[Peter Mitry]

Hi John and welcome to the forum; Sahl Hasheesh is quite simply a world class resort which has already been eight years in the making and construction will almost certainly continue for another 5 or 6 years. Many people wanting to experience Egypt would never consider a Resort like this; it will be a totally protected place where you will be shielded from the hustle and bustle of the bazaars and street traders. However, from an investment standpoint there isn't a day goes by without more value being added to properties in Sahl. The new Marina, Serrenia, the shopping malls and entertainment facilities, the sunken city and the proposed 11 championship golf courses will all continue to add value for the forseeable future.
Downtown Hurghada is a completely different proposition but in many ways the same rules will apply as elsewhere in Europe; front line beach will always be in most demand and second line developments will be judged on facilities provided and access to popular amenities.
Wherever you invest the market is comparable with Spain 30 or 40 years ago and we are right at the beginning. Even though Sharm is leasehold most 99 year leases are renewable and many people are looking for opportunities to invest there too. The Egyptian market is definately one to get into sooner rather than later as to wait will mean that many people will have missed out on the best opportunities.
Rental returns will follow in the future as tourist numbers grow and the balance changes from all inclusive hotels to property ownership. However, with hotels at 90%+ occupancy all year round there will still be a market for sensibly priced and promoted private lets.