An independent guide to Ras Banas, edited in Cairo. Not affiliated with any developer or government body.
Ras Banas, Egypt: what is confirmed, what is not, and what property might cost
If you are watching Ras Banas because you want to buy early, you will find a lot of noise and very little fact. Everything on this page is marked confirmed, reported or our estimate, with a date. Short version: no developer yet, no units for sale yet, and we expect first prices around EGP 85,000 to 140,000 per m².
At a glance
| Details | Status | |
|---|---|---|
| Location | Southern Red Sea coast, Red Sea Governorate, Egypt. Next to Berenice, about 40 km south of Hamata | Confirmed (Oct 2026) |
| Area | About 200 million m²; the peninsula is roughly 50 km long (press figures, no official number) | Reported (2024) |
| Project status | Announced as a planned integrated city in 2024. No developer named, no deal signed as of October 2026 | Confirmed (Oct 2026) |
| First units | Not announced. An unnamed official told local media that it would be offered to investors in phases during 2026 | Reported (Dec 2025) |
| Price per m² at launch | Around EGP 85,000 to 140,000 (about $1,630 to $2,690) | Our estimate (Oct 2026) |
| Nearest airport with scheduled flights | Marsa Alam International (RMF), about 3 hours by road. Berenice airport is next door but has no public flights yet | Confirmed (Oct 2026) |
What is the Ras Banas project?
Confirmed (Sep 2024) In September 2024 Prime Minister Mostafa Madbouly said the government had picked four to five Red Sea sites, Ras Banas among them, to offer to investors as full cities with their own airports, ports and marinas, the way Ras El Hekma was offered on the North Coast. The Housing Minister at the time said international consultants were preparing the master plan.
Confirmed (Sep 2024) A few days later the Cabinet spokesman denied that any deal had been signed. The state was studying an offer, nothing more.
Reported (Dec 2025) In December 2025 an unnamed official told local media that Ras Banas would be offered during 2026 as several separate projects, phase by phase, and that opening Berenice airport to civilian traffic was a priority. Nothing official has followed.
Ras Banas location and map
Ras Banas is the big hook-shaped peninsula on Egypt’s southern Red Sea coast, about 40 km south of Hamata and right next to the old port town of Berenice. It is about as far south as Egypt’s tourist coast goes: Wadi El Gemal National Park is to the north, and the offshore reefs of Fury Shoals, St John’s and Zabargad Island, which divers travel across the world for, are just off this coast.
How far is it?
| From | Distance (approx.) | Driving time (approx.) |
|---|---|---|
| Marsa Alam International Airport (RMF) | About 210 to 220 km | About 3 hours |
| Hamata (nearest resorts today) | About 40 to 50 km | About 45 minutes |
| Berenice town | Next to the peninsula | – |
| Hurghada | About 435 km | About 5.5 hours |
| Aswan | About 330 to 340 km | About 4 hours 20 minutes |
Road distances to the Berenice area, rounded.
Airport: Berenice airport is next door but has no public flights yet; today you fly to Marsa Alam and drive about 3 hours. Weather: dry and sunny all year, sea 23°C to 30°C, so divers and kitesurfers already come year round.
What the coast looks like today
Real photographs of the coast around the peninsula, each opens full size. No renders: none exist.
Ras Banas prices: our estimate until an official list exists
Nobody can quote you a confirmed price in Ras Banas yet. Anyone who does is guessing. Below is our guess, and how we got there.
Our estimate (Oct 2026) There are no official prices. Our working estimate for the first launch is around EGP 85,000 to 140,000 per m² (about $1,630 to $2,690). Treat it as a range to plan with, not a quote.
What that means per unit
EGP 7.7M to 12.6M (about $147k to $242k)
Example size 90 m² × our estimated EGP 85,000 to 140,000 per m². Our estimate (Oct 2026); not a real unit, not an offer.
Ask what a chalet would costEGP 10.2M to 16.8M (about $196k to $323k)
Example size 120 m² × our estimated EGP 85,000 to 140,000 per m². Our estimate (Oct 2026); not a real unit, not an offer.
Ask what an apartment would costEGP 17.0M to 28.0M (about $327k to $538k)
Example size 200 m² × our estimated EGP 85,000 to 140,000 per m². Our estimate (Oct 2026); not a real unit, not an offer.
Ask what a townhouse would costEGP 25.5M to 42.0M (about $490k to $808k)
Example size 300 m² × our estimated EGP 85,000 to 140,000 per m². Our estimate (Oct 2026); not a real unit, not an offer.
Ask what a villa would costIllustrative only. USD at about EGP 52 per dollar (market rate, 30 Sept 2026).
How we got the number
Two methods, averaged:
- Marsa Alam market plus a premium. Three listings in Marsa Alam compounds (Property Finder, Sept 2026) price at EGP 32,800, 58,800 and 80,800 per m². Average 57,400; top 80,800. A master-planned resort city with international hotels and a marina usually launches above the local market, so we apply a premium of 1.5× to the average and 2× to the top: 86,000 to 162,000. The premium is our assumption.
- Ras El Hekma with a southern discount. A Modon villa in Ras El Hekma is listed at about EGP 167,600 per m² (Bayut, Sept 2026). The southern Red Sea has always sold below the North Coast, so we take 50% to 70% of that: 84,000 to 117,000.
Average of the two: about 85,000 to 140,000. The moment any developer publishes a price, we replace this estimate with it.
This is market research, not an official figure and not an offer to sell.
Register interest in 20 seconds
Name, WhatsApp number, unit type. You get the Ras Banas fact sheet (PDF) on WhatsApp, then a message only when something real happens: a developer named, a master plan published, official prices out.
If you tell us you want to buy, we pass your request to an independent partner broker; we may earn a referral fee. Privacy policy.
Ras Banas master plan and projects: what exists and what might be built
Confirmed (Oct 2026) No master plan has been published. Reported (Sep 2024) The Housing Minister said international consultants were preparing one; nothing has appeared since. Any “Ras Banas master plan” image you see today is not official.
This is where the compounds, resorts and residential projects will be listed, one row each, with developer, location and starting price, as soon as the first one is announced. Today the table is empty on purpose. We would rather show you nothing than a rumour.
| Project | Developer | Status | Starting price |
|---|---|---|---|
| To be announced | To be announced | Not launched | Register below to hear first |
What it will probably include
Our estimate (Oct 2026) We looked at eight coastal mega projects of the same type (Ras El Hekma, Alam El Roum, Marassi, The Red Sea, AMAALA, Sindalah, CROSSROADS Maldives and Mayakoba) and counted what each one built:
| Component | Built in |
|---|---|
| International hotels and resorts | 8 of 8 |
| Marina and yacht berths | 8 of 8 |
| Town centre with shops and restaurants | 8 of 8 |
| Spa and wellness | 8 of 8 |
| Beach clubs | 7 of 8 |
| Residences and branded residences | 7 of 8 |
| 18-hole golf course | 6 of 8 |
| Diving, water sports and nature programmes | 5 of 8 |
Ras Banas developer: not announced yet
Confirmed (Oct 2026) Nobody has been named. As of October 2026 there is no announced developer and no announced investor.
What the government did say, in 2024, is that the project would be offered to local and foreign investors and would follow the Ras El Hekma model: one master investor takes the whole site, then brings in developers for each district. We do not list names that appear in the press as “expected” investors. When a name is official, it will be here with a link.
For context: Egypt has signed other large Red Sea projects since then, such as Marassi Red Sea in September 2025. That is a separate project. It is not Ras Banas.
News timeline
| Date | What happened | Type |
|---|---|---|
| Sept 2024 | Housing Minister: investment plan being finalised, international consultants preparing the master plan. Source: Egyptian Streets; Sada El Balad (in Arabic) | Confirmed |
| Sept 2024 | Prime Minister: 4 to 5 Red Sea sites, including Ras Banas, to be offered as integrated cities with airports, ports and marinas. Source: Ahram Online | Confirmed |
| Sept 2024 | Cabinet spokesman denies that any Ras Banas deal has been signed. Source: Egypt Independent | Confirmed |
| Oct 2024 | Housing Minister’s technical office: Ras Banas will be offered to private companies “soon”. Source: Egypt Telegraph (in Arabic) | Confirmed |
| Sept 2025 | Marassi Red Sea signed. A separate project, not Ras Banas. Source: Gulf News | Context |
| Dec 2025 | Unnamed official: Ras Banas to be offered during 2026 in phases; civilian use of Berenice airport a priority. Source: Enterprise; Egypt Telegraph (in Arabic) | Reported |
| 2026 | Government offers hundreds of Red Sea plots around Marsa Alam to investors. Ras Banas is not among them. Source: Al Manassa | Context |
| 2 October 2026 | Status today: no developer, no deal, no units for sale. | Our summary |
We add a row only when there is real news. Rumours without a source do not go in the table.
Thinking of buying? What actually makes sense right now
- Do not pay anyone for a “Ras Banas reservation”. There is no project to reserve in. Any deposit today is a deposit in something else.
- Decide your budget in EGP and in USD. Launch prices in Egypt are usually quoted in EGP with 5 to 8 year instalment plans, and the exchange rate moves. Our unit table above gives you the order of magnitude.
- Know the alternative. Marsa Alam and Port Ghalib sell today at a third to half of what we expect Ras Banas to launch at. If you need a Red Sea home in the next two years, that is the real comparison.
- Register once, then wait. Leave your WhatsApp number below. You get a message when a developer is named, when a master plan is published and when the first prices are out. Usually one or two messages a month, often none.
What you can do near Ras Banas today
The project does not exist yet. The coast around it very much does, and it is some of the best water in Egypt:
- Diving and liveaboards: Fury Shoals, St John’s Reef, Zabargad and Rocky Island, 25 to 40 m visibility, mostly by liveaboard from Port Ghalib or Hamata.
- Dolphins: day trips to Sataya reef (“Dolphin House”), home to a large resident pod of spinner dolphins.
- Nature: Wadi El Gemal National Park, Sharm El Luli beach, the Hamata islands and the Qulaan mangroves.
- Kitesurfing: the lagoons at Wadi Lahami and Hamata, best from October to June.
- Where to sleep: resorts and dive villages around Hamata and Wadi Lahami such as Wadi Lahmy Azur, Lahami Bay and Shams Alam.
More Ras Banas guides
Each of these is a separate guide on this site, written to the same rule as this page: confirmed, reported, or our estimate, always with a date.
- Diving at Ras Banas and the southern Red Sea: Fury Shoals, St John’s, Zabargad, liveaboards from Hamata and Port Ghalib, and the best months to go.
- Where to stay near Ras Banas today: Hamata, Lahami Bay, Berenice and Marsa Alam, with real distances to the peninsula.
- Things to do around Ras Banas: Wadi El Gemal, Hankorab beach, kitesurfing, snorkelling and desert trips.
Ras Banas FAQ
Where is Ras Banas?
On Egypt’s southern Red Sea coast, in the Red Sea Governorate, next to the town of Berenice. It is about 40 km south of Hamata and about 3 hours by road from Marsa Alam airport.
Has a deal been signed for the Ras Banas project?
No. As of 2 October 2026 no deal has been signed and no investor has been announced. The Cabinet denied reports of a signed deal in September 2024 and nothing official has followed.
Who is the developer of Ras Banas?
No developer has been announced. The government said the project would be offered to local and foreign investors, probably in phases. We do not list names from press speculation.
How much will property in Ras Banas cost?
There is no official price. Our estimate, based on Marsa Alam listings and Ras El Hekma, is around EGP 85,000 to 140,000 per m² at launch (about $1,630 to $2,690). It is an estimate, not an offer.
Can I buy property in Ras Banas now?
No. Nothing has been launched. Register below and you will hear from us when the first project is announced.
Can foreigners buy property in Ras Banas?
General rule in Egypt (as of October 2026): a foreigner can usually own up to two residential properties, with conditions such as a limit on reselling within five years. Buying property worth about USD 50,000, 100,000 or 200,000 can support a residence permit of 1, 3 or 5 years. Whether Ras Banas will be freehold or leasehold has not been announced, and rules in coastal and strategic zones can differ. This is general information, not legal advice. Check with an Egyptian lawyer before you sign anything.
Is there an airport at Ras Banas?
Berenice International Airport is right next to the peninsula, but as of October 2026 it has no scheduled public flights. The nearest airport with regular flights is Marsa Alam (RMF), about 3 hours away by road.
Is Ras Banas the same as Berenice?
Not quite. Berenice is the town and the ancient port on the mainland; Ras Banas is the peninsula next to it. People use the two names together, and the planned city is usually called Ras Banas.
What is the weather like in Ras Banas?
Dry and sunny all year. Sea temperature runs from about 23°C in February to about 30°C in summer, so it works as a winter-sun and diving destination.
Is Ras Banas the same as Ras El Hekma?
No. Ras El Hekma is on the Mediterranean North Coast and was signed with ADQ in 2024. Ras Banas is on the southern Red Sea and has no deal yet.
Will prices increase after the first launch?
Nobody can promise anything about a project with no prices. But the usual pattern in Egyptian coastal launches, including Ras El Hekma, is that developers raise prices in stages after the first phase sells. If Ras Banas follows that pattern, the first official list would be the lowest. That is a pattern, not a guarantee.
How do I get to Ras Banas from Riyadh, Jeddah or Dubai?
Today: fly to Marsa Alam (RMF), usually via Cairo, then about 3 hours by road south. From Jeddah the sea crossing looks short on a map, but there is no passenger route. If Berenice airport opens to scheduled flights, as an official suggested in late 2025, the trip becomes much shorter. We will update this answer when that happens.
Can you live in Ras Banas all year round?
The climate, yes: winter sun, warm sea and diving all year, unlike the North Coast summer season. The services, not yet: today the nearest supermarkets, hospitals and schools are in Marsa Alam and Berenice town. Year-round living depends on what the project actually builds.
What infrastructure exists at Ras Banas today?
A real airport (Berenice International, opened 2020, no public flights yet), the coastal highway, the port and town of Berenice, and resorts 40 to 50 km north around Hamata. Water, power and internet capacity for a new city have not been detailed in anything official we have seen.
Is Ras Banas City the official project website?
No. We are an independent guide. We are not affiliated with the government or any developer. Anything marked “our estimate” is exactly that. If you give us your details, we may pass them to a real estate broker we work with; see the privacy policy.
About this guide
Ras Banas City is an independent publication, edited in Cairo by a small editorial team. We are not the developer, not the government and not a broker. We read the official statements and the Egyptian and international press, mark every figure as confirmed, reported or our estimate, and re-check this page at least once a month. If you register your interest and tell us you want to buy, we pass your request to an independent real estate broker we work with, and we may earn a referral fee if you buy through them. That is how the site is paid for. How we work, in full.
Get a message when something real happens
You get the Ras Banas fact sheet (PDF) on WhatsApp first. After that: a developer named, a master plan published, official prices out. That is what you will hear about, usually once or twice a month and often not at all. If you tell us you want to buy, we pass your request to an independent real estate broker we work with; they may also show you what is available in Marsa Alam today, but only if you ask.
Ras Banas City is an independent website, not affiliated with any government body or developer. We are not a broker and do not sell property. Figures marked “our estimate” come from market research and comparable projects; they are not official and not an offer to sell. Privacy policy and disclaimer.
Main sources: Ahram Online · Egypt Independent · Enterprise.