Siyal (Makadi Heights): reviews and facts
What is published about Siyal (Makadi Heights) in Makadi Bay, south of Hurghada, Red Sea, Egypt, what official registers and other sources say, and what changed over time. Facts only, each with its source.
- Location
- Makadi Bay, south of Hurghada, Red Sea, Egypt
- Stage
- off-plan · active makadiheights.com
- Handover on record
- 2029 makadiheights.com
- Permit or licence number
- not published
- Deposit protection
- not researched yet
- Page we read
- makadiheights.com makadiheights.com
- Last checked
- 5 Nov 2026
- Open data record
- EGY-012
In short
- Siyal (Makadi Heights) is listed as off-plan in Makadi Bay, south of Hurghada, Red Sea, Egypt, by Orascom Development Egypt. makadiheights.com
- The handover date on record is 2029. makadiheights.com
- No permit or licence number is published in the sources we read. odh-space.fra1.digitaloceanspaces.com
- Of 11 developer claims we checked, 5 are confirmed by a register or an independent source, 5 are not yet verified and 1 are contradicted by another source. Open data record
What is promised
As published by the developer or on listing pages, in the wording of the source.
- Price from: EGP 22,695,000 - 50,565,000 makadiheights.com
- Units: 205 makadiheights.com
- Unit sizes: 136 - 249 m² makadiheights.com
- Unit types: townhouse 3BR, twin house, villa 4BR, villa 5BR makadiheights.com
- Payment plan: 10% down, 7 or 8 years makadiheights.com
- Ownership: Freehold registration; foreigners limited to two residential units under Egyptian law makadiheights.com
- Permit authority: Tourism Development Authority / Red Sea Governorate makadiheights.com
- Deposit: 10% makadiheights.com
- Handover promised: Q3 2029 makadiheights.com
- developer: 205 villas, 3 to 5 bedrooms, 136 to 249 m2, completion 3.5 years, 12% footprint odh-space.fra1.digitaloceanspaces.com
- ODE 1H 2026 earnings release: Siyal and Aden launched Q1 2026 adding about EGP 6.2bn of inventory; Makadi Heights 63% international sales odh-space.fra1.digitaloceanspaces.com
- ODE investor presentation: about 2,900 units delivered at Makadi Heights, 1,635 under construction odh-space.fra1.digitaloceanspaces.com
- portal (realestate.eg): from EGP 22.7M, 10% down over 7 years, delivery 2029, 18 floor plans odh-space.fra1.digitaloceanspaces.com
- portal: 'only 78 luxury villas within the phase' odh-space.fra1.digitaloceanspaces.com
Delivery and delay record
Every dated promise we found, how it changed and whether the date has passed. Status rules: promise tracker.
- Handover or completion: 2029 date still ahead
our research record of 1 Nov 2026 makadiheights.com
Permits and licences
- No permit or licence number is published in the sources we read.
- No building permit or Red Sea governorate / TDA approval number published odh-space.fra1.digitaloceanspaces.com
Live check in the official registers
Queries the official registers we can reach for this country now and shows what each returns. Each answer is hashed (SHA-256); nothing is invented, a register with no data says so.
The six buyer checks
Public means the information is published. The level says who confirms it. Method: how we score.
| Check | Public | Who confirms it | What we found |
|---|---|---|---|
| Permit or licence number | no | not published | No building permit or Red Sea governorate / TDA approval number published odh-space.fra1.digitaloceanspaces.com |
| Deposit protection | no | not published | No escrow or deposit protection stated odh-space.fra1.digitaloceanspaces.com |
| Construction progress | no | not published | Phase launched Q1 2026 (ODE earnings release); no construction progress for Siyal published odh-space.fra1.digitaloceanspaces.com |
| Floor or site plans | yes | not published | Developer page has a zone map only; floor plans appear on a third-party portal, not on the developer site odh-space.fra1.digitaloceanspaces.com |
| Developer track record | yes | confirmed by an independent source | ODE (EGX-listed) reports about 2,900 units delivered at Makadi Heights and 500 units planned for delivery in 2026 odh-space.fra1.digitaloceanspaces.com |
| No guaranteed returns | yes | not published | No guaranteed return on developer page; portal copy promises 'highest investment returns' without figures odh-space.fra1.digitaloceanspaces.com |
Developer claims we tested
| Claim (source wording) | Result | Checked against | Source |
|---|---|---|---|
| Siyal launched in Q1 2026 | verified | independent | odh-space.fra1.digitaloceanspaces.com |
| Developer is EGX-listed Orascom Development Egypt | verified | independent | english.mubasher.info |
| 205 villas in the phase | contradicted | realestate.eg | |
| Completion in 3.5 years | not verified yet | makadiheights.com | |
| About 2,900 units delivered at Makadi Heights | verified | independent | odh-space.fra1.digitaloceanspaces.com |
| 63% of Makadi Heights 1H 2026 sales to international buyers | verified | independent | odh-space.fra1.digitaloceanspaces.com |
| On track to deliver 500 Makadi Heights units in 2026 | not verified yet | odh-space.fra1.digitaloceanspaces.com | |
| Makadi Heights expanded by a 1.021M m2 government seafront plot (50% in-kind to government) | verified | independent | arabfinance.com |
| Prices from EGP 22.7M | not verified yet | realestate.eg | |
| Building permit issued for the phase | not verified yet | makadiheights.com | |
| Buyer payments held in escrow | not verified yet | makadiheights.com |
What changed, with dates
- No dated change recorded yet.
- Fingerprint of the developer page text on 5 Nov 2026: SHA-256
b4c748597187f4ca.... Anyone can check it on kolaboro.com/verify. kolaboro.com/verify
Public reports
What public sources report, with the link. We list reports; we do not judge the developer.
- No reports of disputes, regulator action, stoppages or financial difficulty found in the sources we read.
About the developer
- Founded: 1989 makadiheights.com
- Head office: Cairo, Egypt makadiheights.com
- Legal entity: Makadi Heights for Tourism Development SAE (subsidiary of Orascom Development Egypt) makadiheights.com
- Units delivered: 2900 makadiheights.com
- Listed or audited: Orascom Development Egypt listed on the Egyptian Exchange (ORHD.CA); 1H 2026 revenue EGP 14.8bn makadiheights.com
- ODE (EGX-listed) reports about 2,900 units delivered at Makadi Heights and 500 units planned for delivery in 2026 makadiheights.com
Other projects by Orascom Development Egypt that we track
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- Hacienda Ras El Hekma Egypt · off-plan
Market context: Egypt
- We track 13 projects in Egypt. 8% publish a permit or licence number and 0% state deposit protection. kolaboro.com/m
Buyer reviews
There are no verified buyer reviews of Siyal (Makadi Heights) yet. We publish a review only from a buyer who proves the purchase (fingerprint of the contract or receipt, signed with a passkey) and only after a moderator has read it.
Reviews waiting for moderation are not shown.
Right of reply
Are you the developer? Send documents and we add your reply to this page. Found a wrong fact? Tell us and we correct it with a dated note.
Reply as the developer Report a correction Questions to ask the developer
Before you pay
Paste the project link for a free live check of what official registers say. For a full desk review and a site visit by a local agent, order the pre-purchase check.
Questions buyers ask
Is Siyal (Makadi Heights) legit?
Kolaboro does not label projects or developers. What the public record shows: No permit or licence number is published in the sources we read. Of 11 developer claims we checked, 5 are confirmed by a register or an independent source, 5 are not yet verified and 1 are contradicted by another source. The handover date on record is 2029. No reports of disputes, regulator action, stoppages or financial difficulty found in the sources we read. Check the sources on this page and ask the developer for documents before paying.
When will Siyal (Makadi Heights) be delivered?
The handover date on record is 2029.
Who is the developer of Siyal (Makadi Heights)?
Orascom Development Egypt, according to the sources listed on this page.
Does Siyal (Makadi Heights) have a permit or licence?
No permit or licence number is published in the sources we read.
Are there reviews of Siyal (Makadi Heights)?
There are no verified buyer reviews yet. Buyers who prove their purchase can submit one; it is published after moderation.
Sources
Every fact on this page links to its source. Pages we read are fingerprinted and kept by date.
- makadiheights.com https://www.makadiheights.com/home-at-makadi/siyal
- odh-space.fra1.digitaloceanspaces.com https://odh-space.fra1.digitaloceanspaces.com/b5dfcf79fae7b5a88f866128ef1af4ff.pdf
- english.mubasher.info https://english.mubasher.info/news/4612308/Orascom-Development-Egypt-ORHD-CA-Reports-Its-F...
- masharf.com https://masharf.com/en/hurghada/makadi/makadi-heights
- odh-space.fra1.digitaloceanspaces.com https://odh-space.fra1.digitaloceanspaces.com/1828ba1cd7c4b74f2764e1ff46deec7e.pdf
- realestate.eg https://realestate.eg/en/200-vacation-in-ain-al-sokhna-makadi-heights-resort-compound/5063...
- arabfinance.com https://www.arabfinance.com/en/news/newdetails/makadi-heights-signs-agreement-to-develop-s...
- makadiheights.com https://www.makadiheights.com/
Last checked 5 Nov 2026. How we collect data: data policy. Facts quoted from sources are shown in the language of the source.