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Makadi
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Available Units
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Makadi Heights is a large residential town by Orascom Development on Egypt’s Red Sea coast. Set around 78 metres above sea level, the community looks across Makadi Bay and offers apartments, townhouses, twin houses and standalone villas within one established destination.
Spread across around four million square metres, Makadi Heights is much larger than a standard residential resort. It has been planned as a town where people can stay throughout the year, with shops, restaurants, sports facilities, medical services, children’s areas and places to work or meet friends already forming part of daily life.
The elevated setting is one of the project’s most recognisable features. Selected homes have open Red Sea views, while others look towards gardens, pools or surrounding areas of Makadi Bay.
Another reason buyers consider Makadi Heights is the developer. Orascom Development is also behind El Gouna and several other integrated destinations in Egypt and abroad. The company describes its approach as building full towns that combine homes, hospitality, leisure and everyday services.
For buyers looking for a holiday home, seasonal property or full-time Red Sea base, Makadi Heights gives you more than a home inside a gated compound. It gives you access to a wider town that is already being lived in.
Developer: Orascom Development
Location: Makadi Bay, Red Sea, Egypt
Total land area: Around 4 million m²
Elevation: Around 78 metres above sea level
Property types: Apartments, townhouses, twin houses and standalone villas
Apartment layouts: One to four bedrooms across the wider destination
Current Covaya starting size: 112 m²
Current Covaya starting price: €157,646
Current Covaya payment plan: From 10% down, instalments up to 7 years
Current Covaya cash discount: 10%
Maintenance deposit: 10% on delivery
Delivery: Depends on phase and selected property
Airport: Around 15 minutes
Central Hurghada: Around 20 minutes
Main facilities: Clubhouse, pools, sports courts, gym, medical centre, shops, restaurants, children’s areas, school facilities and beach transport
The exact price, unit type and handover date should always be checked against the current Orascom availability sheet.
The scale of Makadi Heights changes the way the project should be compared with other Red Sea developments.
A smaller resort may have several apartment blocks, a pool and a few commercial units. Makadi Heights has been built as a complete town.
That means buyers are not relying only on future plans for daily services. Orascom states that the community began welcoming full-time residents in 2022.
There are restaurants, sports areas, medical services, shops and children’s facilities already connected with the town.
The location also gives residents some separation from the busier parts of Hurghada while keeping the airport and city within practical driving distance.
For people planning longer stays, that can be an important balance.
You get a quieter Red Sea setting without being several hours away from the nearest major city.
Apartments at Makadi Heights come in several sizes and bedroom layouts.
Orascom Development describes residential options ranging from one- to four-bedroom apartments, while Property Finder currently shows new stock including one-bedroom homes from around 59–66 m², two-bedroom apartments from around 80–105 m² and larger three- and four-bedroom layouts.
Covaya’s current page starts at 112 m² because that appears to reflect its current available inventory rather than the smallest apartment ever developed within Makadi Heights.
That distinction is useful.
A project can have homes from 59 m² historically while the smallest property available through Covaya today is 112 m².
Buyers should therefore look at live stock rather than using one size range for the whole town.
A smaller apartment may suit a couple buying for holidays.
A two-bedroom home can work better for family trips.
Larger apartments may suit people who spend several months each year at Makadi Heights.
Before choosing, compare the terrace, storage, floor level and view as carefully as the internal area.
Buyers who want more indoor and outdoor space can also look at townhouses and twin houses.
Fresh 2026 listings show three-bedroom townhouses with private gardens and rooftop areas. One current listing describes a 136 m² townhouse with a 113 m² garden and 50 m² roof area.
That type of property can suit families who want more privacy than an apartment without moving to the size or price of a large standalone villa.
At Makadi Heights, outdoor area can make a big difference.
A private garden may suit families with children or owners who spend much of the year outside.
A roof terrace can give another private sitting area and, on selected homes, broader views towards the Red Sea.
Check each outdoor space separately in the contract. Do not assume that every garden or roof is counted in the same way as the built-up area.
Standalone villas form the larger end of the Makadi Heights property range.
Current 2026 stock includes several villa types across newer phases such as Siyal. A fresh listing shows a three-bedroom villa with around 160 m² built-up area on a 326 m² plot, while another current listing shows a larger courtyard villa on more than 800 m² of land.
The difference between two villas goes far beyond bedroom count.
Plot size, garden position, roof area, orientation and distance from the main facilities can all affect how the home works.
Families looking at Makadi Heights villas should think about daily use first.
A large garden can be useful, but it also means more outdoor maintenance.
A quieter edge-of-town location may give more privacy, while a property closer to commercial areas may make daily errands easier.
There is no single best position for every buyer.
Makadi Heights sits in Makadi Bay, south of Hurghada.
Orascom states that the town is approximately 15 minutes from Hurghada International Airport and 20 minutes from central Hurghada.
Its position about 78 metres above sea level gives the community a different setting from developments built directly at coastal level.
The elevation creates open views across the surrounding Red Sea area from selected parts of the town.
It can also give the community more exposure to coastal breezes.
For buyers comparing Makadi Heights with central Hurghada, the biggest difference is the surrounding environment.
Hurghada gives you busy city streets and more services immediately outside your building.
Makadi Bay gives you more resort space and less city activity.
Makadi Heights sits somewhere between a holiday resort and a normal residential town because many daily services are already inside the destination.
This is perhaps the most useful way to understand Makadi Heights.
It is not designed around one hotel or one apartment complex.
Orascom describes it as an integrated community serving residents and visitors throughout the year.
That means homes are only one part of the plan.
Residents also have access to shops, places to eat, sports, medical care, children’s activities and other everyday facilities.
This matters more for long stays than it does for a one-week holiday.
During a short visit, a pool and restaurant may be enough.
If you spend three or four months at Makadi Heights, access to groceries, medical care, exercise and ordinary daily services becomes much more important.
The clubhouse is one of the central social and leisure areas within Makadi Heights.
Orascom lists the Makadi Heights Club House as one of the destination’s main features.
Covaya also highlights clubhouse pools and spa facilities on its current project page.
For residents, this gives another place to spend time away from their own home.
It can be useful for families, couples and people living at the development for longer periods.
When comparing properties, ask whether clubhouse access is included in the standard service charge and whether some facilities carry separate fees.
Sport forms a large part of daily life at Makadi Heights.
Current Orascom information lists football, padel and tennis courts, a gym, cycling routes and walking trails.
That variety is useful for buyers who want a more active lifestyle.
Families with children may find the courts and activity areas particularly useful.
People staying for longer periods can maintain a normal exercise routine without driving back into Hurghada.
The cycling and walking routes also make use of the town’s wider layout rather than limiting exercise to an indoor gym.
Makadi Heights has several facilities aimed at families.
Orascom lists a children’s aqua park, play area and preschool, while its wider destination information also refers to school facilities.
For a holiday-home owner, the aqua park and play areas may be the most immediately useful.
For a family thinking about living at Makadi Heights for longer periods, education becomes much more important.
Parents should check the current operating status, age groups and curriculum of any educational facilities before making a purchase decision based on schooling.
Project plans can change, so the school itself should provide the final information.
A medical centre is part of Makadi Heights, with a clinic and pharmacy listed by Orascom.
This is a practical facility that often receives less attention than pools and sea views.
For people spending several months each year in Egypt, having basic healthcare and a pharmacy close by can be far more important than another leisure amenity.
Hurghada remains within driving distance for larger hospitals and specialist services.
Buyers planning permanent or seasonal residence should still check what medical services are available on site and where the nearest full hospital is located.
The town includes Makadi Heights Mall, restaurants and cafés.
That helps make everyday stays simpler.
You do not need to travel to central Hurghada every time you want a meal out or need to buy something.
The commercial facilities also help create activity throughout the year rather than only during peak holiday months.
For buyers thinking about full-time living, this is one of the biggest advantages of an integrated destination.
The useful question is not simply how many restaurants exist.
It is whether the places and services you actually use are open during the periods when you plan to stay.
Makadi Heights is elevated inland rather than built directly on the shoreline.
Covaya currently lists shuttle service to the beach as part of the project highlights.
This means buyers should understand the beach arrangement before comparing Makadi Heights with a first-line project.
If walking directly from your home onto the sand is essential, another development may fit better.
If you prefer a larger town with facilities and do not mind using beach transport, Makadi Heights may offer more in other areas.
Ask which beach residents currently use, how the shuttle operates and whether access is included in regular community charges.
Covaya currently shows a 10% down payment with instalments over up to seven years.
Fresh August and September 2026 primary-market listings also show 10% down with seven-year instalment plans on selected newer homes.
That makes the current Covaya payment headline broadly consistent with the market.
Still, buyers should check the plan attached to their exact property.
Different phases can have different instalment periods, delivery dates and cash discounts.
A seven-year payment plan may make monthly or quarterly payments easier to manage, but it should be compared with the total property price.
Do not choose an apartment or villa only because it has a longer plan.
Covaya currently lists Makadi Heights from €157,646, with available apartments starting at around 112 m².
Property Finder currently shows new Makadi Heights apartment stock from around EGP 11 million, though prices vary heavily by layout and phase.
Newer villas and townhouses are much higher.
Fresh listings show examples above EGP 20 million, with larger villas reaching far beyond that level.
A single starting price therefore tells very little about the wider town.
The best way to compare Makadi Heights homes is by property type, phase, size and view.
Covaya currently lists a 10% cash discount and a 10% maintenance deposit payable on delivery.
Fresh individual listings for newer phases sometimes advertise larger cash discounts, including 22.5% on selected homes.
This means the cash offer appears to depend on phase and current sales campaign.
I would therefore keep the Covaya page tied to its own live inventory rather than describing 10% as a permanent Makadi Heights-wide discount.
Ask for both the instalment price and current cash price for the exact unit.
For maintenance, buyers should also ask whether the 10% payment covers a long-term maintenance fund and what yearly community charges apply after handover.
Delivery at Makadi Heights varies by phase.
Covaya currently displays 2027 for its listed apartment stock.
Property Finder also lists current Makadi Heights apartment stock with Q4 2027 delivery.
Newer parts of the destination have later dates.
For example, Property Finder currently lists Siyal Makadi Heights for Q1 2029, while fresh listings describe some homes as being delivered in about three and a half years.
For that reason, Covaya should keep 2027 only if the €157,646 inventory is genuinely tied to that handover.
For the general project description, use:
Delivery varies by phase and selected property.
Makadi Heights can work well for buyers who want regular Red Sea holidays without staying inside a conventional hotel resort.
There are pools, sports facilities, restaurants and children’s activities within the town.
Beach transport gives residents access to the coast.
The airport is close enough to make shorter visits realistic.
Apartment buyers may prefer something compact and simple.
Families can look at larger apartments or townhouses.
Buyers who want more privacy and outdoor space can compare villas.
Because Makadi Heights already has full-time residents, it may also feel less seasonal than a project used mainly during holiday periods.
The town format can make Makadi Heights particularly useful for seasonal and longer-term owners.
The medical centre, shops, sports facilities and places to eat are important once a property becomes more than a holiday base.
Families can also look at the children’s and educational facilities.
When choosing a home for longer stays, pay attention to storage, kitchen space, outdoor areas and distance from shops.
A sea view may be attractive, but a practical location near the parts of Makadi Heights you use every day can matter just as much.
Owners may also consider renting their Makadi Heights property when they are not using it.
The Red Sea location, Orascom name and established community can make the destination relevant to holiday and longer-stay guests.
Rental income should never be treated as fixed.
Performance depends on property type, size, furnishing, phase, season, management costs and pricing.
A small apartment will attract a different guest from a three-bedroom townhouse or villa.
Before buying mainly for rental use, ask about current short-term rental rules.
Check whether property management is available and what fees apply.
Before reserving a Makadi Heights property, ask for the latest Orascom price and availability sheet.
Check the exact phase and property type.
Confirm the built-up area and any garden, terrace or roof space separately.
Ask about the view and position within the town.
Request the finishing specification.
Confirm the down payment and full instalment schedule.
Check the current cash discount for the selected home.
Ask about the 10% maintenance deposit and any ongoing yearly charges.
Confirm the contractual handover date.
Ask about beach access and shuttle arrangements.
If you are buying for rental purposes, request the latest guest and property-management rules.
These details make it much easier to compare one Makadi Heights property with another.
Makadi Heights can suit buyers who want more than a small resort compound.
Couples can choose apartments for holidays or seasonal stays.
Families have access to larger homes, sports and children’s facilities.
Townhouses and villas can suit people who want private outdoor areas.
Longer-stay buyers may value the shops, medical centre and established community.
The location may be less suitable for someone who wants central Hurghada directly outside their front door.
It is better suited to buyers who want a self-contained Red Sea town with Hurghada still close enough for airport trips and city visits.
Makadi Heights is in Makadi Bay on Egypt’s Red Sea coast, south of Hurghada. Orascom places it around 15 minutes from Hurghada International Airport and 20 minutes from central Hurghada.
Makadi Heights is developed by Orascom Development, the company behind integrated destinations including El Gouna, O West and Taba Heights.
Orascom currently lists the destination with a land bank of around 4 million m².
The town sits around 78 metres above sea level.
The wider Makadi Heights community includes one- to four-bedroom apartments, townhouses, twin houses and standalone villas.
Facilities include a clubhouse, pools, gym, football, padel and tennis courts, cycling and walking trails, Makadi Heights Mall, restaurants, cafés, medical services, children’s areas and education facilities.
The community has access to Red Sea beach facilities, with Covaya currently listing shuttle transport to the beach.
Current Covaya and fresh market listings show 10% down with instalments up to seven years on selected properties. Exact terms depend on the phase and unit.
There is no single project-wide date. Current Covaya apartment stock and Property Finder’s main Makadi Heights listing show 2027, while newer phases such as Siyal extend into 2029.
Covaya currently lists Makadi Heights from €157,646, with its available apartment stock starting around 112 m².
Yes. Orascom states that Makadi Heights began welcoming its first full-time residents in 2022.
The town includes children’s play areas, an aqua park, sports facilities, medical services and education facilities, making it relevant to families looking for both holiday and longer-term use.
Request the official brochure, floor plans, and latest availability for Makadi Heights – Homes for Sale in Makadi Bay.
Project Specialists