is the first coastal project by Modon Developments. It was launched through a three-party alliance comprising:
- The New Urban Communities Authority, which oversees New Alamein City.
- RO for Contracting and Investment, serving as the project’s executive arm.
- Modon Developments, acting as the developer responsible for planning, marketing, and operations.
This partnership gives the project a level of government backing rarely found in privately developed coastal communities.
According to the developer, Al Alamein Lagoons obtained the first official investment license within its designated area of the city.
This is particularly important to coastal property buyers because it establishes the land’s legal status and licensing position before they sign a contract.
Actual construction also began alongside the launch, helping the project record more than 1,000 booking requests within the first three days alone.
Unlike traditional coastal villages, where buildings are arranged in successive rows from the sea toward the road, Modon chose to build the development around the lagoons themselves.
The buildings curve around the swimmable lakes, while a calm river runs between them, allowing residents to float along the water.
As a result, almost all units enjoy a front-row position overlooking the water, whether a one-bedroom chalet or a three-bedroom duplex.
The sea, meanwhile, is accessible via a private sandy beach for residents along the Al Alamein coastline, complete with the project’s clubhouse.
Residents therefore enjoy two experiences in one place: the tranquility of a lagoon directly in front of their unit throughout the day and the open sea just minutes away whenever they want to swim or relax on the sand.
Al Alamein Lagoons features a simple, contemporary architectural style, with horizontal lines and light colors that complement the coastal sunlight.
Units are equipped with smart-home systems and elevators and are delivered fully finished. Public-area lighting relies on solar energy, reflecting the developer’s aim to reduce energy consumption during operations.
The master plan extends beyond residential units to include a luxury hotel and a commercial mall with a hypermarket, an amusement park, a go-kart track, artificial wave pools for surfing, and an open-air cinema overlooking the lagoon.
These facilities are intended to make the development a fully integrated destination throughout the year, rather than a summer village that closes its doors after September.
Al Alamein Lagoons Project Details
| Item | Details |
|---|---|
| Project Name | Al Alamein Lagoons |
| Real Estate Developer | Modon Developments |
| Partners | New Urban Communities Authority + RO for Contracting and Investment |
| Company Management | Engineer Kamal Fayyad — Chairman of the Board |
| Location | Kilometer 109, Alexandria–Matrouh Road — Zone C3, New Alamein City |
| Position Relative to the Sea | Opposite the Al Alamein beachfront towers, with a private beach at the clubhouse on the Al Alamein coastline |
| Beach Length | Approximately 750 meters |
| Beach Type | Sandy |
| Beach Access | Private to project owners |
| Internal Lagoon | Yes — swimmable lagoons extend throughout the project, alongside a calm Lazy River |
| Marina | No |
| Total Area | 50 acres |
| Master Planning | The largest share of the area is allocated to lagoons, green spaces, and landscaping |
| Licensing | The first official investment license within the project’s designated area of the city |
| Unit Types | Chalets — Sky Garden units — Duplexes |
| Unit Areas | From 47.13 m² to 123 m² |
| Starting Prices | EGP 4,737,000 |
| Price per Square Meter | From EGP 62,885/m² to EGP 100,509/m² |
| Payment Plans | 5% down payment + 5% followed by installments over 8 years — or a 10% down payment + 10% followed by installments over 10 years |
| Delivery Date | Within 3.5 years of signing the contract — the latest phases are scheduled for 2029 |
| Finishing | Fully finished |
| Operations | Year-round |
To book or inquire about the latest prices, contact the Al Alamein Lagoons sales team at: 01103245889
The Beach at Al Alamein Lagoons
Owners at Al Alamein Lagoons enjoy a private sandy beach on the New Alamein City coastline, stretching approximately 750 meters along the Mediterranean Sea.
It features soft white sand and clear turquoise waters for which this part of the coast is known. Waves are generally calm on most summer days, making the water suitable for family swimming.
The beach is not directly in front of the buildings, as it is in coastal villages arranged in terraced rows. Al Alamein Lagoons is located in Zone C3 opposite the Al Alamein towers, while residents reach the sea through the clubhouse built directly on the sand.
This explains why the village is designed around internal lagoons, offering an everyday alternative to the sea right outside each unit.
The clubhouse is the center of beachside life. It includes a private swimming pool, shaded seating areas, air-conditioned indoor lounges, and restaurants and cafés overlooking the sea.
Residents can spend an entire day on the sand without needing to return to their units.
Inside Al Alamein Lagoons, the swimmable lagoons offer another side of the water experience. The lakes extend throughout the project, with every unit overlooking them.
Children can swim away from the open sea’s waves, while a calm river connects the lagoons and winds between the gardens.
The developer has not yet announced details about lifeguard service hours or whether a dedicated section of the beach will be reserved for women.
The project also does not include a yacht marina, with the water experience centered primarily on the lagoons and the beachfront clubhouse.
Water Activities at Al Alamein Lagoons
Water activities begin at the lagoon itself, where residents can kayak between the greenery-framed lakes on a relaxing trip suitable for all ages.
The Lazy River then offers a slow-moving waterway where visitors can float on inflatables between different parts of the village.
For thrill-seekers, artificial wave pools designed for surfing are also available. They are described as the first of their kind in Egypt and are designed for all skill levels, from beginners to professionals.
These activities form part of the entertainment facilities operated within the development, while the sea at the clubhouse remains the destination for open-water swimming and relaxing on the sand.
Location of Al Alamein Lagoons
Al Alamein Lagoons is located at Kilometer 109 of the Alexandria–Matrouh Road, within New Alamein City, in Zone C3, directly next to the Heritage City.
The latter is one of Egypt’s largest cultural developments, covering more than 260 acres and featuring a Roman theater, cinema, library, and exhibition grounds.
Al Alamein Lagoons faces the beachfront New Alamein Towers, the city’s most recognizable landmark.
It is also close to the International Coastal Road, the New Fouka Road, and the Wadi El Natrun–Alamein Road, making it easier to reach from Cairo and Alexandria without passing through coastal traffic congestion.
New Alamein City covers approximately 49,000 acres and extends for 48 km along the coast. It includes government offices, universities, and international hotels.
This gives this particular stretch of the coast an advantage: residents can live in an active city throughout the year rather than in an isolated village along the highway.
Distances and Nearby Landmarks from Al Alamein Lagoons
| Landmark | Distance (km) | Driving Time |
|---|---|---|
| New Alamein Towers | Less than 1 km | 3 minutes |
| Al Alamein Heritage City | 3 km | 5 minutes |
| Marina El Alamein | 11 km | 15 minutes |
| Sidi Abdel Rahman | 32 km | 25 minutes |
| El Alamein International Airport | 54 km | 45 minutes |
| Borg El Arab International Airport | 89 km | 1 hour 15 minutes |
| Ras El Hekma | 95 km | 1 hour 10 minutes |
| Alexandria | 116 km | 1 hour 30 minutes |
| Marsa Matrouh | 180 km | 2 hours 15 minutes |
| Cairo | 259 km | 3 hours 15 minutes |
Projects Near Al Alamein Lagoons at Kilometer 109
The project is located in a stretch lined with coastal developments between Kilometer 107 and Kilometer 110
This gives buyers the opportunity to compare different coastal living options within a drive of just a few minutes. Some of the nearest projects include:
- Winter New Alamein: Developed by New Generation Developments at Kilometer 108, with units starting from 57 m² and prices starting at EGP 7,000,000.
- Porto Marina Golf: Located at Kilometer 110 and developed by Amer Group, with compact chalets starting from 30 m², prices starting at EGP 1,850,000, and an internal aqua park.
- Palm Hills Alamein: A Palm Hills development at Kilometer 108 within the city, focusing on twin houses with areas starting from 68 m² and prices starting at EGP 3,700,000.
- Latin District: Developed by the Saudi Egyptian Developers on the International Coastal Road in New Alamein City, with units starting from 62 m² and prices starting at EGP 3,500,000.
- LHiver New Alamein: Another New Generation project within the city, featuring townhouses and twin houses with areas starting from 42 m² and prices starting at EGP 5,500,000.
- Mazarine New Alamein: A City Edge development at Kilometer 107 overlooking Al Alamein’s lagoons, with areas starting from 128 m² and prices starting at EGP 7,300,000.
Unit Types, Areas, and Prices at Al Alamein Lagoons
Units range from one-bedroom chalets suitable for investment and seasonal rentals to three-bedroom duplexes designed for larger families.
All units overlook the lagoons. Some ground-floor chalets come with private gardens, while Sky Garden units feature elevated gardens on upper floors and are priced according to availability.
The announced prices are as follows:
| Unit Type | Area | View | Starting Price |
|---|---|---|---|
| One-bedroom chalet + 13.8 m² terrace | 47.13 m² | Lagoon | EGP 4,737,000 |
| Two-bedroom chalet + 5.3 m² terrace | 63.23 m² | Lagoon | EGP 5,865,000 |
| Two-bedroom chalet + 4 m² terrace | 86.93 m² | Lagoon / Garden | EGP 6,954,000 |
| Three-bedroom chalet | 95.06 m² | Lagoon | EGP 7,500,000 |
| Three-bedroom duplex | 105–108 m² | Lagoon | EGP 7,023,000 |
| Three-bedroom duplex + terrace | 117–119 m² | Lagoon | EGP 10,012,000 |
| Three-bedroom duplex | 122–123 m² | Lagoon | EGP 7,672,000 |
The listed prices are installment-plan prices, not cash prices. The price per square meter ranges from EGP 62,885/m² for the largest duplex to EGP 100,509/m² for the one-bedroom chalet.
Price differences between duplexes with similar areas are attributable to the floor, terrace, and unit position along the lagoon.
To inquire about available units, contact the Al Alamein Lagoons sales team at: 01103245889
Payment and Installment Plans at Al Alamein Lagoons
The developer offers two interest-free installment plans. The difference lies in the usual trade-off between the down payment and repayment period: a higher down payment is associated with a longer installment period and lower quarterly installments.
| Plan | Down Payment | Second Payment | Installment Period |
|---|---|---|---|
| Plan One | 5% | 5% after 3 months | 8 years |
| Plan Two | 10% | 10% after 3 months | 10 years |
For example, a duplex priced at EGP 7,023,000 can be reserved with a down payment of EGP 351,150 under Plan One, with quarterly installments of approximately EGP 197,522.
Under Plan Two, the down payment increases to EGP 702,300, while the quarterly installment decreases to approximately EGP 140,460.
The developer has not yet officially announced the annual maintenance fees or the cash-purchase discount.
It is therefore advisable to ask the sales team about both when booking, as cash offers may change with each new phase.
Delivery Dates at Al Alamein Lagoons
When the project was launched, the developer announced that units would be delivered within 3.5 years of signing the contract, while delivery of units in the newer phases was scheduled for 2029.
Units are delivered fully finished and equipped with smart-home systems and elevators.
Some commercial and entertainment facilities began operating early: the commercial area opened a few weeks after the launch, and the private beach became available to owners starting in summer 2025.
Services and Facilities at Al Alamein Lagoons
Al Alamein Lagoons differs from many North Coast villages because most of its facilities revolve around water.
The lagoons form the focal point around which entertainment, sports, and commercial areas are arranged. Key features include:
Swimmable Lagoons and the Lazy River
The swimmable lagoons extend throughout the project, with every unit overlooking them. This allows residents to step directly from their units into the water without having to walk to a shared swimming pool.
The experience is complemented by a Lazy River that flows between the lagoons and gardens. Residents can float along it at a leisurely pace, enjoying an experience reminiscent of international resorts just steps from their front door.
Egypt’s First Artificial Wave Pools for Surfing
Al Alamein Lagoons includes artificial wave pools designed for surfing, described as the first of their kind in Egypt. They are designed for all skill levels, allowing beginners to start with smaller waves while experienced surfers progress to higher ones.
This makes the development a standalone destination for surfing enthusiasts, without the need to travel abroad or wait for suitable wind conditions in the open sea.
Luxury Hotel and Services for Owners
The project includes a luxury hotel that welcomes tourists and visitors while also offering owners additional benefits.
They can make use of housekeeping, room service, fine dining, and spa facilities. This makes it easier to host guests or enjoy a hotel-style weekend without leaving the village.
Lagoon Cinema
Films are screened at an open-air cinema overlooking the lagoon. Visitors can sit beneath the open sky beside the water on summer evenings.
This feature gives nighttime entertainment within the village a distinctive atmosphere compared with that of conventional cafés.
Infrastructure at Al Alamein Lagoons
The project receives electricity from New Alamein City’s year-round power grid, while solar-powered systems are used to light all public areas, helping reduce consumption and illuminate pathways and gardens.
Water is supplied through the city’s network, which is fed by desalination plants. This supports year-round service stability compared with villages that rely solely on seasonal sources.
Internet services and mobile network coverage are available within the city, while the units feature smart-home systems that allow residents to control lighting, security, and energy consumption remotely.
Essential Services at Al Alamein Lagoons
| Category | Available Services |
|---|---|
| Security and Surveillance | A gated community, 24-hour security, and surveillance cameras throughout the development |
| Sports and Entertainment | Gym and spa, tennis, padel, and football courts, jogging and cycling tracks, go-karting, an amusement park, and an arcade |
| Commercial Services | Commercial mall, hypermarket, international restaurants, and cafés |
| Children | Children’s play area, amusement park, and shallow swimmable lagoons |
| Green Spaces | Gardens, dancing fountains, and pedestrian walkways |
Summer Experience at Al Alamein Lagoons
What makes summer here special is that the experience is not limited to the beach. The water is right outside the unit, the sea is accessible at the clubhouse, and the city’s activities are just minutes away.
Residents can therefore enjoy the privacy of the village and the lively atmosphere of New Alamein City without having to choose between the two.
A Day at Al Alamein Lagoons
You wake up to morning light reflecting off the lagoon in front of your terrace and enjoy your coffee while watching the first swimmers enter the calm water.
Then you head down with the children for an early swim before the sun grows too hot. They play in the shallow water, away from the waves.
Around midday, you make your way to the seaside clubhouse, choose a shaded spot on the sand, and swim in the open turquoise water before having lunch at one of the restaurants overlooking the beach.
In the afternoon, the excitement resumes with a surfing session on the artificial waves or a kayak trip between the lakes.
Others may prefer to float along the Lazy River until sunset or sit by the lagoon and watch the children try kayaking for the first time beneath the orange sky.
As night falls, the village takes on a different atmosphere. You can sit in front of the Lagoon Cinema screen, stroll past the dancing fountains, or head out to the Heritage City and New Alamein Towers for an evening out.
Then you return to your unit, with the gentle sound of water accompanying you to sleep, knowing that tomorrow brings another day filled with similar experiences—all without having to drive around looking for the sea.
Investment Advantages of Al Alamein Lagoons
Al Alamein Lagoons combines several factors that support its investment appeal.
The first is the initial demand recorded at launch, when the development received more than 1,000 booking requests within three days.
This is an early indicator that there may be liquidity in the secondary market when units are resold.
The second factor is the payment system. A down payment starting at 5% means a one-bedroom chalet can be reserved for approximately EGP 236,850, with installments over up to 8 years, or up to 10 years with a 10% down payment.
This allows the investment cost to be spread over a long period without interest.
The third factor is year-round operation. The village is located within an inhabited city with government offices, universities, and hotels, in addition to its own hotel and mall.
This creates opportunities for rentals outside the summer season and may increase the number of occupied months compared with seasonal villages along the highway.
As for rentals managed through the hotel, the developer has not yet announced an official system for managing and renting owners’ units.
The published information only confirms that owners can benefit from hotel services. If rental income is the main objective, it is advisable to clarify this point with the sales team before signing a contract.
Why Invest in the North Coast ?
The government is working to transform the North Coast from a seasonal summer destination into a community that operates throughout the year.
New Alamein City is leading this transition through a nearby international airport, new roads, universities, and government offices.
This supports demand for units within the city, whether for second-home use or investment.
About Modon Developments
Modon Developments was established in 2020 through an Egyptian-Kuwaiti investment alliance. Its team brings more than 30 years of real estate development experience in Egypt and the Gulf, and the company’s Board of Directors is chaired by Engineer Kamal Fayyad.
In its first year, the group completed mergers involving 4 real estate companies, with investments estimated at approximately EGP 8 billion.
It then began transitioning into a holding company encompassing activities related to the real estate sector, with an expansion strategy focused on the New Administrative Capital, West Cairo, and New Alamein City.
Today, the company’s portfolio includes administrative and commercial towers in the New Administrative Capital, as well as residential compounds in 6th of October City and the Sixth Settlement.
Al Alamein Lagoons then marked the company’s first step on the North Coast, bringing the lagoon concept it had introduced in its residential project in the capital to the coast.
Modon Developments’ Track Record
| Project | Location | Type |
|---|---|---|
| Lagoons Capital Compound | New Administrative Capital | Residential |
| Modon Green River Tower | New Administrative Capital | Administrative and Commercial |
| Mega Tower | New Administrative Capital | Commercial |
| Villagio Compound | 6th of October City | Residential |
| Villagio Gray Compound | 6th of October City | Residential |
| Golf Town Compound | Sixth Settlement | Residential and Hotel |
| Al Alamein Lagoons | New Alamein City | Coastal |
Other Modon Developments Projects on Our Website
Beyond the North Coast, Modon focuses its residential developments on low-density compounds with extended payment plans.
You can explore details of its other available projects on our website:
- Villagio Gray Compound: A new extension in 6th of October City on Dahshour Link, with units starting from 81 m² and a 5% down payment.
- Villagio 6th of October Compound: Located in the eastern expansions opposite Gezira Sporting Club, it combines apartments, townhouses, and standalone villas.
- Golf Town Compound Sixth Settlement: Located on the Middle Ring Road, it features apartments and duplexes alongside hotel units.
- Lagoons New Administrative Capital Compound: A residential version of the lagoon concept in the capital’s Eighth District, offering apartments, duplexes, and townhouses with areas starting from 147 m².
Book Your Unit at Al Alamein Lagoons
If you are looking for a summer experience that goes beyond the sea alone, Al Alamein Lagoons offers:
- A unit overlooking the lagoon directly, allowing you to swim outside your door every morning, along with access to a private sandy beach at the seaside clubhouse.
- A location at Kilometer 109 within New Alamein City, opposite the towers and next to the Heritage City.
- Rare coastal experiences, including artificial waves, the Lagoon Cinema, and the Lazy River.
- A 5% down payment with installments over 8 years, or a 10% down payment with installments over 10 years, both interest-free, with units delivered fully finished.
To book or inquire about the latest prices, contact the Al Alamein Lagoons sales team at: 01103245889 (Available daily from 10 AM to 10 PM)
Frequently Asked Questions
Al Alamein Lagoons is located at Kilometer 109 on the Alexandria–Marsa Matrouh Road, in the C3 district of New Alamein City. It is situated opposite the Alamein Towers and next to the Heritage City.
The resort features a sandy beach exclusively reserved for property owners, stretching approximately 750 meters along the Alamein coastline. Residents can also enjoy a beach clubhouse located directly on the sand.
The development is built around swimmable lagoons overlooking which all units are situated. Residents can also access the Mediterranean Sea through the resort's private beach, located by the clubhouse along the Alamein coastline.
The resort is approximately 259 km from Cairo, with a driving time of around three hours and fifteen minutes. It is also about 116 km from Alexandria, reachable in approximately one and a half hours.
Chalet prices start at EGP 4,737,000 for a one-bedroom unit measuring 47.13 sqm. Duplex units start at EGP 7,023,000 for a unit measuring 105 sqm.
The minimum down payment starts at 5%, followed by an additional 5% payment after three months. The remaining balance is then paid in installments over eight years. An alternative payment plan is also available with a 10% down payment and installments over up to 10 years, interest-free.
The project is suitable for year-round living thanks to its location within New Alamein City, which experiences activity throughout the year. The development also includes a hotel, a shopping mall, and a hypermarket.
Units are scheduled for delivery within three and a half years of signing the contract, with the newer phases expected to be delivered in 2029. All units are delivered fully finished.
The resort features dedicated swimming lagoons, a lazy river, and Egypt's first artificial wave pools designed for surfing. Other amenities include a cinema overlooking the lagoon, a luxury hotel, and a beachfront clubhouse.
To book a unit or inquire about the latest prices and available properties at Al Alamein Lagoons, please contact the sales team at: 01103245889
For inquiries about projects by Modon Developments, please contact the sales team at: 01103245889
