Makadi Bay Real Estate Guide – Affordable Beachfront Investment (2026)
I’ll be honest with you. I didn’t pay much attention to Makadi Bay for years. Actually, I thought it was just a strip of all‑inclusive hotels. Then a client asked me to find her a quiet beachfront apartment for under $60k. I had to dig. And what I found surprised me.
Makadi Bay is not Sahl Hasheesh. It’s not trying to be. It’s quieter, more family‑oriented, and significantly cheaper. And for the right investor, it’s a hidden gem. This guide covers real prices, the best compounds, rental potential, and who should buy here.
Location & Overview – Where Is Makadi Bay?
Makadi Bay is about 30 kilometres south of Hurghada International Airport. That’s a 25‑30 minute drive from central Hurghada. It’s a resort area, not a city. You’ll find large hotel complexes, residential compounds, and a few shops and restaurants. But if you need a big supermarket or a hardware store, you’re driving back to Hurghada.
That isolation is a drawback for some. But for others, it’s the appeal. No traffic, no noise, no chaos. Just beach, pool, and quiet. Makadi Bay is popular with German, Swiss, and Austrian tourists. Many have been coming here for years.
The bay itself is shaped like a horseshoe. Most properties face west, so you get sunset views over the sea. The water is calm and shallow – good for families with small children.
Real Prices – What You’ll Actually Pay in 2026
Let’s talk numbers. Makadi Bay is significantly cheaper than Sahl Hasheesh and El Gouna. If you’re on a tight budget but still want beachfront living, this is your spot. For comparison with a budget non‑beachfront area, see our Al Ahyaa guide.
| Property Type | Size (sqm) | Price Range (USD) | Price per sqm (USD) |
|---|---|---|---|
| Studio | 35–50 | $30k – $45k | $700 – $1,000 |
| 1-bedroom | 55–75 | $40k – $60k | $650 – $900 |
| 2-bedroom | 80–120 | $55k – $85k | $600 – $800 |
| 3-bedroom / Townhouse | 120–180 | $80k – $130k | $600 – $800 |
| Villa | 180–300 | $130k – $250k+ | $700 – $1,000 |
Here’s the thing, prices in Makadi Bay have been relatively stable. They haven’t spiked like Sahl Hasheesh. But that’s changing. New infrastructure projects are coming. For a complete ROI perspective, read our investment returns guide.
Best Compounds & Resorts in Makadi Bay
Makadi Bay has fewer compounds than Sahl Hasheesh, but the ones that exist are well managed. Most are within walking distance of the beach or have private beach access.
| Compound / Resort | Developer | Key Units | Price Range (USD) | Service Charge (EGP/mo) | Notes |
|---|---|---|---|---|---|
| Makadi Heights | Siyal / Orascom | Studios – 3BR | $40k – $90k | 400 – 600 | Elevated site, sea views |
| Makadi Bay Residence | Local developer | 1-2BR apartments | $45k – $70k | 300 – 500 | Within walking distance to beach |
| Sunrise Makadi | Hotel / Residence | Studios, 1-2BR | $50k – $80k | 500 – 700 | Hotel services included |
| Serenity Makadi | Local developer | Villas, townhouses | $100k – $200k | 600 – 900 | Gated, private pool options |
Makadi Heights – This is the flagship project. It sits on a plateau 78 metres above sea level. The views are stunning. You can see the entire bay. Prices have risen about 6‑8% annually. Facilities include a large pool, gym, and kids’ club. It’s popular with retirees.
Makadi Bay Residence – Older but well maintained. Units are larger, and service charges are lower. The beach is a 5‑10 minute walk. Good for budget‑conscious buyers who want space.
Sunrise Makadi – This is a hotel residence. Owners can use hotel pools and restaurants. Rental income is managed by the hotel, which is convenient but fees are higher. Some owners love it, others prefer independence.
Rental Potential – Can You Make Money?
Short‑term rental demand in Makadi Bay is driven by package tourists. Most visitors come for 7‑14 days through tour operators. They book hotels or serviced apartments. If you want to compete, you need to list on Booking.com and offer hotel‑like amenities (reception, cleaning, breakfast optional).
Long‑term rentals are less common. Most tenants prefer central Hurghada for work or family reasons. So if you buy in Makadi Bay, plan for short‑term rental or use it as your own holiday home.
| Property Type | Short-Term Net Yield | Peak Season Nightly Rate (USD) | Occupancy (peak) |
|---|---|---|---|
| Studio | 5–8% | $25 – $40 | 60–70% |
| 1-bedroom | 5–8% | $35 – $55 | 60–70% |
| 2-bedroom | 4–7% | $50 – $80 | 55–65% |
A real example. A client bought a 1‑bedroom in Makadi Heights for $55k. She rents it short‑term during winter (December–March) and uses it herself in summer. Her annual net after management and fees is about $3,500. That’s a 6.5% yield. Not amazing, but she’s happy because the mortgage is covered and she has a beachfront holiday home to use.
According to Airbtics, a typical short-term rental in Hurghada generates a median annual revenue of EGP 538,000 with an occupancy rate of 52%. This confirms that well-managed properties can deliver solid returns, especially during the peak winter season.
Capital Growth Potential
Makadi Bay has not seen the 10‑15% annual appreciation of Sahl Hasheesh. But it has grown steadily, about 5‑7% per year. The upside is that entry prices are low, so smaller absolute gains still feel meaningful.
New developments are planned, including a retail area and more hotels. Rixos Hurghada Makadi Bay is a massive project that will bring a 1,636-key mega-resort to the area, featuring villas, waterparks, kids’ clubs, and extensive amenities. This will significantly boost tourism numbers and, consequently, rental demand for nearby properties.
The overall positive outlook for Egypt’s tourism sector is supported by Fitch Ratings, which projects tourist arrivals to reach 18.6 million in 2026, a 4.6% increase from 2025, with revenues rising to $17.8 billion. This growth is a strong indicator of future property value appreciation in resort areas like Makadi Bay.
Who Should Buy in Makadi Bay?
- Holiday home buyers – You want a beachfront place to escape to, without spending $200k+.
- Budget‑conscious investors – You have $40k‑$70k and want to generate some rental income, even if yields are modest.
- Retirees who value peace – You don’t need nightlife or a large expat community. Quiet beaches matter more.
- Diversifiers – You already own in central Hurghada and want a Red Sea beachfront option without overpaying.
Who Should NOT Buy in Makadi Bay?
- Investors seeking high yields – Sahl Hasheesh and central Hurghada offer better returns.
- Short‑term rental maximizers – The market is smaller, and occupancy is more seasonal.
- Anyone who needs a car or relies on public transport – You will drive to Hurghada regularly.
- Families with school‑aged children – There are no international schools nearby.
Pros and Cons – Honest Summary
Pros
- Lowest beachfront entry prices in the region
- Quiet, family‑friendly environment
- Good for holiday homes and retirees
- Lower service charges than premium areas
- Steady, if modest, appreciation
Cons
- Isolated – you need a car
- Limited rental demand outside winter season
- Fewer amenities than central Hurghada
- No international schools or large hospitals nearby
- Resale can take longer
Legal & Purchase Process
The process is the same as anywhere else: Green Contract, notary, SWIFT receipts. For a step‑by‑step breakdown, see our legal buying guide. One note: some Makadi Bay properties are part of hotel developments, so check whether you have full freehold ownership or a usufruct arrangement. We can verify this for you.
Frequently Asked Questions
Yes. It’s a secure resort area. Most compounds have gated security. Crime rates are very low.
Yes, if the property value is $100k or more. That would require a larger unit or a villa. See our residency guide for thresholds.
Yes, but limited. A few hotel restaurants and a small supermarket. For variety, drive 20 minutes to Hurghada’s Mamsha area or El Kawther.
Most compounds have fibre optic from WE or Orange. Speeds of 50‑100 Mbps are typical, but check before buying.
Yes. Without a car, you’re dependent on taxis or inconvenient buses. Most owners have a modest car (used Hyundai or Kia, $5k‑$8k).
Makadi Bay is roughly 40‑60% cheaper. A studio in Sahl Hasheesh starts at $60k; in Makadi Bay, $30k. For a full comparison, read our area guide.
For more, read our main buyer’s guide, area comparison, and timing guide.
Author Bio: Written by mido kandil, Senior Property Consultant at The Horizon Real Estate Hurghada. 13 years helping foreign buyers find the perfect Red Sea property.
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