THE AREA AROUND YOUR HOME
A beach terrace, a lively street, or gardens around a lagoon? Look closely at the three neighbourhood designs before comparing individual homes.
23 complete Modon design views · June 2026 edition · reviewed 4 October 2026. These are proposed designs, not photographs of completed places.
Look around the neighbourhoods ↓01 / SEE THE SETTING
Start with the whole neighbourhood. Select a numbered point to look closer, or choose a street, terrace or shared-space view. Every picture keeps its own frame.
© Modon · June 2026 proposed design
Numbers are our reading points on visible features. They do not mark home plots, entrances or measured positions. Scroll over the picture normally; turn dragging on only when needed.
02 / COMPARE THE SURROUNDINGS
Choose the same question for all three. The pictures use different viewpoints. Their size on this page does not compare real distances or building heights.
Beach & terraces
The picture shows stepped apartment buildings behind a sandy beach, with planted spaces between the buildings.
Ask for the position, floor and direction of the exact apartment. The picture does not protect a sea view.
Streets & shared spaces
The aerial drawing shows a broad street, buildings with balconies, shop fronts and planted spaces.
Check which side and floor your home faces. The drawing does not show a booked shop tenant or an operating street.
Lagoons & gardens
The aerial drawing shows rows of homes around lagoons, roads and planted routes, with the sea further back.
Do not identify a villa or townhouse model from its roof. Match the exact home to an approved plan and lagoon position.
These are dated starting examples from the supplied sales material. The dates show when the sheet or message was received. Prices and availability need a fresh check. The June pictures and later price records do not identify the same home. Starting prices cannot be used for price per m² without a matched area.
03 / THE DETAIL IN THE DESIGNS
Twenty closer views, with the complete original images. Read what each picture shows, then ask the question beside it about the home you are considering.
Apartment buildings, terraces and shared spaces beside the illustrated beach. Read the view from the exact floor, and the route between the home and the beach.
A planted route and several buildings sit between this illustrated balcony and the sea.
Which buildings would be in front of your home? Ask for a view study for its exact floor.
The terrace looks down onto a street with shops, with the sea at the end.
Ask which homes face this street, and whether shop deliveries or activity could affect them.
The buildings have several levels of balconies and terraces above a pedestrian area.
Check the terrace size, privacy, shade and the route down to the beach for the exact home.
The terrace looks over lower buildings and a public space towards the sea.
A wide terrace in a design picture is not a promise for every apartment. Match it to the home plan.
This view shows the beach with the stepped buildings behind it.
Ask about beach entry, residents’ rules, charges and the planned opening of the beach serving your home.
The furnished picture joins a living area and kitchen with a balcony facing towards the sea.
Furniture, decoration and the pictured view are illustrations. Use the contract finishing list to check what is included.
Trees, pedestrians and shop fronts fill the illustrated outdoor space between buildings.
Shop signs do not confirm tenants or opening hours. Ask which daily services are planned for the delivery phase.
Broad steps connect several planted levels beside an illustrated café setting.
Ask for a route without steps, its gradients and where lifts serve it. This picture does not show that whole route.
The pool sits in a shared outdoor space, with seating and buildings around it.
Check which residents can use the pool, its charges and hours. Do not treat it as a private pool for an apartment.
The complete page shows an arrival space, gym, children’s room and media room.
These are design scenes. Ask which spaces are included in the home’s phase, who runs them and when they open.
The design shows a crowd around an outdoor performance space, with buildings beside it.
This is not a record of an event or a noise measurement. Ask about proposed event rules and nearby home positions.
Apartments around a broad street, with shops, planted spaces and shared facilities in the designs. Read both the street-facing side and the shared courtyard side.
The illustration places outdoor seating and shop fronts along a pedestrian space.
Ask about the planned shop use, service access, delivery times and the management of outdoor seating.
The furnished living area opens towards a terrace and the buildings and trees beyond it.
Match window positions and terrace size to the exact floor plan. Furniture and decoration are not an inclusion list.
The illustration looks from a terrace into a pool courtyard between buildings.
Ask which apartments have this direction, who can use the pool and whether it is ready with the home.
Lighting, shop fronts and outdoor seating create the illustrated evening setting.
The picture does not establish night-time noise, opening hours or year-round activity. Ask for the proposed operating rules.
Homes among inland lagoons and planted routes, with the sea visible in the background. Read the difference between a lagoon-side home and a sea-facing home.
The view shows a planted pedestrian route with homes and outdoor spaces beside it.
Ask about the route to your home, lighting, crossings and the management of shared planting.
The picture shows a long inland lagoon with sandy edges and homes around it.
A lagoon is separate from the sea beach. Ask about water management, swimming rules, access and running costs.
The terrace looks across a sandy edge and lagoon towards other homes.
Check the exact home’s lagoon position, terrace boundary and privacy. The picture is not a guaranteed view.
A pedestrian path and planting separate the lagoon edge from the homes behind it.
Check whether a shared path is in front of the home, and how its private outdoor space is defined.
The illustration shows seating along a green route between homes.
Ask which spaces are shared, who maintains them and what is included in the service charge.
04 / KEEP THE QUESTIONS WITH YOU
Use these questions with the exact-home plan and written offer. A design image cannot confirm a protected view, a private garden or an open facility.
Ask: Which beach serves the home, and what are its entry rules and charges?
Ask: Which floor, direction and buildings-in-front apply to the exact home?
Ask: Which spaces are shared, and who maintains them?
Ask: Ask about the usable beach serving the home. This picture does not establish safe access at the rocks.
Ask: Ask for the exact-home route to the beach and the future buildings around it.
Ask: Ask about street crossings, service traffic and the side facing your home.
Ask: Which uses are planned beneath or near your home? A pictured sign is not a confirmed tenant.
Ask: Ask for the actual entrance and route to the home. This arch is not labelled as a residents’ gate.
Ask: Check the terrace size, privacy and direction on the exact floor plan.
Ask: Ask what is planned here and whether later works could change the view.
Ask: Ask about lagoon access, water management, swimming rules and service costs.
Ask: Ask how the exact home connects to it and who manages lighting and planting.
Ask: Ask for the home type, plot boundary and included outdoor space in the approved plan.
Ask: Check parking, crossings, service access and the actual last part of the trip to your home.
Ask: This picture has no distance scale. Ask for the real route and beach entry point for the exact home.
© Modon for the complete June 2026 toolkit views. The exact publication day is unknown. All source pages were inspected in complete-page review sheets, with the three aerial pages also reviewed individually, on 4 October 2026. These are proposed designs; no developer endorsement or open reuse licence is implied.
Each original page keeps its full 960 × 540 source frame. No shoreline has been redrawn, no image is aligned with satellite imagery, and no common scale is created between pictures. The numbers are guide points placed on visible features. They are separate from publisher labels, measured coordinates, land boundaries and home positions.
The East & West artwork does not assign a pictured roof to a specific home model. The prices here are separate Wadi East examples; no Wadi West price is supplied. Shop names, furniture, event crowds and lighting in design views do not confirm operators, included items, current events or opening hours.
Read the design review record ↗ · Read the dated price record ↗WADI YEMM / BEACH PLAZA, IN GREATER DETAIL
Watch the supplied Yemm Beach Plaza film, explore seven complete design views, and put the dated prices beside the June finishing and service descriptions.
The film prints “Yemm Beach Plaza”; the June toolkit labels its section Beach Plaza. These sources do not identify an allocated home, current opening or home-specific contract. The guide keeps the film, design pages and dated price rows as separate records.
DATED STARTING PRICES / EGYPTIAN POUNDS
Sheet received 29 September 2026 · present validity and availability unconfirmed
Sheet received 29 September 2026 · present validity and availability unconfirmed
The sheet does not pair the starting price with one exact area from each row. It also does not define its printed “Area (SQM)”. The guide therefore does not quote a single price per m² for these examples. Ask for the actual home’s price and a clear area breakdown.
A SEPARATE DATED EXAMPLE / PRICE AND AREA PAIRED IN ONE QUOTE
Premium · first floor · offer issued 24 September 2026 · current availability unconfirmed
166,487 EGP per quoted built-up m²This ratio divides the quote’s own price by its own stated area. It is not the general starting price, an indoor-area rate or a price for one of the pictured homes. Keep this quote’s area basis and date when comparing other offers.
Compare this dated offer with other Sahel examples →. Check the quote’s own terms; the later general sheet is not its signed payment or service agreement.
The dated sheet lists one bedroom at 93m² as “To Be Released”, without a numeric price. This does not establish its current release or availability.
The sheet gives 5% down and 5% after three months, then the remaining equal instalments over eight years. It does not state payment frequency or the first balance-payment date. The separate 10% maintenance payment is due on delivery; it is not an annual service fee or rental return. Other costs remain unconfirmed.
Beach Plaza delivery is described as three years, without a home-specific calendar handover date. The general apartment sheet includes underground parking and finishing with ACs, water heaters and kitchen cabinets. Confirm all details in the current offer.
THE COMPLETE SUPPLIED PROMOTIONAL FILM
Choose a topic, then press Play.
This is promotional material, not a site inspection. Filming locations, opening, exact-home views and service rights are not verified. Chapter starts are approximate reading points; selected frame timestamps are retained in the CSV.
0:00 / PRINTED CAPTION
The film introduces this printed name within its supplied promotional sequence.
For your home: Match the current product name, building and phase in the sales offer. The film does not identify a home.
0:08 / PRINTED CAPTION
Living-room and balcony scenes appear beneath the sea-view caption.
For your home: Ask for the exact floor plan and protected outlook. A promotional scene is not an allocated-home view.
0:13 / PRINTED CAPTION
Gym equipment and exercise scenes appear in the film.
For your home: Confirm the gym serving the building, opening, owner and guest rules, and any charges.
0:17 / PRINTED CAPTION
The sequence shows planted streets, outdoor seating and café-style scenes.
For your home: Ask which pedestrian routes and businesses will be ready at handover. Filming locations are not verified.
0:23 / PRINTED CAPTION
Beach, water and lounging scenes present the seaside lifestyle.
For your home: Confirm actual beach entry and operating facilities. These scenes do not establish current access.
0:30 / PRINTED CAPTION
A car moves through the illustrated street setting.
For your home: Ask for the actual arrival gate, parking and last-mile arrangements. No driving time is proved.
0:35 / PRINTED CAPTION
The film shows children and family activity in the promotional setting.
For your home: Ask which family spaces are included, their ages and rules. Family scenes are not a childcare service.
0:44 / PRINTED CAPTION
Restaurant-style scenes appear beneath the dining caption.
For your home: Confirm the named restaurant, its opening and reservation route. No local operator is identified by these scenes.
0:49 / PRINTED CAPTION
Evening scenes lead into the Beach Plaza name and closing developer marks.
For your home: Use the source dates, current offer and phase documents together. This is not a construction completion update.
SEVEN COMPLETE JUNE SOURCE VIEWS
Choose a design view. Each picture keeps its complete original frame, shoreline and publisher marks. The views use different viewpoints and are not joined into a geographic map or a route.
The complete aerial illustration shows the beach, buildings, landscaped spaces and wider setting.
Use the dated plot and floor plan for the exact home. This picture is not registered to Earth coordinates.
Buildings and a planted route sit between this illustrated terrace and the sea.
Confirm the actual floor, facing direction, surrounding buildings and terrace dimensions.
The design shows a sandy beachfront with the stepped buildings behind it.
Confirm the beach serving the home, resident and guest access, opening, charges and the route there.
The illustrated living space, kitchen and balcony show the proposed interior setting.
Decoration and furniture in the image do not establish the contract inclusions.
The illustration shows planting, pedestrians, commercial fronts and spaces between buildings.
Shop signs are design content, not confirmed tenants or opening hours.
The pool sits between buildings with seating and outdoor spaces around it.
Confirm which residents and guests may use it, its opening and charges. It is not a private apartment pool.
The complete source page presents an arrival lobby, gym, children’s room and media room.
Confirm which spaces serve the home’s building and phase, who runs them and when they open.
These are proposed designs. No Earth registration, exact plot, protected view, current pedestrian route, beach admission or operating shared facility is established. The original neighbourhood-view reader remains available above.
THE HOME AND ITS RUNNING COSTS
The June toolkit gives more detail than the shorter September general price sheet. A detail missing from the shorter sheet is not proof it has been removed. Use the comparison to request the current home’s finishing, service and access terms.
| Item | June toolkit | Sheet received 29 September | Confirm for the exact home |
|---|---|---|---|
| KitchenInside the home | Cabinets, countertops, fixtures and appliances described. | Kitchen cabinets listed; appliances not specified. | Ask for the exact appliance list, brands and current included items. |
| CoolingInside the home | Central AC using a chiller described. | ACs listed, without system details. | Confirm home controls and any ongoing cooling or service charges. |
| Room finishesInside the home | Wardrobes, bathroom vanity units and concealed flushing systems; electric water heaters. | Water heaters listed; furniture not stated. | Get the current finishing schedule. Images do not promise furniture or decoration. |
| Ceiling height and windowsInside the home | 3.0 m clear ceiling height and floor-to-ceiling windows described. | No ceiling or window dimensions specified. | Confirm room heights, lowered ceiling areas and actual window dimensions. |
| Walls and glazingInside the home | Insulated outer walls and double-glazed openings described with LEED-standard references. | No material or certification details specified. | Get the actual materials and certification evidence. A design reference is not an award. |
| Area definitionInside the home | Ultra Luxury/Luxury: net saleable area. Premium Plus: high net-to-gross efficiency, no numeric ratio. | Area (SQM) printed; no area definition or category match. | Confirm indoor, terrace and total areas for the exact category and priced home. |
| ParkingBuilding and shared spaces | Underground parking for residents and visitors described. | Underground parking included for apartments. | Confirm allocated spaces, guest parking and charges in the current offer. |
| Lifts and backup powerBuilding and shared spaces | Two lifts per core and backup generators described. | Not specifically stated on the short sheet. | Confirm the building layout, systems ready at handover and service responsibility. |
| Shared spacesBuilding and shared spaces | Courtyards, pools, gyms, kids’ rooms, game and media rooms described within buildings. | No detailed shared-space terms on the short sheet. | Confirm the home’s building and phase, opening, resident/guest rules and fees. |
| ConnectivityBuilding and shared spaces | Fibre-to-home internet, TV, landline and mobile coverage proposed. | Not specifically stated on the short sheet. | Ask for the provider, connection date, service options and bills. No live speed is verified. |
| Access and safety systemsBuilding and shared spaces | Cards/QR, intercom, CCTV, vehicle plate recognition, monitoring and fire systems described. | Not specifically stated on the short sheet. | Confirm the handover systems, guest access process and actual operating arrangements. |
| Charging and shared servicesBuilding and shared spaces | EV charging, waste management, lighting sensors and smart irrigation described. | Not specifically stated on the short sheet. | Confirm location, provider and charges. Descriptions do not establish certification. |
| Driver roomSeparate purchases | Underground driver rooms available to buy at delivery. | No driver-room inclusion stated. | Treat as a separate purchase; confirm price, availability and access rights. |
| Private storageSeparate purchases | Underground private storage available to buy at delivery. | No storage inclusion stated. | Treat as a separate purchase; confirm size, price, allocation and title. |
| Club accessWider community | Access to a 31,000 m² sports club; proximity to Wadi Yemm Residents Club described. | No membership or club fee terms specified. | Confirm which club rights belong to the home and what charges apply. |
| Hotels and eventsWider community | Two planned hotels described as five-star; dining, retail and amphitheatre access described. | No hotel opening or venue access terms specified. | Confirm names, openings, operators and access. No rating award or rental return is verified. |
The June sports-club area and two hotel descriptions belong to that planning record. They do not confirm operator names, hotel openings, awarded ratings, free club membership or rental income. Shared pools, gyms and children’s rooms need their own phase and access confirmation.
Current home code and price; dated plot and floor plan; indoor and terrace areas; finishing and appliance list; parking allocation; payment and handover dates; building-service fees; club and guest rules; any separate storage or driver-room offer.
Use the finishing reader, area comparison and buying desk for deeper checks. For hotel expectations and operator status, read the hospitality record reader.
The full film was sampled every 24 original frames, with 58 recorded source timestamps. Nine selected native frames were reviewed, along with the seven complete June design views and rendered/text specification pages 28–29. This is not a claim that every encoded frame or the original audio was independently reviewed.
The complete silent edition retains all 1,388 video frames without re-encoding, cropping or overlays. Source timestamp precision follows the original container; approximate chapter positions are not edited scene-cut timings. Production/publication date is unknown; the receipt on 25 September is verified from the matching attachment message.
The price sheet’s 29 September receipt does not establish publication date, present validity or current inventory. The separate 24 September paired quote was already published in the guide’s dated offer comparison and uses its own quoted built-up area. It is not matched to this film or the June views. Each general starting row has two printed areas; no exact-home area, category or floor-plan match is inferred. The June area wording differs by named category and is not applied to every home. Costs are calculations from the dated general terms, with other fees unknown.
Film record · June design and specification record · Dated price record. Developer links provide project context. Private chat messages, personal contacts and raw sales documents are not published. Publisher credits remain; no endorsement or open licence is claimed.
BOULEVARD · PLANS AND ROOMS
Five apartment plans, room illustrations, printed sizes and an indoor-versus-terrace comparison. Keep the dated starting price separate from each plan.
Explore the Boulevard apartments ↗WADI EAST / THE TOWNHOUSE DECISION
Compare the complete outside views, both floors and eight room dimensions. See what changes when the fourth bedroom is downstairs.
Compare the townhouses ↗WADI EAST / SPANISH OR MEDITERRANEAN
Compare six villa designs using complete street, garden and floor-plan views. See where the area figures and terrace dimensions differ.
Compare the villa styles ↗
