Sea view apartments sit at the sweet spot of lifestyle and investment. Whether you’re dreaming of waking up to the sound of waves in Alexandria or planning a high-yield rental in the Red Sea hotspots like Hurghada and Sharm El-Sheikh, sea view apartments in Egypt offer a mix of year-round sunshine, rising tourism demand, and relatively affordable prices compared to many Mediterranean destinations.
This guide walks you through how to choose, evaluate, and profit from coastal properties in Egypt—without the marketing fluff.
Why Sea View Apartments in Egypt Are in High Demand
Egypt’s coastline stretches along both the Mediterranean and the Red Sea, offering very different but equally attractive environments for buyers and investors.
Key drivers of demand
- Growing tourism market: Egypt continues to be one of the most visited countries in MENA, with Red Sea resorts among the top destinations for European and Gulf travelers (source: UNWTO tourism data).
- Year‑round sun: Red Sea cities like Hurghada and Marsa Alam enjoy warm weather almost all year, ideal for seasonal lets and winter stays.
- Favorable prices: Compared to Greece, Spain, or Italy, sea view apartments in Egypt often come at a fraction of the cost, with lower ongoing living expenses.
- Improving infrastructure: New roads, airports, and marinas—especially along the Red Sea Riviera—are increasing accessibility and long-term value.
For both locals and expats, this mix makes coastal apartments a compelling option for holiday homes, retirement plans, and rental income strategies.
Best Egyptian Locations for Sea View Apartments
Not all coastal areas perform equally. Each has its own profile in terms of lifestyle, appreciation potential, and rental demand.
1. Alexandria & North Coast (Mediterranean)
Who it’s for: Primary homes, second homes for Egyptians, summer rentals.
- Alexandria: Offers urban living with direct sea views, historic charm, and strong local demand. Great if you want amenities, schools, and hospitals nearby.
- North Coast (Sahel): Popular with Cairo residents for summer holidays. Gated communities, beaches, nightlife, and seasonal rentals at premium rates.
Pros
- Strong domestic demand
- Good long-term capital appreciation in prime waterfront areas
- Established services and infrastructure
Cons
- Highly seasonal rental income in Sahel
- Prices for prime sea view apartments can be comparatively high
- Mediterranean weather: winters can be cool, windy, and cloudy
2. Hurghada & Sahl Hasheesh (Red Sea)
Who it’s for: Year‑round rentals, expats, mixed-use investments.
Hurghada has evolved from a basic beach resort into a full-fledged city with international schools, hospitals, and a significant expat community.
- Hurghada City: Budget‑friendly sea view apartments, strong demand from long-term expat tenants and digital nomads.
- Sahl Hasheesh: Master‑planned, upscale resort with promenades, beaches, and a quieter, more refined vibe—excellent for higher-end rentals and capital growth.
Pros
- All‑year tourism season
- Wide range of price points
- Easy access via Hurghada International Airport
Cons
- Some older developments have higher maintenance needs
- Quality of property and management varies a lot—due diligence is crucial
3. El Gouna
Who it’s for: Lifestyle buyers, higher-budget investors, yacht owners.
El Gouna is a private, master-planned town on the Red Sea with lagoons, marinas, golf courses, and strict design and maintenance standards. While it has fewer “direct sea view” towers, many apartments offer panoramic water and lagoon vistas.
Pros
- Strong brand recognition and consistent demand
- Good track record of capital appreciation
- Highly attractive for premium rentals and expat living
Cons
- Higher entry prices compared to Hurghada
- Service charges and community fees can be significant
4. Sharm El-Sheikh & Surroundings
Who it’s for: Holiday-home buyers and short-term rental investors.
Sharm combines dramatic desert-meets-sea views, world-class diving, and a strong international tourist base.
Pros
- Iconic diving and snorkeling destination
- Many developments built with sea views as a priority
- Short-term rental yields can be attractive in prime locations
Cons
- Tourism can be sensitive to geopolitical factors
- Some older complexes may feel dated or require refurbishment
What Makes a Sea View Apartment Truly Valuable?
Not all “sea view” properties are created equal. Agencies often stretch the term to include small glimpses of the water between buildings. Look beyond the marketing photos.
1. Type and quality of the view
- Frontline / unobstructed: Direct, wide-angle sea views from primary rooms and balcony—highest value and strongest demand.
- Partial / side sea view: Good compromise between price and appeal; often better value if budget is limited.
- Distant / rooftop view: Cheaper, but don’t count on a boost in rental rates just because “sea view” is on the listing.
Ask for:
- Exact apartment position on the master plan.
- Photographs or videos from the actual unit, not from a show apartment.
- Written clarification about whether future construction could block the view.
2. Orientation and microclimate
On the Red Sea especially, orientation matters for comfort and energy use:
- North / North-East facing: Cooler in summer, often preferred in very hot areas.
- South facing: More sun in winter but can be hot in peak season without good shading.
- Prevailing winds: A light breeze can cut air conditioning costs and improve livability.
Also check for noise: sea view apartments near busy promenades or beach clubs may be noisy in peak season.
3. Beach and water access
An impressive sea view is less valuable if you need a car to reach the beach.
- Is there direct beach access or a private walkway?
- Are there sunbeds, umbrellas, and lifeguards?
- Is the shoreline sandy, rocky, or coral (important for families with children)?
Properties with easy, direct access tend to rent faster and at higher rates.
4. Building quality and maintenance
The coastal climate is tough on buildings: salt air, strong sun, and humidity accelerate wear and tear.
Look closely at:
- Exterior finishes: Cracks, peeling paint, rust on balconies.
- Common areas: Elevators, corridors, lighting, cleanliness.
- Facilities: Pool condition, water pressure, backup generators.
A well-managed building can preserve value and keep running costs predictable.
Investment Fundamentals: Evaluating Sea View Apartments
Before you sign anything, treat your purchase like a business decision—even if it’s also your dream home.
1. Rental strategy: Short-term vs. long-term
Short-term (Airbnb, holiday lets)
- Works best in El Gouna, Sahl Hasheesh, Hurghada tourist zones, Sharm, and some North Coast areas.
- Higher potential yields but more volatility and management workload.
- Need to check building rules and local regulations on daily rentals.
Long-term (6–12+ month contracts)
- Ideal for Hurghada city, Alexandria, and expat-heavy areas.
- Lower nightly equivalent rates but stable income and less turnover.
- Easier to manage remotely if you have a reliable local agent.
2. Estimating potential returns
When comparing sea view apartments, consider:
- Purchase price (including taxes, registration, and legal fees).
- Annual running costs:
- Maintenance / service charges
- Utilities (if you include them for tenants)
- Property management and cleaning
- Expected annual rental income:
- Average occupancy rate × average daily/ monthly rate.
Example (illustrative only):
- Purchase price: $120,000
- Annual costs: $2,500
- Net income target for 7% yield: $120,000 × 0.07 = $8,400
- Required gross income: $8,400 + $2,500 = $10,900 per year
Use this framework to compare two similar apartments: a frontline high-price unit vs. a slightly set-back, cheaper one. Sometimes the cheaper unit can deliver a better percentage yield, even if its nightly rate is lower.
3. Financing and payment plans
In Egypt, you’ll often see:
- Cash deals with discounts: Developers may offer 5–15% off for full up-front payment.
- Developer installments: Pay 10–20% down, then monthly or quarterly over 3–7 years, sometimes without bank financing.
- Bank mortgages: More limited for foreigners but worth exploring if you qualify.
Compare the total cost over time. A long installment plan may look easy monthly but can add significantly to the final price.
Key Legal and Practical Considerations in Egypt
Rules can differ by governorate and type of property, so always verify specifics with a local real estate lawyer.
Ownership for foreigners
- Foreigners can usually own apartments in many parts of Egypt, including Red Sea resort areas.
- Some zones have special rules on:
- Maximum number of properties
- Land vs. building ownership
- Resale restrictions within the first few years
Documentation to verify
Before committing to a sea view apartment:
- Title and registration: Confirm the seller’s legal ownership and that the property can be properly registered.
- Building permits and completion certificates for new projects.
- Service charge agreements: What’s included, how often they can be increased, and who manages the building.
- Utility connections: Confirm legal, individual meters if possible (water, electricity).
Hiring an independent lawyer who is not connected to the developer or agent is strongly recommended.
Daily Life in a Sea View Apartment: Things People Don’t Tell You
Beyond the investment metrics, coastal living has some quirks—especially in Egypt’s resort towns. This video offers a candid view of lifestyle and adjustments:
Things I Wish I Knew Before Moving to Egypt – My Honest Experience
Expect some trade-offs
- Salt and humidity: Metal items corrode faster; you’ll repaint and maintain more often.
- Seasonal buzz vs. quiet: Some complexes are vibrant in high season and very quiet off-season. Decide what you prefer.
- Services and supplies: In resort areas, check proximity to supermarkets, medical care, and schools if you plan full-time living.
Checklist: How to Choose the Right Sea View Apartment in Egypt
Use this quick checklist when comparing options:
Location & accessibility
- Distance to airport and main roads
- Nearby supermarkets, clinics, and services
View quality
- Frontline, partial, or distant?
- Risk of future buildings blocking the view
Beach & facilities
- Direct access, beach type, cleanliness
- Pool, gym, security, parking
Building & management
- Condition of common areas
- Service charges and who manages the complex
Legal & payment
- Clear title and registration pathway
- Payment plan vs. full cash price
- Any restrictions for foreign owners
Investment numbers
- Realistic rent estimates (check competing listings)
- Expected occupancy
- Net yield after all costs
FAQ about Sea View Apartments and Coastal Property in Egypt
Q1: Are sea view apartments in Hurghada a good investment for rentals?
Yes—Hurghada’s year‑round tourism and sizeable expat population support both holiday and long-term rentals. Focus on neighborhoods with good infrastructure and clearly marketable sea views, and verify building rules on short-term letting before buying.
Q2: How do sea view flats in Alexandria compare to Red Sea resorts?
Alexandria offers more of a “city by the sea” lifestyle, with stronger local demand and less reliance on foreign tourism. Yields can be solid, but prices for prime Corniche-front sea view apartments may be higher than mid-range Red Sea units. Red Sea resorts, in contrast, tend to deliver stronger holiday rental potential.
Q3: What should I look for when buying a beachfront apartment in Egypt as a foreigner?
Check that foreigners are allowed to own in that area, verify the title and building permits, understand service charges, and confirm how your name will appear on the property documents. Also look carefully at the true quality of the sea view, beach access, building maintenance, and realistic rental demand if you plan to let it out.
Ready to Secure Your Own Sea View Apartment?
Owning a sea view apartment in Egypt can deliver both lifestyle upgrades and strong long-term value—if you choose the right location, verify the legal side, and run the numbers like an investor. From lively Hurghada promenades to the elegant Corniche of Alexandria or the curated lifestyle of El Gouna, there is a coastal option for every budget and plan.
If you’re considering a purchase, your next step should be clear: define your main goal (lifestyle, rental income, or both), narrow down 1–2 target locations, and start comparing specific buildings and units using the checklist above. With the right guidance and due diligence, your Egyptian sea view apartment can become not just a dream home, but one of the smartest investments in your portfolio.