Who is the developer of Siyal?

Siyal is developed by Orascom Development — a globally recognised destination developer active since 1989 across 7 countries. The company created El Gouna into a fully integrated town with 9,200 delivered units, 18 hotels, and four marinas over 35 years.

Where is Siyal located?

Siyal is located within Makadi Heights in Makadi Bay on the Red Sea — 30 minutes from Hurghada International Airport, 20 minutes from downtown Hurghada, and 10 minutes from Sahl Hasheesh. The project sits at 78 metres above sea level with open sea views.

What property types are available at Siyal?

Siyal offers 78 villas and townhouses across seven types: Townhouse (136–138 sq. m, 3BR), Twin Villa (144–145 sq. m, 3BR), Boutique Villa (160 sq. m, 3BR), Deluxe Villa (175 sq. m, 4BR), Grand Villa (190 sq. m, 4BR), Courtyard Villa (210 sq. m, 4BR), and Signature Villa (250 sq. m, 5BR).

What is the starting price at Siyal?

Pricing will be announced shortly. Contact us to register your interest.

What payment plans are available at Siyal?

Payment plan details will be announced shortly. Contact us to register your interest.

When will Siyal be completed?

The handover date will be confirmed shortly.

What is the delivery condition of the units at Siyal?

Units are delivered with marble or porcelain flooring in living areas, oak veneer doors, and lower kitchen cabinets. Furniture, air conditioning units, kitchen appliances, water heaters, private pools, and landscaping are not included. Optional turnkey packages are available.

What returns can I expect at Siyal?

Hurghada offers average gross rental yields of around 7.29%, with prime resort properties reaching 8% or more. Property values in Makadi Heights saw strong growth, with significant price increases recorded in recent periods.

Can foreigners buy property at Siyal?

Yes. Foreign buyers can purchase property in Egypt with full ownership rights and relatively straightforward legal procedures.

Can I obtain residency by purchasing at Siyal?

Yes. Egypt offers a residence-by-investment program with options starting from USD 50,000 for a 1-year permit, USD 100,000 for a 3-year permit, and USD 200,000 for a 5-year renewable residency.

Siyal combines low-density living with access to full Makadi Heights infrastructure and a fast-growing resort market. Egypt recorded strong tourism growth, supporting long-term rental demand and capital appreciation potential.

Siyal at Makadi Heights by Orascom | Makadi Bay, Red Sea, Egypt

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Siyal at Makadi Heights by Orascom in Makadi Bay, Red Sea

Siyal is designed around open space, natural airflow, and indoor-outdoor living. Only 12% of the 82,500 sq. m site is built up. Within the community: an open-air gym, a water gym for low-impact training, outdoor yoga spaces, a central gathering area, lawn spaces, outdoor workspaces, and seating lounge areas. Residents also access the full Makadi Heights infrastructure: clubhouse, football, padel and tennis courts, medical clinic, preschool, retail and dining outlets, boutique and full-scale hotels, and The Haus — a 3,400-guest multipurpose event venue.

Siyal sits within Makadi Heights — one of the Red Sea's fastest-repricing markets. In H1 2025, Orascom reported a 77% increase in average price per sq. m at Makadi Heights, the highest across all its destinations including El Gouna. Hurghada's rental market delivers average gross yields of 7.29%, with prime resort units reaching 8%+, according to Global Property Guide. Egypt welcomed a record 19 million tourists in 2025 — up 21% year-on-year — with Hurghada airport handling over 53,000 passengers in a single day in October 2025. Foreign buyers can own property in Egypt with straightforward legal procedures. Investing from USD 200K qualifies for a 5-year Egyptian residence permit, renewable indefinitely with no physical presence requirement.

77% price growth per sq. m at Makadi Heights in H1 2025 — highest across all Orascom destinations
Average gross rental yield in Hurghada — 7.29%, up to 8%+ for prime resort units
Record 19 million tourists in Egypt in 2025 — up 21% year-on-year
Hurghada airport: 53,000+ passengers in a single day in October 2025
Foreign buyers — full ownership rights with straightforward legal procedures
Egypt Residence by Investment — 5-year permit from USD 200K, renewable indefinitely
No physical presence required to maintain residency
Optional turnkey furnishing and landscaping packages via Homify

Exteriors

Interiors

Makadi Bay sits on the Red Sea between Sahl Hasheesh and the open southern coastline — quiet by design, connected by proximity. Unlike El Gouna, it offers direct access to some of the coast's best coral reefs, with 30-metre visibility and over 1,000 fish species within swimming distance of shore. Makadi Heights rises 78 metres above the bay, bringing a full community infrastructure to the area — clinic, preschool, hotels, retail, and sports facilities — so residents have seclusion without isolation. Hurghada International Airport is 30 minutes away, with direct flights from Germany, the UK, Russia, and Poland.

Orascom Development has been building fully integrated communities since 1989 — not just residential projects, but complete towns with hotels, schools, hospitals, marinas, and golf courses. Its flagship, El Gouna on the Red Sea, spans 36.9 million sq. m with 9,200 delivered units, 18 hotels, four marinas, and two golf courses — built over 35 years from an empty coastline. The company operates across 7 countries, owns a land bank of 50.25 million sq. m, and posted revenues of EGP 24.9 billion in 2025. Makadi Heights is its newest Red Sea destination. Siyal is one of its most considered neighbourhoods within it.

Siyal at Makadi Heights by Orascom in Makadi Bay, Red Sea

Overview of Siyal at Makadi Heights by Orascom

Signature Features & Amenities

Property Types

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Investment Potential

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About Makadi Bay

Leisure & Beach

Healthcare

Elite Education

About the Developer — Orascom Development

FAQs About Siyal at Makadi Heights