Hurghada Property Price Per Square Metre 2026 — The Data Guide

Why Price Per m² Matters

A £45,000 Hurghada apartment and a £45,000 Hurghada apartment are not the same thing. One might be 55m² in Sahl Hasheesh at £818/m² — excellent value in a premium location. The other might be 38m² in central Hurghada at £1,184/m² — overpriced for the location. Price per m² strips out the size variable and allows genuine comparison. It also allows comparison with international markets — revealing whether Hurghada genuinely represents value relative to alternative investments.

Current Price Per m² by Area

Sahl Hasheesh (January 2026): Entry-level compound, garden view: £750–£950/m². Mid-range, pool view: £900–£1,200/m². Premium, sea view: £1,100–£1,600/m². Beachfront: £1,500–£2,200/m².

El Gouna (January 2026): Established compound, garden/lagoon view: £900–£1,200/m². Lagoon frontage: £1,100–£1,600/m². Marina adjacent, premium spec: £1,300–£1,900/m².

Makadi Bay (January 2026): Standard compound: £600–£900/m². Hotel zone adjacent: £750–£1,100/m². Beachfront: £1,000–£1,400/m².

Al Ahyaa (January 2026): Standard new build: £350–£600/m². Quality compound: £500–£750/m².

International Price Per m² Comparison

Context for Hurghada's price per m² in the global market: Algarve Portugal (comparable coastal quality): £2,500–£5,000/m². Costa del Sol Spain: £2,000–£4,500/m². Antalya Turkey: £700–£1,500/m². Tenerife: £1,800–£3,500/m². Dubai (International City): £1,200–£2,000/m². Bali Indonesia: £800–£1,800/m².

Hurghada at £750–£1,600/m² in premium areas competes with Turkey on price while delivering stronger rental yields, better weather reliability, and direct UK flight access. Against Spain, Portugal, and Tenerife, Hurghada is dramatically cheaper per m² for comparable beach quality.

Price Per m² Trends

Year-on-year price per m² movement in EGP terms (2025 full year): Sahl Hasheesh: +15–18%. El Gouna: +12–15%. Makadi Bay: +18–22% (fastest growth). Al Ahyaa: +20–25% (lowest base, fastest percentage growth). In GBP terms, growth rates have been moderated by exchange rate movements, but all areas show positive GBP appreciation over 3+ year holding periods.

Price per m² forecast for 2026: continued EGP appreciation across all areas. GBP-equivalent appreciation of 5–12% forecast depending on exchange rate stability.

Using Price Per m² in Negotiations

Knowing the current market price per m² empowers buyers in negotiations. If a developer quotes £1,400/m² for a standard (non-sea-view) Sahl Hasheesh apartment when the market is £900–£1,100/m² for equivalent specifications — that is a 27–56% premium that can be negotiated. Conversely, a developer offering £800/m² in Sahl Hasheesh may have cash flow reasons for the discount that warrant investigation before celebrating the low price. Price per m² is your reference point, not your target — understand the distribution before negotiating.