Market snapshot
Marina by the numbers.
- Median price
- $320K
- Active listings
- 42
- Avg per sqm
- $2,400
- Price range
- $120K–$1.8M
About Marina
A snapshot of life here.
Marina is the social and commercial hub of El Gouna, built around the Abu Tig Marina — one of the Red Sea's most celebrated yacht harbours. The area stretches along a network of lagoon channels and pedestrian promenades lined with cafés, boutiques, and waterfront restaurants that draw both residents and visitors year-round.
Properties here range from compact one-bedroom apartments with marina-view terraces to three- and four-bedroom villas steps from the water. The architecture blends Nubian-inspired whitewash with contemporary clean lines, giving the neighbourhood a distinctly Mediterranean yet Egyptian feel.
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What draws international buyers to Marina is the lifestyle infrastructure that is already in place. You can walk from your front door to a table at Pier 88, hire a day-boat from the marina, and return for sunset drinks at the downtown strip — all without needing a car. The 24/7 security gate system and CCTV coverage give owners the confidence to leave properties unoccupied for months at a time, making Marina the default choice for buyers who split their time between Europe and Egypt.
Rental demand is strong throughout the year, underpinned by tourism from Europe (particularly Germany, Italy, and the Netherlands) and a growing Gulf traveller segment. Short-term yields of six to eight percent are achievable, with long-term rentals typically commanding a premium over properties further from the water.
- Abu Tig Marina — berths for yachts up to 40m
- 10+ waterfront restaurants within walking distance
- 24/7 guarded gate with CCTV throughout
- Five-minute walk to El Gouna town centre
- Strong short-term rental demand (EU + Gulf travellers)
- Maintained communal pools in most compounds
The character
Marina in their own words
You can walk from your front door to a table at Pier 88, hire a day-boat from the marina, and return for sunset drinks at the downtown strip — all without needing a car.
Around you
Amenities & lifestyle.
restaurant
Pier 88
3 min walk
Waterfront dining, international menu, open year-round.
beach
Abu Tig Beach Club
8 min walk
Private beach access, sun loungers, watersports hire.
gym
Downtown Fitness Centre
10 min walk
Full gym, yoga classes, personal training.
school
El Gouna International School
5 min by buggy
IB curriculum, Grades 1–12, English instruction.
Step by step
How buying in Marina works.
- 1
Search and shortlist.
Browse Marina listings on this platform and request a viewing package. Our agents send floor plans, title-deed copies, and ownership-history summaries within 24 hours.
- 2
In-person viewing.
We arrange accompanied viewings in Marina — typically half a day covers four to six properties. We also offer video walkthroughs with live Q&A for buyers based outside Egypt.
- 3
Reservation and due diligence.
A reservation deposit of five percent (refundable within 14 days) secures the property while we complete title verification and confirm there are no outstanding fees or liens.
- 4
Sales contract.
The notarised sales contract is signed in Egypt, or via power-of-attorney if you are abroad. El Gouna Resorts handles the internal transfer documentation. Payment is typically split: 50 percent on contract, 50 percent on handover.
- 5
Title deed registration.
The title deed (Tawtheeq) is registered with the Egyptian Real Estate Registry. Foreigners may hold residential property in El Gouna under a long-term usufruct arrangement or direct ownership, depending on property type. We guide you through the correct structure for your situation.
Common questions
Buying in Marina — answered.
- Yes. El Gouna operates under a special development zone framework that permits foreign nationals to purchase residential property. Most transactions are structured as a long-term usufruct (right of use) registered with the Egyptian Real Estate Registry. A smaller number of resale units are available with outright title. We clarify the correct structure for each listing before you commit.
- The main costs at purchase are a transfer fee of approximately 2.5 percent of the registered value and notary fees of around 1 percent. Annual property tax in El Gouna is low relative to European markets — typically $300–$800 per year for a two-bedroom apartment. There is no annual wealth tax on Egyptian real estate for foreign owners.
- Yes, on new-build and developer resale units. Typical payment plans run 24 to 60 months with a 20–40 percent down payment. Fully-built resale units from private sellers are usually cash transactions, though some sellers accept staged payments over 12 months.
- Short-term (Airbnb-style) yields in Marina range from 6–9 percent gross, depending on the size of the property and how actively it is managed. Long-term annual rentals run at 4–6 percent gross. Marina consistently outperforms other El Gouna neighbourhoods on short-term yield because of its walkability to restaurants and the marina itself.
- Capital appreciation in Marina has averaged 8–12 percent per annum in USD terms over the past five years, driven by constrained supply (no new waterfront land available) and growing demand from European buyers. This is not guaranteed, but the supply-demand dynamic in waterfront El Gouna is structurally favourable.
- El Gouna Resorts charges an annual services fee that covers road maintenance, security, waste collection, and common-area upkeep. Fees vary by compound and property size, typically ranging from $1,200 to $3,500 per year. Compound-specific HOA fees apply on top of this for properties with private pools or gyms.
- Expect to budget 3–4 percent of the agreed purchase price for all transfer-related costs: transfer tax (2.5%), notary (1%), and minor administrative fees. Real estate agent commission (if applicable) is typically 2–3 percent on top. We provide a full cost breakdown before you sign anything.