Thinking of Moving to El Gouna? 39 Must-Know Questions

El Gouna, often dubbed Egypt’s “Venice by the Red Sea,” is a luxury, self-contained resort town with year-round sunshine developed by Orascom Development Holding, located about 25 km north of Hurghada.

A stylish and special place for European expats and affluent Egyptians. The sunny weather, lovely sandy beaches, beautiful lagoons, tasty food, a Mediterranean lifestyle and excellent healthcare, all contribute to make it an enticing place to take up residence.

Many expats and local Egyptians prefer to buy property and move here. As property experts, we have put together this El Gouna property buying guide to help guide you through the process of buying property by the Red Sea.

In this guide, we will cover info on payment plans, fees and taxes, popular projects, the latest property prices and pitfalls to avoid.

We will also introduce you to a trusted local property consultant, Ali El Khatib who can offer a handpicked selection of homes for sale. Help you make this complex decision with confidence.

Key Takeaways

• El Gouna Offers a Unique Coastal Lifestyle. It is more than a vacation spot — it’s a fully self-contained, luxury resort town with a Mediterranean vibe, year-round sunshine, and strong community spirit. It attracts retirees, expats, remote workers, and affluent Egyptians seeking a peaceful, active, and high-quality lifestyle.

• Diverse Real Estate Options with Strong Investment Potential. From affordable entry-level apartments to multi-million dollar sea-front villas, El Gouna has properties for all budgets. Property values are appreciating due to continued development (only ~50% of the town is built), and both long-term and short-term rentals offer solid returns (2–8% ROI).

• Buying Property is Straightforward for Foreigners. There are no restrictions for foreign buyers — all you need is a valid ID and funds. Taxes include a 2.5% real estate tax and around 10–12% property tax on assessed rental value. Payment plans are common for new developments, typically requiring a 15% down payment.

• Top-tier Infrastructure & Amenities. El Gouna boasts high-speed internet, reliable utilities, tuktuk transportation, and eco-friendly initiatives. It also offers excellent amenities including marinas, golf courses, top international schools, clinics, luxury resorts, and vibrant nightlife.

• New Hot Projects to Watch. Kamaran (good for first-time buyers), Tuban (future downtown hub), and North Bay (quiet, sea-adjacent living) are among the newest promising developments. Sea-front properties remain the pinnacle of luxury.

Property Sorted talks to Ali By The Sea about El Gouna

Hey Ali! Lovely to chat with you. I am sure everyone reading this and interested in El Gouna will find it informative.

First, tell us about you and when did you move to El Gouna?

I’m a sports guy at heart, a real estate consultant by profession, and a storyteller by passion. I’ve always believed that the way we live shapes the way we think — and that’s part of what led me to El Gouna. I moved here a few years ago, chasing a lifestyle that’s more than just a postcard — it’s a state of mind. The coastal pace, the kitesurfing mornings, the community feel — it all aligned with who I am and how I want to live.

Professionally, I work as a Senior Property Consultant helping people find not just homes, but a different way of life. Personally, I’m big on sports (Manchester United fan with enough emotional scars to prove it), I’ve coached kids, started a podcast, and I’m constantly looking for ways to build something meaningful — whether it’s through content, real estate, or community impact. El Gouna was the first place that made all those parts of me make sense in one location.

Ali El Khatib — Senior Property Consultant at Orascom Development Egypt

General Lifestyle — Should you buy a property in El Gouna?

Let’s answer some questions for those looking into El Gouna as a destination. You may not be ready to buy yet.

What makes El Gouna unique compared to other coastal destinations in Egypt, Turkey, or Greece?

It’s a top destination for expats, tourists, and affluent Egyptians. It dates back to 1990. At this luxury resort on the islands, you will enjoy coastal luxury.

Here you can find your perfect getaway in this vibrant Red Sea location. Choose from beautiful waterfront villas with sea views or modern apartments with lagoon view.

In the lagoons, there are 20 islands. Some have hotels and tourist resorts. Others have villas, and some developers still wait to develop them.

El Gouna offers more than a home. It provides a complete lifestyle change that brings peace to its residents. It features 10 kilometers of beachfront and 2 square kilometers of lagoon water, offering prime property locations.

What are the home styles?

El Gouna has been lucky to have the skills of famous architects like Michael Graves, Alfredo Freda, and Shahab Mazhar. Nubian styles in New and Old Nubia. Mediterranean beachfront White Villas.

You can choose from many properties. You can find beautiful private villas with direct water access and view lagoons. Ready-to-move-in fully finished apartments in great locations are also available. With its award-winning architecture, El Gouna seamlessly blends traditional charm with contemporary design.

What is the weather like?

Sunny, sunny, sunny, always sunny.

How does the community and lifestyle in El Gouna differ from areas in Egypt like the New Cairo or Sheikh Zayed?

Very distinct and better vibes, lifestyles, and communities. El Gouna’s vibe is quit, coastal, relaxed, and very international. Often described as a “bubble” — gated, clean, and curated.

What types of residents typically live here (e.g., retirees, expats, remote workers, investors)?

It’s a real mix — and that’s what makes El Gouna so dynamic. Retirees, remote workers, expats, entrepreneurs, investors — you name it. People tend to see it through their own lens, but the full picture is far more diverse than most realize.

People from all over the world come here for different reasons. Some choose to buy property as a holiday home — a place to retreat to for a month or two each year when they need a break.

There are about 20,000 residents living here.

What are the key attractions and amenities available (marinas, golf courses, schools, hospitals, nightlife, etc.)?

Everything you can dream of and beyond, starting with El Gouna Festival — Established in 2017, the El Gouna Film Festival is a prestigious event that brings together filmmakers, actors, and cinema enthusiasts from around the globe. Held at the El Gouna Convention and Culture Centre, the festival showcases a diverse selection of films, including feature narratives, documentaries, and short films. It aims to promote cultural exchange and support emerging talents in the film industry. The festival also features workshops, panel discussions, and networking opportunities for industry professionals.

One of the most anticipated events in the squash calendar, the El Gouna International Squash Open is a Platinum-level tournament on the PSA World Tour. Since its inception in 2010, it has attracted top-ranked players from around the globe. The 2025 edition is scheduled from April 12 to 18, featuring elite athletes like Ali Farag and Nouran Gohar.

Four gorgeous Marinas. Abydos Marina, which is the first Marina and how it all started. Abu Tig Marina: Designed by Italian architect Alfredo Freda, it’s the heart of El Gouna’s nightlife and fine dining scene. You’ll find luxury yachts, waterfront restaurants, bars, shops, and boutiques. New Marina: A more modern, residential, quieter option with upscale developments and mooring facilities. Finally Fanadir Marina, which is latest Marina. Split between commercial & residential area.

Golf Courses El Gouna Golf Club: An 18-hole championship course designed by Gene Bates and Fred Couples, featuring desert and lagoon-style play. Ancient Sands Golf Resort: Another luxury golf development offering panoramic views of the Red Sea and desert.

Beaches & Water Sports like Mangroovy Beach: Famous for ZOUNi Beach restaurant. Moods Beach Club: Great for lounging, swimming, and cocktails. Diving & Snorkeling: Several dive centers offering Red Sea excursions. Water-Based Activities like Kitesurfing, wakeboarding, paddleboarding, catamaran tours. Lagoon swimming is possible from most villas or hotels, thanks to the town’s canal system.

Hotels & Resorts ranging from boutique luxury to 5-star family resorts.

Downtown El Gouna and Abu Tig Marina host boutique stores, local artisans, souvenir shops, and international brands. Multiple gyms, spas (like LA7 Gym, Ancient Sands Spa), yoga studios, and wellness centers.

If you are a football fan, there is El Gouna FC that trains in Khaled Bichara Stadium

How is the safety and security situation? Is it safe to buy a home in El Gouna?

It’s probably one of the safest places on earth — not even exaggerating. We have a dedicated, town-wide security system. You can leave your car or your phone out, and it’ll still be there hours later. El Gouna redefines peace of mind.

How well-developed is the infrastructure (internet, roads, utilities, public transport)?

Top-tier. We have the most stable internet in Egypt, office space with a view, well-maintained roads, and reliable utilities. As for transport — it’s either tuktuks, which only costs €1 for the local vibe or cabs if you’re feeling fancy (or heading to the airport). It’s also a model for eco-friendly development with solar energy use, waste recycling programs, and environmentally friendly construction. There is also El Gouna Airport where you can charter a private jet from or to El Gouna.

How does the cost of living compared to Cairo?

Slightly higher, and rightly so. You’re living in a fully-serviced coastal town where everything — from fine dining to fitness — is within reach.

What’s the job market like for people who want to live and work?

Opportunities exist across the board, especially in hospitality, sports, and tourism. Whether you’re a local or an expat, there’s room to find your niche. And for more corporate roles, check Orascom Development Egypt’s LinkedIn or website for updates.

How vibrant is the social scene for expats and young professionals?

It’s quite busy and full of life. Over 100 restaurants, bars, and eateries encompassing a variety of international cuisines. Plenty of Nightlife & Dining like Club 88: Floating beach club with a great party scene. Aurora, Bartender, DuPort: Popular bars for both locals and tourists. Zia Amelia, Pier 88, The Smokery: High-end restaurants and lounges. Regular beach parties and music events (like Sandbox Festival).

Can I travel with my pet?

Absolutely. It is super pet-friendly. You’ll see dogs (and cats) at cafés, beaches, hotels, and even on boats. There are plenty of dog walkers and multiple vets.

Are there good schools and universities available for my children?

Yes — El Gouna has excellent schools like El Gouna International School (EGIS): British curriculum, serving K–12. Offers IB Diploma as well. Manara School, which provides a world-class education for students in Grades 8–12.

Are there good healthcare facilities?

Of course, there are Hospitals & Clinics like: El Gouna Hospital: Fully equipped with emergency services, ICU, and specialized care. Proximity to Hurghada provides access to additional major hospitals if needed.

Real Estate Market & Investment Potential in El Gouna

Now let’s discuss some questions for people thinking about buying property. We will explore more details and investment potential of El Gouna Real Estate.

How has the real estate market evolved over the past 5 years?

Oh wow — leaps and bounds. One standout shift has been Orascom’s Keys of Life initiative, which asks, “What does a home really mean to you?” The result? Projects with green spaces, biking lanes, dog parks — places designed for how people actually live, not just where they sleep.

What types of properties are available?

Everything from cozy 1-bedroom apartments to jaw-dropping beachfront villas. Whether you’re starting small or going all-in, there’s a fit.

How much are the property prices? Now we come to the all important question — how much money do you need to afford your dream home in sunny El Gouna?

Ah, the golden question! Prices are competitive with global hotspots — think Dubai, Europe, etc. Expect anywhere from $290,000 for a 1-bedroom to $6,000,000 for a sea-front villa. But first, you’ve got to want to live the El Gouna lifestyle.

What are the main factors driving El Gouna property appreciation?

Land development, plain and simple. El Gouna is only about 50% developed — and Orascom owns the rest. ODE holds one of the largest land banks in Egypt, meaning: more growth and more value.

Are there any upcoming developments that could impact property values?

Always. Evolution is non-stop here. I can’t share all the secrets… but let’s just say, staying ahead of the curve here is a smart move.

How does the rental market perform? Is short-term rental (Airbnb) a good investment?

Long-term rentals bring in 2–4% ROI, short-term can reach 6–8%, plus yearly appreciation. If you’re in it for the numbers and the lifestyle, it’s a solid play.

What are the expected ROI and rental yields compared to Cairo or the North Coast?

Hard to compare directly — I haven’t worked those markets. Cairo’s year-round, North Coast is seasonal. But El Gouna has strong markers: 1M+ visitors annually, direct international flights, Egypt pushing tourism, and continuous development. That’s where I’d place my bet.

Buying a property in El Gouna — Process & Considerations

Amazing so far, now for our serious buyers who are ready to move here and create their dream lives.

Can you tell me about the latest new projects being developed?

Sure!

• Kamaran: Laid-back living near Sliders Cable Park. Great for first-time buyers.

• Tuban: Our newest “downtown.” Central, walkable, and full of promise.

 

• North Bay: For those who crave quiet and proximity to the sea — peaceful and private.

• Sea-front Villas & Apartments: Ultra-exclusive. Views for days. You’re literally front row to the Red Sea.

What are the legal considerations for buying property?

It’s so simple it almost feels suspicious — but it’s not. No hoops, no fine print. You just need a valid ID and the funds. Same rights for locals and foreigners.

Are there any restrictions for foreign buyers?

None. Foreigners and Egyptians have equal rights when purchasing. No need to obtain any permissions as a foreigner to buy a property.

What taxes and fees should buyers expect?

When the property is officially registered, expect:

• Real Estate Tax — 2.5% of the contract price

• Property Tax — Around 10–12% of the assessed rental value

Where is an affordable project to buy property?

Kamaran and Tuban offer the most value today, especially for entry-level buyers.

How does the payment plan typically work for new developments?

Generally it is 15% deposit or as we call it down payment, 10% upon delivery, and 75% over equal quarterly installments (starting after down payment).

What should buyers look out for when purchasing resale properties?

Know what you want: location, view, floor preference, condition, and most importantly — budget. Define it early and clearly.

If you were buying a property today, which project would be your top choice and why?

Tuban. It’s the future downtown, and I love the energy downtown brings — walkability, culture, lifestyle.

What common mistakes do buyers make when purchasing?

Overthinking and waiting for the “perfect deal.” It’s a seller’s market, and trying to outsmart it usually backfires. Prices go up, emotions take over. My advice? Trust your advisor, act when it feels right, and don’t look back.

Not accounting for maintenance cost and service charge.

Not working with a trusted local real estate agent that is familiar with the local market and can guide you with such an important decision.

Bonus questions — with Ali By The Sea

Almost here. Two more bonus questions for the audience to get to know you better Ali.

What’s your favorite coffee place?

Fix by Social in Fanadir Marina.

If you could buy any home here with any budget, which one would you buy?

A Sea-front villa of course.

What’s your favourite restaurant?

I will let Gounies answer that for you.

 

Amazing! Thank you so much for your time Ali.

What’s the best way for someone to contact you Ali?

Whether you are ready to buy or just wondering if El Gouna is the right choice for them, you can contact me anytime on Instagram and follow me on YouTube to learn more about El Gouna and its lifestyle.