Amarina Blue resort

Amarina Blue Resort is a new residential and holiday development in Al Ahyaa, North Hurghada, offering buyers the opportunity to own a property in one of the Red Sea’s expanding residential and resort destinations.

The project is connected to the wider Amarina hospitality brand, founded by Ehab Shoukry, whose business activities include hotel operations, tourism, incoming travel services and real estate development. This hospitality background gives Amarina Blue a distinctive positioning compared with purely residential developments.

According to available project information, Amarina Blue is planned on approximately 6,500 sqm and includes around 480 residential units. The development offers a selection of modern properties designed for different buyer requirements, from compact holiday residences to larger apartments suitable for families and longer stays.

The project is located in Al Ahyaa, an area that has experienced significant residential and tourism development in recent years. Buyers are attracted to the area because of its newer projects, resort-style communities and generally more accessible entry points compared with some of Hurghada’s established premium locations.

RED SEA INVESTOR’S GUIDE: THE COMPREHENSIVE DIRECTORY TO THE “AMARINA BLUE HURGHADA” RESORT

Amarina Blue resort, situated in the Al Ahyaa district of Hurghada, ranks among the region’s most promising coastal developments. This ambitious project stems from a strategic alliance between Amarina Group, which oversees hotel management, and Kayan Development, the executing engineering firm. Through this partnership, the developers have created a fully integrated beachfront residence concept that operates according to international hotel standards. Consequently, investors enjoy a unique combination of luxury living and strong financial returns.

📍 1. GEOGRAPHICAL LOCATION AND SPATIAL CHARACTERISTICS

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The Amarina Blue project enjoys a strategic position in the Al Ahyaa area of Hurghada. Therefore, the location delivers several compelling advantages for residents and investors alike:

The development occupies the first line directly on the sea, offering a direct beachfront view.
A private sandy beach, fully equipped for owners and guests, extends along the shoreline.
El Gouna lies only a few minutes away by car, ensuring proximity to premium entertainment.
The resort sits near the Al Ahyaa tourist promenade and main road links to the airport, guaranteeing ease of access.

🤝 9. IN-DEPTH ANALYSIS OF SUCCESS PARTNERS: THE DEVELOPER AND HOTEL MANAGEMENT

Investment security in this project fundamentally anchors in the financial strength and decades of field expertise that the two partners behind it possess. To understand this fully, let us examine each entity in detail.

🏢 9.1 Global Investment Backing: Amarina Blue Hurghada: Developer Profile & Global Tourism Backing

The investment security of Amarina Blue Resort in Al Ahyaa relies heavily on the financial weight and operational expertise of its developers. The project is a strategic joint venture designed to maximize rental yields and real estate capital appreciation in Hurghada. Led by tourism pioneer and hospitality tycoon Mr. Ehab Shoukry, the project integrates three industry-leading pillars:

1. Amarina Hotels & Resorts (Amarina Group) Elite Hospitality Operations

Amarina Group is one of the fastest-growing luxury hotel brands on the Red Sea Riviera. Renowned for managing world-class 5-star resorts and boutique properties such as the highly-rated Amarina Abu Soma Resort & Aquapark and Amarina Jannah Resort the group brings its premium asset management to this project.

- The Investor Advantage: Amarina Group operates the property as a branded residence. This guarantees hotel-grade maintenance, continuous asset preservation, and hands-free rental management for property owners.

2. MTS Tourism (Master Travel Service) The European Tourism Gateway

Under the executive leadership of Mr. Ehab Shoukry, MTS Tourism (Master Travel Service) stands out as one of Egypt’s largest inbound tour operators. The company maintains exclusive, decades-long partnerships with major European mega-travel agencies and tour operators (specifically in Germany, Italy, the UK, and Eastern Europe).

- The Investor Advantage: This direct synergy between a massive tourism feeder network (MTS) and the resort operator (Amarina) ensures a guaranteed, non-stop influx of European tourists year-round. For buyers, this translates to maximum hotel occupancy rates and high cash-flow dividends paid out in stable foreign currencies like Euros (€) and US Dollars ($).

3. Kayan Development The Trusted Construction & Engineering Arm

Completing this real estate alliance is Kayan Development, acting as the main engineering and construction developer. Kayan has an immaculate track record in Hurghada property development, having successfully delivered and operated over 2,000 coastal units across iconic projects like Aqua Fun on Sheraton Road, Princess Resort, and Blue Crest in El Hadaba.

- The Investor Advantage: Kayan ensures premium build quality, utilizing weather-resistant, coastal-grade materials, double-glazed panoramic glass, and a commitment to strict delivery timelines. All units are delivered fully finished and furnished to luxury hotel specifications (Turn-key).

About Developer: Amarina Group – From Tourism & Hospitality to Real Estate with Kayan developments

The story behind Amarina Blue Resort is closely connected to the wider business activities of Amarina Hotels Groupand its founder, Mr. Ehab Shoukry.

According to the group’s official founder statement, Ehab Shoukry established Amarina Hotels Group with a focus on hospitality and tourism, while his wider entrepreneurial activities have also included real estate development, hotel technology, camping and adventure tourism, restaurant and facility management, and incoming tourism services.

The Amarina hospitality business has developed a portfolio of hotels and resorts across Egypt’s Red Sea destinations. The group’s official website currently presents properties including Amarina Abu Soma Resort, Amarina Jannah Resort, Amarina Queen Resort, Amarina Sun Resort and Amarina Star Resort, alongside boutique properties such as Magic Beach Hotel and Coral Sun.

This is important when considering Amarina Blue because the brand’s background is rooted in tourism and hotel operations, rather than only property sales.

The MTS Connection

Another important part of the story is the group’s involvement in incoming tourism.

Amarina’s official founder statement specifically mentions partnerships with major tourism brands including MTS Globe and Alliance Travel Service as part of its incoming-tourism activities.

MTS is relevant to the Red Sea hospitality market because international tour operators and travel companies form an important link between European source markets and Egyptian resorts.

For a residential project connected to a hospitality brand, this background can be relevant when considering the potential tourism ecosystem around the development. However, buyers should distinguish between the existence of tourism relationships and any specific promise of rental occupancy or guaranteed investment returns. Rental income is never something that should be assumed without reviewing the actual management agreement and financial terms for the property.

Projects what they have

1- Amarina Blue

2- Amarina Soul Magawish

3-Amarina suite

4- Marvento Resort

5- Aqua fun Resort

6- Blue Crest Resort

From Hotels to Residential Development

Amarina’s expansion beyond traditional hotel operations into real estate development creates a different proposition for buyers.

The group’s official founder statement identifies real estate development as one of the areas of investment alongside hospitality and incoming tourism.

This creates a broader business model:

Tourism → Travel & Incoming Services → Hotel Operations → Property & Real Estate

Amarina Blue fits into this wider concept by bringing residential ownership into a tourism oriented environment.

The advantage for buyers is potentially the ability to combine a residential property with a hospitality-focused brand and resort environment.

At the same time, buyers should still carry out normal property due diligence. A strong hotel background does not replace the need to examine land ownership, construction agreements, title documentation, payment schedules, delivery obligations, maintenance charges and property-management contracts.

Why the Background Matters

When comparing Amarina Blue with other Hurghada developments, buyers should look beyond the building itself.

A residential project can be attractive because of its:

Location
Price
Payment plan
Architecture
Facilities
Developer
Hotel operator
Property-management structure
Rental strategy

Amarina Blue’s connection to a wider hospitality group is therefore one of the project’s important points to investigate.

The key is to understand exactly which company is responsible for development, which company is responsible for construction, which company manages the hospitality operation, and what contractual relationship applies to the individual property owner.

That information should be confirmed in the current purchase and management documentation rather than assumed from the brand name alone.

Notable past projects include:

Aqua Fun (Tourist Promenade) stands as a landmark on Sheraton Road with dense commercial and tourist activity.
Princess Resort represents an integrated tourist complex that achieved high occupancy rates immediately upon delivery.
Blue Crest (Al Hadaba) offers a modern residential concept that attracted significant interest from foreign buyers and expatriates.

Moreover, in Amarina Blue, Kayan applies moisture-resistant construction standards, double-glazed facades for heat and noise insulation, and turn-key hotel finishes with integrated air conditioning and modern lighting.

🏗️ 2. MASTER PLAN AND CONSTRUCTION SPECIFICATIONS

Covering a total land area of 10,000 square metres, the resort features several key components:

Three main residential buildings with a contemporary, modern design comprise the structure.
The project includes 488 diverse residential and hotel units in total.
The developer plans to begin handover in January 2029.

📐 3. UNIT SPACE OPTIONS AND ARCHITECTURAL DIVERSITY

The project provides flexible engineering layouts suitable for both individuals and families. Moreover, the following table offers a clearer overview:

Unit Type	Approximate Area	Target Demographic	Investment Usage Nature
Studio	From 35 m²	Individuals / Novice Investors	Very high rental turnover
1-Bedroom	Compact, efficient spaces	Couples / Individual Tourism	High-demand daily hotel rental
2-Bedroom	Medium, family-sized	Small families	Seasonal stays & long/short-term rent
3-Bedroom	Up to 140 m²	Large families	Permanent residence or full coastal luxury

💰 4. PRICE ANALYSIS AND COMPARISON WITH SURROUNDING PROJECTS

During its Pre-Launch phase, Amarina Blue presents a highly competitive pricing strategy. To facilitate a clear, side-by-side evaluation, the comparison below breaks down into three separate tables – each dedicated to one project category.

Table (1): Amarina Blue Resort Detailed Specifications

Feature	Specification
Price Level	Starts from EGP 1,800,000 (~EUR 30,000)
Beach Location	First line directly on the sea with a private beach
Management Type	Full hotel management via the “Amarina” brand

Table (2): Inland Al Ahyaa Projects Detailed Specifications

Feature	Specification
Price Level	Ranges between EGP 1,200,000 and 1,600,000
Beach Location	Located on the second or third line (requires transport to the beach)
Management Type	Self-management by the owners’ association or external maintenance companies

Table (3): El Gouna & Sahl Hasheesh Resorts – Detailed Specifications

Feature	Specification
Price Level	Start from EGP 8,000,000 and can exceed EGP 15,000,000
Beach Location	First line or directly on a lagoon with a private beach
Management Type	International hotel management or via major global operating companies

📊 Investment Summary

After reviewing the three tables above, investors can clearly recognise that Amarina Blue successfully combines the luxury of a first-line sea view with professional hotel management all at a highly accessible price point. In fact, it positions itself as a middle-ground powerhouse: the resort offers the same prestigious location and operational standards found in El Gouna, yet its pricing remains much closer to the more affordable inland Al Ahyaa projects. As a result, this resort represents an exceptional value proposition for both first-time buyers and seasoned investors.

Main Project Information

Category	Amarina Blue Resort
Project Name	Amarina Blue Resort
Location	Al Ahyaa, North Hurghada, Red Sea, Egypt
Project Type	Residential & Holiday Resort
Brand / Hospitality Connection	Amarina Hotels Group
Founder of Amarina Hotels Group	Ehab Shoukry
Developer / Project Partners	Public project sources identify Kayan Development in connection with Amarina Blue; verify the exact contractual developer structure before purchase.
Tourism Connection	Amarina’s official information mentions incoming-tourism partnerships including MTS Globe and Alliance Travel Service.
Property Types	Studios, 1-bedroom, 2-bedroom and 3-bedroom apartments
Reported Unit Sizes	Approximately 35–140 sqm in current third-party project listings
Project Concept	Residential / resort-style / hospitality-oriented
Beachfront	Project sources describe Amarina Blue as a beachfront development; verify the exact beach-access arrangement for the selected unit.
Views	Sea, pool & sea, side sea and street views reported in project listings
Hotel / Hospitality Background	Amarina Hotels & Resorts
Property Management	To be confirmed in the applicable management agreement
Rental Management	To be confirmed
Maintenance Fees	Confirm current developer schedule
Delivery	Confirm current contractual delivery date
Payment Plan	Confirm current availability/payment sheet
Finishing	Confirm specifications for the selected phase/unit
Ownership / Legal Status	Verify through purchase documentation and independent legal due diligence
Investment Potential	Depends on purchase price, rental demand, operating costs, management terms and market conditions

📋 5. DETAILS OF INSTALMENT PLANS AND PAYMENT SCHEDULES

To attract both local and foreign investment liquidity during the construction phase (up until the January 2029 handover), the developer has introduced flexible payment facilities. Furthermore, the table below summarises these options:

Payment Item	Details
Booking Fee (EOI)	Starts from EGP 50,000 (100% fully refundable).
Contract Down Payment	Ranges from 10% to 20% of the total unit value.
Payment Periods	Remaining amounts divided into equal, interest-free instalments over 4 to 6 years.
Cash Discount	Exclusive discounts for investors upon full immediate payment.
Finishing Level	All units come with complete finishing and hotel-style furnishing.

📈 6. PROJECTED INVESTMENT RETURN PLAN (ROI) FROM HOTEL RENTALS

Hotel management by the Amarina Group serves as the cornerstone of investment security for this project. Moreover, it ensures high tourism returns through the following mechanisms:

The group lists units within its international booking network (e.g., Booking, Expedia) for short-term rental.
The system targets foreign tourists, which implies returns in USD or EUR; thus, it protects capital from local currency fluctuations.
Occupancy rates consistently exceed 70% throughout the year, with peaks during the winter season (October – April).
Projections indicate a net return between 10% and 15% per year of the total property value.

📊 7. DETAILED NUMERICAL ANALYSIS AND APPROXIMATE RETURN FOR STUDIO UNITS (35 M²)

Studios enjoy widespread recognition as the winning choice for investors, primarily due to their low capital cost and rapid rental turnover. For instance, the table below presents the estimated annual return breakdown for a 35 m² studio:

Financial & Investment Item	Approximate Value
Initial Capital Value of Unit	From EGP 1,800,000 (~EUR 30,000)
Expected Nightly Rental Rate	EUR 35 to 50 (depending on season)
Conservative Annual Occupancy	60% (~220 nights per year)
Total Annual Gross Income	220 nights × EUR 40 = EUR 8,800
Operating & Marketing Costs	Management and marketing deductions average 30% – 35%
Annual Net Profit for Owner	The owner receives approximately EUR 5,700 – 6,000 (~EGP 300,000 – 320,000)
Effective Net ROI	The original cash value generates 18% to 20% per year
Capital Payback Period	The operation recovers the full value within only 5 to 6 years

🎯 8. INTEGRATED AMENITIES AND LIFESTYLE SYSTEM

Amarina Blue extends far beyond a residential building – it constitutes a fully integrated tourist and entertainment resort, professionally managed by experienced hotel staff. Additionally, its extensive amenities include:

Multiple swimming pools, including heated pools for winter and separate children’s pools, dot the landscape.
A mini Aqua Park – a small water entertainment complex for children and families – adds recreational value.
The private beach club features a sandy beach with umbrellas, loungers, and a beachfront restaurant.
Guests can access a health & fitness club offering a gym, sauna, Jacuzzi, and therapeutic treatment sessions.
Shops, restaurants, and cafes within the commercial area operate at a luxurious hotel standard.
Smart electronic gates, trained security personnel, and comprehensive CCTV coverage provide 24/7 security.

🏨 9.2 Management Partner: Amarina Group

Ehab Shoukry, a tourism veteran, leads the Amarina Group as Chairman. The group manages a portfolio of major 5-star resorts and boutique hotels across Egypt’s prime coastal destinations, including Hurghada, Sharm El Sheikh, Soma Bay, and Marsa Alam. Additionally, its successfully operated properties include:

Amarina Abu Soma Resort & Aquapark (Safaga) – German and Russian tourists highly rate this property.
Amarina Jannah Resort (Marsa Alam) – its luxurious ecological character distinguishes this destination, appealing to high-end European travellers.

The group also possesses strong international marketing capability through direct contracts and long-term partnerships with Europe’s largest tour operators (TUI, FTI, and Scandinavian companies). Therefore, this guarantees a continuous flow of guests to Amarina Blue throughout the year.

Management duties cover front desk operations, periodic maintenance, housekeeping, private beach and water club management, as well as transparent and equitable profit distribution to unit owners.

❓ 10. FREQUENTLY ASKED QUESTIONS (FAQ)

📅 Project Timeline & Unit Specifications

Q1: When will the developer hand over the units?

A: January 2029 marks the start of deliveries.

Q2: Do unit prices include finishing and furniture?

A: Yes – the developer delivers all units fully finished and hotel-equipped, ensuring a unified visual identity and immediate integration into the rental system.

💳 Financial Terms & Payment Structure

Q3: How does the Amarina Group calculate profits and hotel rental returns?

A: The Amarina Group manages your unit via global booking platforms. After deducting operating and marketing costs (approximately 30-35%), the management transfers the net profits to your account – often in foreign currency, given the focus on international tourism.

Q4: Is the Booking Fee (EOI) refundable if I don’t sign a contract?

A: Yes – the developer refunds the initial fee (starting from EGP 50,000) at 100% without any deductions during the Pre-Launch period.

Q5: What makes the Al Ahyaa area an attractive investment?

A: Al Ahyaa represents the fastest-growing urban and tourist extension in Hurghada. Its direct proximity to El Gouna (only minutes away) allows it to offer the same luxurious beachfront lifestyle, yet at highly competitive prices – thereby maximising capital appreciation potential.

Q6: When must I pay the Maintenance Deposit, and what does it cover?

A: You must pay the total Maintenance Deposit (10% of the unit’s value) approximately 6 months before the handover date (scheduled for January 2029). This deposit entirely funds the perpetual upkeep of common facilities, facades, elevators, and swimming pools, thus preserving the resort’s quality over the long term.

⚖️ Ownership Rights & Legal Framework

As a foreign national, am I legally entitled to own a unit in Amarina Blue?

Absolutely. Egyptian law permits foreigners to own properties in Hurghada under a full Freehold system, which includes inheritance rights. Furthermore, you may obtain a real estate residency permit based on the registered title deed.

Can I resell my unit before completing the instalment payments?

Yes. Kayan Development permits owners to resell their units after paying a specified percentage of the total property value – usually between 15% and 20%, as detailed in the contract. Consequently, this feature enables investors to realise a quick capital gain well before the project’s operational phase begins.

Does the resort have any hidden or additional charges upon contracting?

The announced prices fully include all hotel-style finishing. The standard additional costs typically applicable in the market include the Maintenance Deposit (10%), fees for installing electricity and water meters at handover, and optional parking fees if you wish to reserve a dedicated bay. The contract clearly states all of these, with no hidden surprises.

🔄 Rental Pool & Investment Returns

What is the Rental Pool system, and how does it guarantee my profit rights?

The Rental Pool represents a hotel partnership model in which the owner authorises the Amarina Group to manage and operate the unit. The system pools all rental returns from the project together; after deducting operational expenses, it distributes the net income among all owners. This approach ensures you receive a continuous and fair return – even if your specific unit remains unbooked on certain days – thereby guaranteeing equitable profit distribution for every investor.

🔧 Infrastructure & Technical Details

Does the resort have a dedicated water desalination plant and emergency power generators?

Yes. Kayan Development has committed to providing state-of-the-art infrastructure, including a dedicated desalination plant to ensure a continuous supply of fresh water, as well as backup emergency generators to operate elevators, security systems, and essential facilities during any power outages.

Amarina Blue Resort Hurghada – Summary

Amarina Blue Resort is a residential and holiday project in Al Ahyaa, North Hurghada, designed around the idea of combining Red Sea property ownership with a resort and hospitality environment.

What makes the project particularly interesting is its connection to the wider Amarina Hotels Group, founded by Ehab Shoukry. The group’s official information shows that its activities extend beyond hotel management into real estate development and incoming tourism, with partnerships including MTS Globe and Alliance Travel Service.

Amarina Hotels currently presents a portfolio of Red Sea and Sharm El Sheikh hospitality properties, including Amarina Abu Soma, Amarina Jannah, Amarina Queen, Amarina Sun and Amarina Star, as well as boutique hotels such as Magic Beach and Coral Sun.

For Amarina Blue, this hospitality background is important because buyers may be looking not only for an apartment but also for a property within a professionally operated resort environment.

The project is located in Al Ahyaa, an expanding area of North Hurghada that has attracted significant residential and tourism development. Current project listings describe a range of apartment types from studios through 3-bedroom properties, with reported sizes starting around 35 sqm and extending to approximately 140 sqm, although buyers should always confirm the latest official availability.

For investors, the most important point is to separate the project’s potential from guaranteed results.

The Amarina brand and its tourism background may provide an interesting foundation, but rental income, capital appreciation and occupancy should never be treated as guaranteed. The actual investment case depends on the purchase price, exact unit, location within the project, payment plan, management agreement, service charges, furnishing costs, rental demand and wider Hurghada market conditions.

Before purchasing, buyers should request the latest:

Price list
Available unit schedule
Floor plans
Payment plan
Delivery date
Finishing specifications
Maintenance fees
Ownership documents
Construction and developer information
Property-management agreement
Rental-management conditions
Owner-use rules
Any applicable hotel-management agreement

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