# El Gouna Property Journal — Blog Index

> 31 editorial articles on El Gouna property, investment, neighbourhoods, and lifestyle.
> Independent orientation, not legal, tax, or medical advice.
> https://gounarealty.com/blog

Gouna Realty publishes an editorial journal covering El Gouna property, investment, neighbourhoods, and daily life. Each article is its own page with a Markdown mirror for machine readers. The 31 live articles below are listed newest first.

## All articles

### Property taxes in Egypt — buyer guide 2026
What foreign buyers pay in Egyptian property taxes at purchase, annually, and at sale. Transaction tax, annual property tax under Law 196/2008, capital gains — with year-1 vs year-10 cost comparison.
By Thiemo Sjors · 2026-08-11 · 10 min read
Read: https://gounarealty.com/blog/egypt-property-taxes-guide · Markdown: https://gounarealty.com/blog/egypt-property-taxes-guide.md

### El Gouna vs Sharm el-Sheikh 2026
How El Gouna and Sharm el-Sheikh differ for year-round residents and second-home buyers. Town layout, demographics, climate, amenities, off-season feel — with winner-per-criterium breakdown.
By Thiemo Sjors · 2026-08-04 · 10 min read
Read: https://gounarealty.com/blog/el-gouna-vs-sharm-lifestyle · Markdown: https://gounarealty.com/blog/el-gouna-vs-sharm-lifestyle.md

### Top villas sea view El Gouna 2026
Top sea-view villas in El Gouna 2026 — 5 neighbourhoods ranked by view quality, beach access and price. Based on 1,900+ deduplicated listings.
By Thiemo Sjors · 2026-07-28 · 10 min read
Read: https://gounarealty.com/blog/top-villas-sea-view-el-gouna · Markdown: https://gounarealty.com/blog/top-villas-sea-view-el-gouna.md

### Mortgage in Egypt for foreigners — 2026 guide
How foreign buyers finance El Gouna and Egyptian property in 2026. EGP-mortgages, offshore lending, developer plans, and the cash-purchase default — with bank-by-bank comparison.
By Thiemo Sjors · 2026-07-21 · 10 min read
Read: https://gounarealty.com/blog/egypt-mortgage-foreigner-2026 · Markdown: https://gounarealty.com/blog/egypt-mortgage-foreigner-2026.md

### El Gouna marina lifestyle: yacht, golf, beach-clubs
El Gouna marina lifestyle — yacht-clubs, two golf courses, seven beach-clubs and the daily rhythm around Abu Tig and Marina Phase 1.
By Thiemo Sjors · 2026-07-03 · 10 min read
Read: https://gounarealty.com/blog/el-gouna-marina-yacht-golf-lifestyle · Markdown: https://gounarealty.com/blog/el-gouna-marina-yacht-golf-lifestyle.md

### Off-Plan vs Ready Property in El Gouna
Should you buy off-plan or ready property in El Gouna? Honest comparison of the two paths including delivery-risk, Egyptian-currency exposure, Orascom track-record, risk-matrix, ROI scenarios, and what foreign-buyer forums report.
By Thiemo Sjors · 2026-07-02 · 11 min read
Read: https://gounarealty.com/blog/off-plan-vs-ready-el-gouna · Markdown: https://gounarealty.com/blog/off-plan-vs-ready-el-gouna.md

### Best Time to Buy in El Gouna 2026
Best time to buy in El Gouna — seasonality, transaction data, price-trends and timing for foreign buyers. Summer delivers 5-7% discount.
By Thiemo Sjors · 2026-07-01 · 10 min read
Read: https://gounarealty.com/blog/best-time-buy-el-gouna-seasonality · Markdown: https://gounarealty.com/blog/best-time-buy-el-gouna-seasonality.md

### Sahl Hasheesh vs Makadi vs El Gouna
An objective comparison of Sahl Hasheesh, Makadi Bay and El Gouna across schools, hospitals, internet, community, travel-times, and price-ranges. No winner — a match-per-buyer-persona guide.
By Thiemo Sjors · 2026-06-30 · 10 min read
Read: https://gounarealty.com/blog/sahl-hasheesh-vs-makadi-vs-el-gouna · Markdown: https://gounarealty.com/blog/sahl-hasheesh-vs-makadi-vs-el-gouna.md

### El Gouna Investment ROI Guide 2026
El Gouna investment ROI for 2026 — entry costs, rental yield by neighborhood, capital appreciation trends, cash-on-cash calculations, tax impact, and three investor personas. Honest numbers, honest risks.
By Thiemo Sjors · 2026-06-15 · 18 min read
Read: https://gounarealty.com/blog/investment-roi-guide-el-gouna-2026 · Markdown: https://gounarealty.com/blog/investment-roi-guide-el-gouna-2026.md

### El Gouna Rental Yield by Neighborhood 2026
El Gouna rental yield 2026 — gross and net by neighborhood, short-term vs long-term, occupancy and management costs. Real numbers from 1,900+ current listings.
By Thiemo Sjors · 2026-06-12 · 12 min read
Read: https://gounarealty.com/blog/el-gouna-rental-yield-2026 · Markdown: https://gounarealty.com/blog/el-gouna-rental-yield-2026.md

### Buying Property in Egypt as Foreigner 2026
Buy property in Egypt as a foreigner — complete guide to Decree 230/1996, title deeds, taxes, money transfer and residency. Step-by-step process from offer to keys.
By Thiemo Sjors · 2026-06-08 · 13 min read
Read: https://gounarealty.com/blog/buy-property-egypt-foreigner-guide · Markdown: https://gounarealty.com/blog/buy-property-egypt-foreigner-guide.md

### El Gouna vs Hurghada Investment 2026
El Gouna vs Hurghada compared on price, yield, foreign-buyer share, regulation and liquidity. Concrete numbers from 1,900+ current listings. Decide which fits your goals.
By Thiemo Sjors · 2026-06-05 · 12 min read
Read: https://gounarealty.com/blog/el-gouna-vs-hurghada-investment · Markdown: https://gounarealty.com/blog/el-gouna-vs-hurghada-investment.md

### Best Neighborhoods El Gouna 2026
Best neighborhoods to buy property in El Gouna 2026 — Marina, Tawila, Mangroovy and 5 more compared by price, yield, lifestyle. Browse 1,900+ listings.
By Thiemo Sjors · 2026-06-02 · 11 min read
Read: https://gounarealty.com/blog/best-neighborhoods-el-gouna-2026 · Markdown: https://gounarealty.com/blog/best-neighborhoods-el-gouna-2026.md

### A first-timer's guide to El Gouna's zones
A plain orientation to El Gouna's main zones for first-timers. Downtown, the marinas, the beaches, the golf, and how the layout helps you choose where to stay or buy.
By Thiemo Sjors · 2026-06-01 · 8 min read
Read: https://gounarealty.com/blog/first-timers-guide-el-gouna-resort-zones · Markdown: https://gounarealty.com/blog/first-timers-guide-el-gouna-resort-zones.md

### Getting around El Gouna without a car
How daily movement works in El Gouna when you do not own a car. Tuk-tuks, the shuttle boat, shuttle buses, taxis, and rentals, plus how it shapes where you should live.
By Thiemo Sjors · 2026-06-01 · 8 min read
Read: https://gounarealty.com/blog/getting-around-el-gouna-without-a-car · Markdown: https://gounarealty.com/blog/getting-around-el-gouna-without-a-car.md

### Mangroovy lifestyle: kite, restaurants, daily life
What daily life in Mangroovy actually feels like. Kite season May to September, the restaurant scene, who lives here, and the rhythm that decides if you fit.
By Thiemo Sjors · 2026-05-28 · 8 min read
Read: https://gounarealty.com/blog/mangroovy-lifestyle-watersport-restaurants · Markdown: https://gounarealty.com/blog/mangroovy-lifestyle-watersport-restaurants.md

### Why Dutch buyers invest in El Gouna in 2026
Why Dutch buyers form the second-largest European group in El Gouna in 2026. Box 3 pressure, entry prices from EUR 110K, 6-8 percent gross yield, and the honest risks before you buy.
By Thiemo Sjors · 2026-05-28 · 9 min read
Read: https://gounarealty.com/blog/dutch-investors-el-gouna-2026 · Markdown: https://gounarealty.com/blog/dutch-investors-el-gouna-2026.md

### Downtown El Gouna — Year-round walkable town centre
Downtown El Gouna pillar guide — year-round walkable town centre with hospital, supermarkets, schools, and 1,951 deduplicated listings tracked.
By Thiemo Sjors · 2026-05-28 · 8 min read
Read: https://gounarealty.com/blog/neighborhood-pillar-downtown-el-gouna · Markdown: https://gounarealty.com/blog/neighborhood-pillar-downtown-el-gouna.md

### Hill Area El Gouna — Elevated plots, panoramic views, value entry
Hill Area El Gouna pillar guide — elevated plots with Red Sea and desert views, newer development, value entry, 1,951 deduplicated listings tracked.
By Thiemo Sjors · 2026-05-28 · 8 min read
Read: https://gounarealty.com/blog/neighborhood-pillar-hill-area-el-gouna · Markdown: https://gounarealty.com/blog/neighborhood-pillar-hill-area-el-gouna.md

### Marina El Gouna — Waterfront, yachts, premium lifestyle
Marina El Gouna pillar guide — Abu Tig yacht harbour, waterfront restaurants, 6-9% rental yields, 1,951 deduplicated listings tracked across six sources.
By Thiemo Sjors · 2026-05-28 · 8 min read
Read: https://gounarealty.com/blog/neighborhood-pillar-marina-el-gouna · Markdown: https://gounarealty.com/blog/neighborhood-pillar-marina-el-gouna.md

### West Golf El Gouna — Fairway villas, mature landscaping, quiet
West Golf El Gouna pillar guide — detached villas on 350-800 sqm plots, fairway frontage, mature landscaping, 1,951 deduplicated listings tracked.
By Thiemo Sjors · 2026-05-28 · 8 min read
Read: https://gounarealty.com/blog/neighborhood-pillar-west-golf-el-gouna · Markdown: https://gounarealty.com/blog/neighborhood-pillar-west-golf-el-gouna.md

### Mangroovy El Gouna — Kite-surf hub, beach-front, younger crowd
Mangroovy El Gouna pillar guide — kite-surf hub, beach-front apartments, lifestyle club, 6-9% yields, 1,951 deduplicated listings tracked across six sources.
By Thiemo Sjors · 2026-05-28 · 8 min read
Read: https://gounarealty.com/blog/neighborhood-pillar-mangroovy-el-gouna · Markdown: https://gounarealty.com/blog/neighborhood-pillar-mangroovy-el-gouna.md

### Villa purchase in Sabina — an illustrative buyer journey
A composite NL buyer's six-month journey from first online search to keys in hand for a 3-bedroom Sabina villa. Timeline, costs, decisions and lessons.
By Thiemo Sjors · 2026-05-27 · 11 min read
Read: https://gounarealty.com/blog/case-study-villa-purchase-sabina-buyer-journey · Markdown: https://gounarealty.com/blog/case-study-villa-purchase-sabina-buyer-journey.md

### Egypt property tax 2026 — deep dive
A 2026 deep dive on Egypt property tax for foreign owners — acquisition costs, annual tax calculation, rental income tax, capital gains, service charges, total cost of ownership over 10 years, treaty relief, and the common myths that cost money.
By Thiemo Sjors · 2026-05-27 · 16 min read
Read: https://gounarealty.com/blog/egypt-property-tax-deep-dive-2026 · Markdown: https://gounarealty.com/blog/egypt-property-tax-deep-dive-2026.md

### Off-plan vs resale El Gouna — 2026 comparison
Off-plan from the developer or resale from a previous owner — the real differences in price, risk, financing, and timeline for El Gouna buyers in 2026.
By Thiemo Sjors · 2026-05-27 · 8 min read
Read: https://gounarealty.com/blog/off-plan-vs-resale-el-gouna-comparison-2026 · Markdown: https://gounarealty.com/blog/off-plan-vs-resale-el-gouna-comparison-2026.md

### Buying property El Gouna 2026 — complete guide
Everything you need before buying in El Gouna 2026. Market data, journey, costs, legal essentials, financing, and pitfalls to avoid.
By Thiemo Sjors · 2026-05-27 · 18 min read
Read: https://gounarealty.com/blog/pillar-buying-property-el-gouna-2026-complete-guide · Markdown: https://gounarealty.com/blog/pillar-buying-property-el-gouna-2026-complete-guide.md

### Visa and residency Egypt 2026 — complete guide
Tourist visa, property-owner residency, the five-year golden visa, family reunification, required documents, processing times, costs, and common mistakes — what every Dutch, German, and international buyer needs to know for 2026.
By Thiemo Sjors · 2026-05-27 · 16 min read
Read: https://gounarealty.com/blog/visa-residency-egypt-2026-complete-guide · Markdown: https://gounarealty.com/blog/visa-residency-egypt-2026-complete-guide.md

### Marina Phase 2 Off-Plan Buyer Journey
Off-plan Marina Phase 2 purchase journey — Dutch buyers, viewing trip, reservation, payment schedule, handover. Composite case as of 2026.
By Thiemo Sjors · 2026-05-27 · 9 min read
Read: https://gounarealty.com/blog/case-study-off-plan-marina-phase-2-purchase · Markdown: https://gounarealty.com/blog/case-study-off-plan-marina-phase-2-purchase.md

### Mangroovy El Gouna Buyer's Guide
Mangroovy El Gouna buyer's guide 2026 — beachfront vs set-back pockets, price bands, kite community, pros and cons. Verified data from listings.
By Thiemo Sjors · 2026-05-27 · 10 min read
Read: https://gounarealty.com/blog/mangroovy-buyer-complete-guide · Markdown: https://gounarealty.com/blog/mangroovy-buyer-complete-guide.md

### Rental Yields Per El Gouna Neighborhood
Rental yields per El Gouna neighborhood 2026 — Marina 4.5-6.2%, Tawila 7.5-9%, Mangroovy 5-7%. Estimated yields, verify per agent.
By Thiemo Sjors · 2026-05-27 · 11 min read
Read: https://gounarealty.com/blog/rental-yields-per-neighborhood-el-gouna-2026 · Markdown: https://gounarealty.com/blog/rental-yields-per-neighborhood-el-gouna-2026.md

### Welcome to GounaRealty — the property OS for El Gouna
Why we built a single platform for every El Gouna listing, every active broker, and every buyer who wants the full picture before they land.
By Thiemo Sjors · 2026-05-23 · 5 min read
Read: https://gounarealty.com/blog/welcome-to-gouna-realty · Markdown: https://gounarealty.com/blog/welcome-to-gouna-realty.md

## About the journal

Gouna Realty is an independent El Gouna property platform — we aggregate listings and connect you with the seller or agent. The journal gives orientation and context, not legal, tax, or medical advice. For any binding decision, confirm the current position with a qualified Egyptian property lawyer or the relevant professional.

## Related

- Guides: https://gounarealty.com/guides
- Comparisons: https://gounarealty.com/vs
- Neighbourhood guides: https://gounarealty.com/neighborhoods
- All listings: https://gounarealty.com/listings