Sky North Village

Sky North Village sit at Kilo 246 on a private sandy beach stretching 550 meters, launched by Sky AD Developments in the heart of the Sidi Heneish stretch of Ras El Hekma.

The project carries an investment of EGP 80 billion across 430 acres, with 80% of its units enjoying direct sea views.

Unit types range from cabins and chalets to townhouses, twin houses, duplexes, and standalone villas, with sizes starting from 35 m² for cabins and 82 m² for one-bedroom chalets. Prices begin at EGP 8,460,000 with a flexible payment plan combining a 5% down payment, a second 5% after 3 months, and the balance over 10 years, with handover scheduled for 2029.

The Meaning Behind the Name Sky North

Sky AD Developments chose the name Sky North to capture both the spirit of the project and its geographic identity.

The word Sky evokes the open visual horizon between the turquoise water and the clear blue sky that defines the Ras El Hekma coastline, while North anchors the development in its Mediterranean position at the very top of Egypt’s North Coast.

The name also extends the developer’s brand identity, carrying forward from earlier projects such as Bluetree, Capital Avenue, and Residence Eight in New Cairo and the New Administrative Capital.

Sky North marks the company’s first chapter on Egypt’s beaches and is positioned as the flagship of its coastal portfolio.

A Detailed Overview of Sky North

Sky North goes beyond the conventional summer compound to become an integrated coastal destination that blends residential living with luxury hospitality.

The project delivers approximately 5,500 residential units distributed along a wide coastal strip, alongside an internationally branded 5-star hotel with 180 rooms and suites occupying the main beachfront and giving visitors the option of hotel accommodation alongside private ownership.

Sky AD partnered with the global architectural consultancy WATG London, recognized for its hospitality and resort designs across the world, to draw the project masterplan.

Only 13% of the total area is allocated to buildings, while the remaining space is distributed between Crystal Lagoons, green expanses, and open natural landscapes. This tight building ratio enabled a clear topographic gradient that rises from the seafront toward the inner rows, granting 80% of units a direct sea view.

At the project’s heart sits a Crystal Lagoons swimmable system covering 50 acres, crossed by a circular pedestrian and cycling track that links the project districts and branches into a commercial promenade and beach walkway connecting the hotel, clubhouse, and waterfront restaurants.

This thoughtful spatial distribution kept the distance from even the farthest unit to the sea reasonably short, allowing residents to walk to the beach from any point in the project without internal transport.

Sky North Quick Facts Table

Sky North Beach

The beach forms the beating heart of the project, stretching 550 meters of fine golden sand free from any rocky formations, with a gradual safe slope into turquoise water that makes it suitable for families and children without the risk of sudden depth drops.

The beach is fully private to project residents and will officially open during summer 2026 once the entire surrounding leisure infrastructure is in place.

Sky AD partnered with an international beach operator specialized in managing Mediterranean resorts, applying the same standards used in luxury Mediterranean retreats.

Beach services include certified lifeguards on duty throughout daylight hours during the season, private cabanas, sunbeds and umbrellas, towel service, beach showers, a beachfront café, and a watersports center offering jet ski rides and other coastal activities.

The picture is completed by the internal Crystal Lagoons system, which extends across 50 acres in the depths of the project and offers a swimmable alternative for inner units located further from the direct shoreline.

The lagoons are designed with shallow zones for children and deeper zones for long swimming sessions. Because the international hotel overlooks the same waterfront, residential units share with hotel guests a beach experience operated to international hospitality standards without ever leaving the development.

Watersports at Sky North

Watersports activities are distributed between the sea and the internal lagoons. On the seafront, jet skis, banana boats, and light sailing are available under the supervision of the international beach operator.

On the lagoons, visitors can enjoy kayaking, paddleboarding, and recreational diving in safe shallow water. These activities run throughout the summer season with a limited extension into spring and autumn thanks to the moderate Ras El Hekma climate.

Sky North Location

The project is located at Kilo 246 on the Alexandria–Marsa Matrouh coastal road, within the Sidi Heneish area, which forms a direct extension of Ras El Hekma Bay.

This location places the project at the highest demand point for North Coast real estate in recent years, as the area is rapidly transforming from a seasonal destination into a global tourism hub backed by the Egyptian state in partnership with a UAE real estate alliance.

Kilo 246 sits among the most prestigious coastal villages on the North Coast, including Hacienda Heneish, Marsa Baghoush, and Almaza Bay.

Within this coastal strip, the price per meter exceeds the broader Ras El Hekma average noticeably, granting investments at this kilo a clear preferential edge in resale value and seasonal rental performance.

Distances and Nearby Landmarks

The new Fouka Road provides a direct connection from Cairo to the project without going through the older desert route, significantly cutting travel time and opening the door for weekly use of the property rather than purely seasonal visits.

To book or to receive the latest prices, contact Sky North North Coast hotline: 

Neighboring Projects on Kilo 246

Kilo 246 and its surroundings host several of the most prominent luxury coastal developments, making any investment in this zone part of a strong real estate ecosystem that supports unit values in the long run.

• Hacienda Heneish — A Palm Hills project across 420 acres, located less than one kilometer from Sky North, with chalets and villas starting from EGP 12 million.
• Marsa Baghoush — Located at Kilo 237 by SQM, spanning 76 acres with a 400-meter sandy beach.
• Smeralda Bay — Located at Kilo 247 by Cleopatra Real Estate, with only a 20% building ratio and an Italian-inspired design.
• Muroj North Coast — Located at Kilo 258 by Geometric Developments, offering an 8-year installment plan with no down payment.
• Ogami — A Sodic project at Kilo 205 across 440 acres, featuring crystal lagoons stretching 11 km.
• La Vista Ras El Hekma — Located at Kilo 205 with a 1,100-meter beachfront.

Unit Types, Sizes, and Prices at Sky North

Sky AD launched a wide range of units that accommodates individuals, families, and investors alike. The portfolio shows a deliberate variation in views between direct sea, lagoon-facing, and green-facing units, giving every buyer the chance to choose according to lifestyle priorities and investment capacity.

The price per meter ranges from EGP 92,683/m² for the smaller chalets to EGP 450,494/m² for Single-Story villas.

These figures are reasonable compared to similar North Coast projects within the same geographic stretch. The listed prices are installment prices; cash discounts are negotiated separately, so contact the sales team for the most current cash terms.

Payment Plans and Installments at Sky North

Sky AD adopted a flexible payment structure that eases the ownership decision without heavy upfront commitment. Booking starts with a 5% down payment of the unit value at contract signing, followed by a second equal payment of 5% after 3 months, then the remaining 90% is split into equal installments over 10 years.

Units are handed over fully finished with installed AC units, and prices include the first round of maintenance fees. For the latest reservation deposit, annual maintenance fees, and any cash discount, the Sky AD sales team is the best source for up-to-date figures.

Delivery Schedule at Sky North

Sky AD committed to a 4-year construction timeline from launch, placing the final delivery date in 2029. The beach and clubhouse will officially open earlier in summer 2026, allowing owners and visitors to enjoy the seafront a comfortable period before final unit handover.

All units are delivered fully finished (Fully Finished) with installed AC systems, in line with the international interior specifications applied by WATG London across its designs.

The project management team oversees handover in scheduled phases to ensure consistent quality across every unit without delays from the agreed schedule.

Services and Amenities at Sky North

50-Acre Crystal Lagoons Swimming System

A network of swimmable Crystal Lagoons stretches across 50 acres within the project, ranging from large lagoons suitable for distance swimming to shallower ones designed for children.

This system was deliberately introduced to grant inner units far from the direct shoreline a daily turquoise swimming experience without needing to head to the beach. Lagoon distribution ensures that every row of units overlooks a nearby water body.

5-Star International Hotel with 180 Rooms

The luxury hotel occupies the main waterfront with 180 rooms and suites, operated by an international hospitality brand. The hotel’s presence keeps the project running year-round rather than seasonally, welcoming guests across all months of the year, and giving owners access to hotel services such as room service, restaurants, and the spa.

It also opens the door to a property-management arrangement for owners who choose to lease their units during their absence.

The Beachfront Clubhouse

A dedicated clubhouse was built directly on the seafront, operated by an international company specialized in running beaches at the same standards used in global resorts.

The clubhouse hosts multi-level restaurants, cafés, and a beach bar, alongside lounges with direct sea views. It runs in coordination with the lifeguard team and the cabana service to deliver a fully integrated experience without transitions between providers.

The Circular Pedestrian and Cycling Track

A dedicated circular track for walking, jogging, and cycling surrounds the entire project, designed not to intersect with internal vehicle traffic.

The track passes alongside the lagoons and green areas, giving users a daily fitness experience within the project’s natural setting. Bike rentals and golf cart hire are available for fast internal mobility.

Infrastructure at Sky North

Sky AD designed an infrastructure built for year-round operation rather than seasonal use. Electricity is connected to the main government grid with full-capacity backup generators that ensure no power interruption during winter or scheduled maintenance windows , a decisive factor for owners planning to use the unit throughout the year rather than only in season.

The project is equipped with a fresh water network supported by a dedicated treatment plant that guarantees water quality and pressure across every unit, alongside a modern sewage system serving the full 430 acres without reliance on traditional pits.

On the connectivity front, the project is covered by a fiber optic network reaching every unit, with full-strength mobile coverage from the major Egyptian carriers across all corners of the development.

Structurally, buildings were designed with the high humidity and salinity of coastal areas in mind, using corrosion-resistant insulating materials in facades and roofs and specialty marine paints.

This extends unit lifespan and reduces routine maintenance costs for owners.

Core Services Summary

Summer Experience at Sky North

What sets the experience at Sky North apart is the way the resort extends naturally into the sea. The location at Kilo 246 places you in the most active stretch of the North Coast, the private 550-meter sandy beach distances you from crowds, and the operation of the international hotel keeps the project alive throughout the year rather than only in summer.

Your Day at Sky North

Your morning starts with a cup of coffee on the unit’s terrace as you listen to the gentle waves of the nearby turquoise sea, then you head down with the family to the private sandy beach before the sun climbs high, where ready cabanas and a lifeguard team await from the early hours.

You spend a few hours between swimming and lounging under the umbrellas, perhaps choosing a short jet ski ride or a kayak loop on the nearby internal lagoon.

By midday, you return to the unit for lunch with a view over the green spaces, or head to one of the clubhouse restaurants serving fresh seafood.

After a short nap, you head out for a bike ride along the circular track with the kids, or practice yoga in the dedicated zone before sunset.

In the evening, the project transforms into a calm nightlife destination, where you enjoy dinner on the seafront under warm lighting, occasionally heading to the campfire area to spend the evening with friends around a fire under a clear sky far from the noise of the city.

The architectural privacy of the project, with only 13% of the area built and the rest left open, makes every moment here feel like a stay in a private retreat rather than a typical vacation.

Investment Advantages at Sky North

The project brings together a set of factors that position it as a sound investment choice on multiple metrics, not just a vacation home. The most notable investment benefits can be summarized in the following points:

• Location at Kilo 246 :in the heart of the Ras El Hekma extension, the area that has recorded the highest rate of price appreciation in Egyptian coastal real estate following the USD 35 billion Ras El Hekma deal, ensuring strong unit value growth in the medium term.
• Year-round operation: backed by the international hotel, which opens the door to leasing across all 12 months rather than just 4, multiplying annual rental returns compared to seasonal projects.
• Property Management option :tied to the hotel, allowing owners to hand the unit over to project management for tourist leasing during their absence in exchange for a defined commission. Average weekly rent during peak season ranges between EGP 30,000 and EGP 80,000 depending on unit type and view.
• Flexible payment plans :with only a 5% down payment and 10-year interest-free installments, enabling investors to enter with a modest payment while benefiting from market price appreciation during the payment period.
• Limited direct-sea-view stock: although 80% of units feature a sea view, the front row of chalets and villas is intentionally limited, and this category historically delivers the strongest resale margins.

Why Invest in Egypt’s North Coast?

The Egyptian state is clearly steering the North Coast away from being a seasonal destination toward a global coastal city, through investments exceeding one trillion EGP in Ras El Hekma alone, New Alamein City, the new Fouka Road, and El Alamein International Airport.

This direction places every coastal project on the golden kilos between 180 and 260 within an expanding demand zone, making coastal investment in this area a decision that goes beyond a summer home to become a strategic bet on the future tourism corridor of the Mediterranean.

About Sky AD Developments

Sky AD Developments is the real estate arm of the Emirati Diamond Group, owned by Sheikh Saleh Mohammed Bin Nasra Al Ameri, the former UAE Ambassador to Qatar and chairman of the Al Maasa Group, known for its major projects in Abu Dhabi and Al Ain.

The company entered the Egyptian market in 2021 with a clear expansion vision led by Eng. Abdelrahman Agami, the CEO and Managing Director, who built a diverse portfolio across residential, commercial, and administrative segments in New Cairo and the New Administrative Capital before expanding toward the North Coast with Sky North.

The company partners with leading global consulting firms in every project, having collaborated with WATG London on Sky North’s design,the same firm behind some of the world’s most renowned hospitality resorts.

Total Sky AD investments in Egypt run into the billions of EGP, with a sales target reaching EGP 240 billion from Sky North alone, placing the firm among the largest UAE-based developers operating in the Egyptian market.

Sky AD Project Portfolio

For direct contact and the latest pricing and cash-discount information, reach Sky AD Developments hotline:

‎Similar Coastal Projects in Ras El Hekma

The North Coast hosts a select group of coastal projects that compete with Sky North in location, payment plans, and service standards. Investors interested in coastal real estate can compare the advantages and prices of the following projects:

• Youd Ras El Hekma : A project by Al Ahly Sabbour at Kilo 187 with a beachfront exceeding 1,000 meters and 10-year installments.
• The C Ras El Hekma : An IL Cazar project at Kilo 188 featuring a 5-star boutique hotel and beach cabanas.
• Mar Bay Ras El Hekma : A Marasem project at Kilo 191 spanning 640 acres with 10-year installments.
• Hacienda Blu : A Palm Hills project at Kilo 170 with a solar power system and European landscape design.
• Hacienda Waters : A Palm Hills project at Kilo 190 with a panoramic direct sea view.
• Safia Ras El Hekma : An IL Cazar project with a 10% down payment and 7-year installments.
• Wadi Yemm Ras El Hekma : A Modon UAE project within the integrated Ras El Hekma zone between Kilo 170 and Kilo 220.

Book Your Unit at Sky North

Sky North brings together elements rarely found in a single project on the Mediterranean coast:

• An exceptional location at Kilo 246 in the heart of the golden Ras El Hekma stretch.
• A private sandy beach 550 meters long, run by an international operator at Mediterranean resort standards.
• A swimmable Crystal Lagoons system spanning 50 acres serving every row of inner units.
• A 5-star international hotel with 180 rooms ensuring year-round operation and strong rental yields.
• Flexible payment plans starting from a 5% down payment with 10-year interest-free installments.

In a project backed by EGP 80 billion in investments and targeting EGP 240 billion in sales, the chance to own a unit with a direct sea view doesn’t come twice.

To book and learn details on available units and customized payment plans, contact Sky North hotline: ‎‎+201118183030