By Ayman Okeil
Documented information indicates that Emirati businessman Mohamed Alabbar has invested in more than 25 million square metres of land in Egypt, including major developments such as Marassi North Coast and other real estate projects. He is also seeking to redevelop what is known as Cairo’s historic Downtown district. Such investment can serve as a key driver of economic development, provided that it is responsible and respects human rights. There is no doubt that the Egyptian Government encourages foreign direct investment and seeks to remove obstacles to it, both in law and in practice.
Alabbar did not invest in the New Administrative Capital, explaining that “no agreement satisfactory to both parties was reached with Egypt regarding the new capital because the Government changed its position on certain terms.” More broadly, the United Arab Emirates has made only limited investments in the New Administrative Capital compared with other sectors, instead focusing on investments aimed at generating immediate returns.
More recently, Emaar Misr imposed a monthly beach access fee of $3,000 on property owners wishing to access one of the beaches, entitling them to only three visits, equivalent to $1,000 per visit, or nearly EGP 50,000. This constitutes a clear violation of Article 45 of the Egyptian Constitution, which guarantees every citizen the right to access beaches. Furthermore, charging Egyptian nationals in United States dollars appears to contravene the Law of the Central Bank and the Banking Sector, which provides that the Egyptian pound is the official currency for transactions within the Republic and prohibits the use of foreign currencies in the sale of goods or the provision of services, except in cases specifically authorized by decisions of the Prime Minister or the Governor of the Central Bank. Accordingly, 22 property owners in Marassi have brought legal proceedings against Emaar Misr, seeking compensation amounting to EGP 100 million, citing restrictions on guest access through a QR code system and the allocation of beaches, amid continuing complaints that the company has infringed upon owners’ contractual rights and the benefits attached to their properties by imposing cumbersome procedures for receiving guests.
Ironically, Alabbar and Emaar, who have at times complained about cumbersome government bureaucracy, have themselves imposed complex procedures. Owners of units in Marassi have posted videos on social media expressing dissatisfaction with the electronic QR code system used to obtain visitor entry permits, describing it as slow and unnecessarily complicated.
Concerning the right of Marassi property owners to unrestricted access to beaches, the General Assembly of the Fatwa and Legislation Department of the Egyptian State Council concluded that the seashore constitutes public property by its very nature. As a general principle, individuals are entitled to use public streets, squares and beaches at any time, and no one may be deprived of benefiting from them for the purposes for which they are intended. Such use is open to all, is not subject to prior administrative authorization, and should not be subject to any fee or charge. The role of the administration is limited to facilitating such use.
The regulations applied at Marassi are therefore not only inconsistent with the Egyptian Constitution and domestic legislation, but also conflict with the United Nations Guiding Principles on Business and Human Rights, which Emaar Properties publicly states it is committed to following under its updated Human Rights Policy, issued in December 2025.
The United Nations Working Group on Business and Human Rights has expressly called on investors to implement human rights due diligence as part of their responsibility under the Guiding Principles. It has further urged investors to require the companies in which they invest to conduct effective and meaningful human rights due diligence and to coordinate with international organizations and civil society in this regard.
Accordingly, Emaar (Alabbar), along with other foreign investors, should respect human rights in accordance with the United Nations Guiding Principles on Business and Human Rights, comply with national constitutions and laws, and refrain from taking any unlawful measures.
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