I’ve watched the Mamsha Promenade transform from a dusty coastal road to Hurghada’s most desirable walkway. Actually, I remember when it was just a few unfinished blocks back in 2018. Now? Cafes, restaurants, street musicians, and apartments selling for double what they cost five years ago.
If you want high‑visibility short‑term rental income, the Mamsha is hard to beat. But it’s not for everyone. This guide covers real prices, rental yields, the best buildings, and the hidden downsides – including why some units sit empty in summer. Let’s dive in.
What Is the Mamsha Promenade?
The Mamsha (Arabic for “walkway”) is a 2‑kilometre pedestrian promenade along Hurghada’s central coastline. It runs from the old Marina in the south to the new development near El Kawther in the north. It’s lined with cafes, juice bars, ice cream shops, and seafood restaurants.
Think of it as Hurghada’s outdoor living room. Every evening, hundreds of tourists and expats walk, jog, or sit on benches watching the sunset. The atmosphere is lively but not rowdy – families, couples, solo travellers.
Properties directly on the Mamsha have become some of the most expensive per square meter in Hurghada – not as premium as Sahl Hasheesh beachfront, but close. For a broader look at all areas, see our complete area comparison guide.
Real Prices – What You’ll Actually Pay in 2026
Let’s get straight to the numbers. Mamsha properties come in two types: brand‑new towers with full amenities, and older buildings a block or two back. Prices vary significantly.
| Property Type | Size (sqm) | Price Range (USD) | Price per sqm (USD) | Notes |
|---|---|---|---|---|
| Studio (Mamsha front) | 40–55 | $50k – $80k | $1,000 – $1,600 | Direct promenade access |
| 1‑bedroom (Mamsha front) | 60–85 | $70k – $110k | $1,000 – $1,600 | Sea view possible |
| 2‑bedroom (Mamsha front) | 90–130 | $100k – $160k | $1,000 – $1,600 | Higher floors cost more |
| Studio (1‑2 blocks back) | 40–55 | $30k – $50k | $700 – $1,000 | No sea view, less noise |
| 1‑bedroom (1‑2 blocks back) | 60–85 | $45k – $70k | $700 – $1,000 | Quieter, better value |
Here’s the thing, prices on the Mamsha have risen about 10‑15% annually for the past three years. A studio that sold for $45k in 2023 might now ask $60k. Investors have taken notice. But don’t expect those returns to continue forever – supply is increasing as new towers are completed. For a full ROI perspective, read our investment returns guide.
Best Buildings & Compounds on Mamsha
Not all Mamsha properties are equal. Some buildings have better maintenance, better views, and better rental management. Here are the ones we’ve vetted and recommend.
| Building / Compound | Developer | Units | Price Range (USD) | Service Charge (EGP/mo) | USP |
|---|---|---|---|---|---|
| Mamsha Plaza | Local developer | Studios – 2BR | $60k – $120k | 300 – 600 Direct access, rooftop pool | |
| La Vista | Local developer | Studios, 1-2BR | $55k – $100k | 400 – 700 | Sea views, good management |
| Sunrise Towers | Local developer | 1-2BR | $80k – $150k | 500 – 800 | New construction, high finishes |
| Mamsha Residence | Local developer | Studios – 3BR | $50k – $130k | 300 – 600 | Older but well maintained |
Mamsha Plaza – Very popular with short‑term renters. The rooftop pool is a huge draw. Studios here can achieve occupancy rates above 70% in winter. Service charges are reasonable.
La Vista – Slightly older but well managed. Some units have direct sea views. The building’s entrance is right on the promenade, so guests love the convenience. Prices have risen steadily.
Sunrise Towers – Newer, higher spec. Expect lower noise transmission between units. Finishes are better. But you’ll pay a premium. Some units are still owned by the developer, so payment plans may be available.
Rental Yields – Short‑Term Goldmine, But Summer Is Slow
The Mamsha is designed for short‑term rentals. Tourists want to be steps away from the walkway, the sea, and the restaurants. A well‑furnished studio can generate excellent income – from October to April. Summer is another story.
| Property Type | Peak Nightly Rate (USD) | Summer Nightly Rate (USD) | Winter Occupancy | Summer Occupancy | Net Yield (annual) |
|---|---|---|---|---|---|
| Studio (front) | $60 – $90 | $25 – $45 | 75‑85% | 30‑40% | 8‑12% |
| 1‑bedroom (front) | $80 – $120 | $35 – $60 | 70‑80% | 25‑35% | 7‑11% |
| 2‑bedroom (front) | $120 – $180 | $60 – $90 | 65‑75% | 20‑30% | 6‑10% |
A real example. A client bought a studio in Mamsha Plaza for $65k in 2024. She furnished it well (cost $4k). From November to March, she nets about $1,000 per month after management and cleaning. From June to September, she’s lucky to clear $300 per month. Her annual net is around $7,500 – an 11.5% net yield. Not bad, but she budgets for the slow months.
If you want steady year‑round income, the Mamsha is not ideal. If you can handle seasonality and want high cash flow, it’s excellent. For long‑term rental alternatives, see our Al Ahyaa guide.
Capital Growth – Still Room to Rise?
Mamsha prices have already appreciated significantly. But I believe there’s still room. Why? Because new hotels and residential towers continue to be built along the promenade. They’re raising the bar for quality and attracting higher‐spending tourists. Older buildings may be renovated.
That said, don’t expect 15% annual gains forever. A more realistic expectation is 5‑8% appreciation over the next five years. The yield is the main attraction here, not the flip.
Pros and Cons – Honest Assessment
Pros
- Best location for short‑term rental income
- High visibility and foot traffic – easy to rent
- Walking distance to restaurants, cafes, sea
- Properties hold value well due to land scarcity
- Option to manage yourself or with a PM company
- Newer buildings have good construction
Cons
- Seasonal occupancy – summer is very slow
- Street noise – can be loud at night
- Parking is difficult for guests (those with cars)
- Service charges vary, some buildings poorly managed
- Higher entry price than areas one block back
Here’s the thing, summer slowness is real. If you cannot stomach months of low income, buy a unit off the promenade for long‑term rental. But if you’re willing to earn high winter profits and accept lower summer returns, the Mamsha works.
Who Should Buy on the Mamsha?
- Investors focused on short‑term rental income – You want cash flow, not just appreciation.
- Holiday home buyers who will use the unit in summer – You can escape your home’s winter and enjoy Hurghada’s winter, but you’ll still have to rent in summer if you want income.
- Buyers comfortable with management companies – Self‑managing from abroad is tough on the Mamsha because of high guest turnover.
- Those who understand seasonality – You won’t panic during the quiet months.
Who Should NOT Buy on the Mamsha?
- Investors seeking steady year‑round yield – Look at Al Ahyaa or El Kawther.
- Families with young children – The promenade is busy and can be tiring.
- Buyers who dislike noise – You’ll hear street music and crowds until midnight.
- Those with a very low budget – Even studios start around $50k; if that’s a stretch, consider off‑promenade units.
Legal & Purchase Process
The process is the same as for any apartment in Hurghada: Green Contract, notary, SWIFT receipts. Our legal buying guide covers it step by step.
One note on Mamsha properties: some are sold by private owners (resale) and some by developers (off‑plan). Resale gives you immediate possession and you can see the actual unit. Off‑plan might be cheaper but carries construction risk. We recommend resale unless you know the developer well.
How The Horizon Real Estate Can Help
We have listings on the Mamsha and just behind it. We can arrange inspections, negotiate prices, and connect you with property management companies that specialise in short‑term rentals. Our service is free to you – the seller pays commission.
Frequently Asked Questions
For short‑term rental cash flow, yes – if you understand seasonality. For appreciation, modest. For a balanced view, read our ROI guide.
Yes, if the property value is $100k or more (most 2‑beds and some 1‑beds qualify). See our residency guide.
Most do, but some older buildings have restrictions. We check the CC&Rs before showing you any unit. For a list of buildings safe for Airbnb, ask us.
For a 2‑bed, expect 400‑800 EGP per month. Newer buildings may charge more but offer better amenities (pool, gym, security)
Sea view and noise. On the promenade, you have potential sea views and constant foot traffic. One block back, you lose the view but save $20k‑$30k and have a quieter environment.
It’s possible but difficult. Guest turnover is high. You’d need a reliable cleaner, key exchange system, and 24/7 phone availability. Most owners use a property management company – fees 15‑20% of rental income.
Limited. Most Mamsha buildings have no dedicated parking. Guests will need to find street parking or use a taxi. That’s a drawback for families with cars.
Mamsha has higher foot traffic than the Marina and lower entry price than Sahl Hasheesh beachfront. Occupancy in winter is similar to Sahl Hasheesh. For a detailed 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 property on the Red Sea.
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