Makadi Heights is a plateau town rather than a beachfront strip: Orascom Development Egypt’s master plan sits 78 metres above sea level at Makadi Bay, south of Hurghada, on a site reported at 3.7 million square metres. That geography shapes the brief. Buyers choosing between an apartment, a townhouse and a villa are really choosing between three ways of using the same town — and the right answer depends less on the floor plan than on how often you will be there, who will join you and what the property must do when you are not.
Set the Brief Before the Shortlist
Makadi Heights launched in April 2018, according to EgyptToday, and is only partially delivered; the published pipeline runs through Q4 2029. Named phases include Cape, Bayou, Topio, Sole, Creek, Jade, Crest, Ledge, Townwalk, Siyal, Aden and DUA, with apartments, townhouses, twin villas and standalone villas in the mix. It is not Makadina, the Travco development on the shore at Madinat Makadi, and the two should not be blended in a comparison. The distinction matters for beach access, ownership structure, service arrangements and resale evidence, so establish which development a listing actually belongs to before you fall for the view.
The brief should start with use, not product. Is this a primary home, a winter base, a family holiday house or a rental asset? Will you stay for long weekends or six weeks at a time? Does the household include grandparents, young children, guests who arrive without notice, or a dog? Do you want to lock the door and leave, or are you happy to organise gardeners, pool care and repairs? Will you work from the property, and does parking matter for one car or three? Each answer removes options. A buyer who visits twice a year and wants zero fuss is usually an apartment buyer. A family that hosts three generations for a month at a time is usually a villa buyer. A townhouse can sit between the two, but only if the stairs and the shared walls suit the way the household actually moves.
KÂMO Property Group’s published process begins with understanding that brief, then comparing the market, checking pricing and terms, the developer’s record, documentation and resale or rental potential before negotiating and completing. The firm is not a law firm, lender or tax adviser and coordinates independent specialists where formal legal, financial or technical advice is needed. That sequence is useful because Makadi Heights is not a single product. Apartments in older phases, new releases and villas in established neighbourhoods can carry different payment terms, finishing standards and resale dynamics. A brief that ignores delivery timing will drift towards whatever is available today rather than what fits the next five years.
Apartments: The Practical Core of the Brief
Apartments are the most common starting point for international and diaspora buyers because they answer the lock-up-and-leave question most directly. They also span the widest range of Makadi Heights. Public listing-portal figures retrieved in August 2026 put new-phase apartments at roughly EGP 9.4 million to EGP 11.0 million and older-phase apartments from around EGP 7.7 million, with legacy figures as low as EGP 5 million still visible online. The same snapshot reported terms of about 10% down and five to six years, varying by phase. These are indicative portal numbers, not KÂMO’s current offer, and they must be reconfirmed with the developer before any reservation or payment.
Within that range, the real comparison is between new-release apartments and delivered resales. A new phase may offer a cleaner payment plan and a chosen floor, but it also asks you to underwrite a completion date. A resale may let you inspect the actual building, the lift, the finishing and the view, but it can carry outstanding developer instalments or service-charge arrears that need to be checked before contracts are signed. Buyers should also ask how the beach is accessed from the plateau and whether there are charges or shuttle arrangements; those details belong in the brief, not in a post-reservation surprise.
Apartment buyers should be specific about orientation, floor, lift dependency, parking, storage and service charges. A sea view from 78 metres is not the same as beachfront, and a lower floor may trade outlook for easier access. If the plan is to let the property when not in use, the brief should include who will manage it, how the building is serviced and what the phase rules allow. For a current view of what is being marketed, compare the live Makadi Heights property for sale pages rather than relying on saved portal headlines; availability and pricing move, and the developer’s live position is the one that matters.
Townhouses and Villas: More Space, More Variables
Townhouses and villas change the brief because they add land, stairs, maintenance and privacy to the decision. A townhouse is usually attached or semi-attached, with a smaller plot and shared boundaries; a twin villa shares one wall; a standalone villa gives more control over the plot but also more to maintain. The August 2026 portal snapshot put Aden twin villas at around EGP 20.0 million, established-phase villas at roughly EGP 29.3 million to EGP 61.3 million and Siyal villas from about EGP 22 million. Those figures are indicative, dated to that public snapshot and subject to reconfirmation with the developer; they are not a valuation and should not be treated as a current KÂMO offer.
The practical questions are different from an apartment. Who will clean the pool, if there is one? Who maintains the garden, the roof and the external paint? Are the stairs manageable for older family members? Is there space for guests without losing the family’s privacy? Does the plot boundary give the outdoor space you actually want, or just more area to service? Villas can suit multi-generational use and longer stays, but they also demand a maintenance budget and a local plan for the months when nobody is there. A townhouse may be the more sensible middle ground for a family that wants outdoor space without a standalone villa’s full maintenance load.
Resale villas need a more forensic inspection than many apartment buyers expect. Check what has been delivered, what remains outstanding, whether alterations were approved, whether service charges are current and how the developer transfers the unit. Off-plan villas require the same discipline applied to the release, unit plan and contract. On ownership, foreign buyers should keep the position general until the specific unit is checked: Egyptian rules differ by property type and location, and a development may sit on freehold or a long-term usufruct arrangement. Confirm the basis in writing and take independent Egyptian legal advice before any reservation or payment.
Registration also deserves a place in the brief. Egypt does not have a German-style notary and land-register system, and contract validity rests on the sale-and-purchase contract; stronger security may involve registration through the Shahr Aqari or a court action validating the seller’s signature. A large share of Egyptian property is held securely on contract without full registration, but that is a general description rather than a guarantee for any one unit. The villa or townhouse shortlist should include the ownership basis, the transfer route and the legal cost before the emotional shortlist is allowed to win.
