3M Mall New Cairo is a commercial and medical mall developed by Enmaa Developments on a 2,428 m² plot in the El Karnafil (El Carnafil) area, in the heart of New Cairo (Fifth Settlement). What separates this project from the crowded retail blocks around it is its land use: only 40% of the plot carries buildings, while 60% is left to plaza, landscape, and open space, a low built-up ratio that is rare among Egyptian malls, which usually push the built footprint as high as possible. Enmaa chose that ratio deliberately, because wider walkways and open shopfronts raise each unit’s visibility to passers-by and improve the visitor experience, two factors that lift foot traffic and in-mall spending.
Units at 3M Mall New Cairo start from EGP 4,960,000 on installment plans that run up to 7 years, with delivery expected within two years. The mix covers retail shops, medical clinics, and a pharmacy across three floors, aimed at the investor who wants a rental-yielding commercial or medical unit, and at the doctor who wants to own a clinic rather than rent one. The sections below lay out the location, the floor plan, unit sizes, the price-per-meter by type, the payment options, the amenities, and the developer’s construction record, so you can judge the mall against its New Cairo peers on facts rather than brochure language.
Where is 3M Mall New Cairo located exactly?
The mall sits in the El Karnafil district, one of New Cairo’s higher-end residential pockets, about 3 minutes from North Teseen Street (North 90th Street), the main commercial spine that ties the edges of the Fifth Settlement to its center. Visitors reach the mall within 5 minutes from Al Rehab City and the Suez Road, and the project sits close to Madinaty, the largest residential development by Talaat Moustafa Group, with easy access through the Ring Road. That web of connections places the mall within service range of hundreds of thousands of residents across the surrounding districts.
The location draws its strength from its immediate surroundings even more than from its road links. The mall neighbors the Two Gather Compound and the Wellen Mall in the Fifth Settlement, inside a dense, high-purchasing-power residential belt that guarantees a steady demand base for commercial and medical units. It also stands minutes from the American University in Cairo (AUC), which adds daily movement from thousands of students and faculty that supports retail and service activity. This blend of permanent high-income residents and daily university footfall explains why Enmaa selected El Karnafil specifically for a commercial-medical project rather than a purely residential one.
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El Karnafil and the North Teseen Street corridor carry their value as one of the busiest trade-and-services axes in New Cairo, where commercial, administrative, and medical projects cluster to serve a large resident base across the Fifth Settlement. The mall’s proximity to Madinaty and Al Rehab, two of the biggest residential clusters in east Cairo, widens the pool of potential customers beyond El Karnafil itself. The medical units in particular benefit from the absence of enough medical supply inside a residential zone of this density, which makes a clinic or pharmacy close to home a practical choice for residents.
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Set against the larger commercial-medical malls along North Teseen Street, this project plays a different game on scale. Many neighbouring malls are built over tens of thousands of square meters and carry hundreds of units, which spreads foot traffic thin and stacks owners against each other for the same tenant. A compact 2,428 m² footprint with a capped unit count concentrates demand instead, so a single shop or clinic captures a larger share of the resident and university movement passing through. For a first commercial or medical purchase, that smaller, denser format can be easier to lease and to track than a unit lost inside a sprawling block.
3M Mall New Cairo design and the executing developer
The 3M Mall New Cairo building rises across a ground floor and two upper floors, with activities split by function: the ground and first floors hold the retail units and shops, while the second floor is given over to medical clinics. That separation keeps the patient route apart from shopping movement and gives each activity its own environment. The building is fitted with two modern elevators and two main staircases to keep movement between the three floors smooth and free of congestion, alongside two main entrances that distribute visitor flow. The design relies on natural light and good ventilation inside the units, executed with a panel of architectural consultants who built the project to international construction standards.
The split of the plot into 40% buildings and 60% plaza and landscape is what sets the project apart from packed malls, and it carries a direct investment effect. The larger open area means wider corridors and clearer display fronts for every shop, which raises a unit’s visibility to passers-by and increases the chance a customer steps inside. The limited building footprint above a 2,428 m² plot also means a capped number of units on each floor, a natural scarcity in supply that supports unit value and reduces internal competition among owners chasing the same tenant. Open rest areas, a cafeteria, and a children’s play zone extend how long a visitor stays inside the mall, a factor that specifically serves the sales movement of the retail shops.
Unit sizes at 3M Mall New Cairo
The project distributes its space across three unit types on a gradient that suits different investment budgets. Retail units start at 31 m² on the ground floor and reach 59 m², with flexible areas that serve shops, stores, and retail chains. Medical clinics are available from 52 m² up to 91 m², large enough to set up a complete clinic or a small medical center. The mall also holds a single pharmacy unit at 115 m², positioned to serve the medical floor it belongs to. This gradient, from a small 31 m² unit to a larger 115 m² medical space, opens the door to the individual investor and the medical practitioner alike, and keeps the entry ticket flexible across a span of budgets rather than fixing one buyer profile.
Each unit type carries a different investment logic inside the project. The ground-floor retail shop targets the highest direct sales movement from its frontage, which is why it carries the highest price per meter. The first-floor retail unit offers the lowest entry cost for an investor seeking a commercial activity on a smaller budget. The second-floor clinic serves a doctor who wants to own a workplace in an upscale residential area, and benefits from grouping the medical activities on one floor to create an integrated health destination. The pharmacy, with its larger area, serves both the patient flow rising to the clinics and the general visitors, which explains its high price per meter despite sitting within the medical system.
| Unit type | Floor | Area (m²) | Average price per meter (EGP) |
|---|---|---|---|
| Retail shop | Ground | 31, 59 | 250,000 |
| Retail shop | First | from 31 | 160,000 |
| Clinic | Second | 53, 91 | 120,000 |
| Pharmacy | Medical | 115 | 301,000 |
All units in the mall are delivered on a core (red-brick) finishing basis, a system that gives the owner full freedom to design and finish a commercial or medical unit according to the nature of the activity and the requirements of the brand. That choice suits medical activities in particular, since clinics and pharmacies need specific internal partitions that are hard to execute inside a pre-finished unit built to a generic layout.
How much is the price per meter at 3M Mall New Cairo in 2026?
The price per meter at 3M Mall New Cairo varies by unit type and floor. The clinic meter starts from EGP 120,000, the first-floor retail meter from EGP 160,000, while the ground-floor retail meter rises to EGP 250,000 for the value of the direct frontage, and the pharmacy meter reaches around EGP 301,000. Prices are updated for 2026 and remain subject to change by sales phase, so the figures below mark the entry level rather than a fixed ceiling.
On total unit prices, retail units on the first floor start from EGP 4,960,000, the lowest entry point into the project, followed by medical clinics at a total price from EGP 6,333,000, then ground-floor retail units from EGP 6,897,000 for their higher sales movement. This gradient gives the investor room to pick the segment that fits the budget: whoever seeks the lowest entry cost moves to a first-floor retail unit, whoever targets a medical activity finds in the clinics a larger area and a lower price per meter than ground-floor retail, while the ground-floor shop owner pays a premium justified by the frontage value and the higher passer-by movement.
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Payment and installment plans at 3M Mall New Cairo
Enmaa offers several payment systems at 3M Mall New Cairo, ranging between a lower down payment with a longer repayment term and a higher down payment with a shorter financial commitment. The available options break down as follows:
- 10% down payment with the balance installed over 7 years, the lightest option in terms of the first instalment.
- 25% down payment with installments over 5 years.
- 30% reservation down payment with installments over 6 years.
- A 10% maintenance deposit on the unit value applies across all systems.
The expected delivery date for the project is within two years, a reasonable span for a commercial project of this size that lets the investor organise finances and plan the activity before handover, and gives a chance to enter early at construction-phase prices before they rise at operation. The 10% down payment with a seven-year installment plan deserves a closer look from a cash-flow angle: with a limited first instalment the investor starts ownership and spreads the balance over a long period, which narrows the gap between the instalment and the expected return from the unit once it is operated or leased after handover.
Amenities and services at 3M Mall New Cairo
The mall provides a facilities system that supports the operation of the retail and medical units and secures a comfortable visit throughout the day. The most notable services and facilities include:
- Two modern elevators, two main staircases, and two main entrances to distribute visitor movement across the three floors.
- A wide, secured car park (garage) with capacity for a large number of vehicles.
- Advanced security systems: high-quality surveillance cameras and modern alarm systems running around the clock.
- Advanced firefighting systems and safe emergency exits built to international safety standards.
- High-speed internet and advanced communication systems that support business and digital services.
- Natural light and good ventilation in all units, which lowers energy consumption.
- A plaza and landscape zone, open rest areas, a cafeteria, and a children’s play area.
- Comprehensive periodic maintenance services that preserve the building, the facilities, and the investment value of the units.
The 10% maintenance deposit funds the continuity of these facilities throughout the year. In a commercial-medical project, regular maintenance is not a secondary item but the very thing that keeps the mall’s standard up, attracts tenants, and protects unit value over the long term, especially since clinics and pharmacies require a clean, disciplined environment that serves patients.
Enmaa Developments and its track record
The project was developed by Enmaa Developments (Enmaa for Real Estate Development), a company distinguished by a dual track record across Egypt and the Gulf that sets it apart from many mall developers. Locally, the company executed Iris Mall in the New Administrative Capital. Its broader construction experience extends to the State of Kuwait, where it executed major governmental and service projects including the Kuwaiti Ministry of Interior building, the Kuwait Cultural Centre, Kuwait University, and the Regency Hotel, in addition to several hospitals among them Al Amiri Hospital, Al Jahra Hospital, and Al Salam Hospital.
This record of executing large institutional and medical buildings lowers the construction risk for the buyer, because it reflects a real capacity to manage and deliver complex projects. That matters most for a medical or commercial owner, who needs confidence in the build quality of the unit and in the developer’s commitment to execution standards. A developer that has delivered hospitals and a national ministry building carries a different credibility profile from a newcomer launching a first commercial address. The hospital experience is directly relevant here, since the second floor of 3M Mall New Cairo is dedicated to clinics, and a builder that has handed over working hospitals understands the technical demands of a medical floor, from utility routing to ventilation.
Why invest in 3M Mall New Cairo?
The investment case for 3M Mall New Cairo draws its appeal from the intersection of several factors: a location in the high-density, high-income El Karnafil area, a low 40% built-up ratio that gives the mall an openness serving the visitor experience, and a documented construction record for the developer in medical and institutional projects. Proximity to North Teseen Street and the American University in Cairo secures a renewing daily flow of customers from residents and students, which supports stable demand on the retail units. The medical clinics specifically benefit from a population density that demands nearby health services in an upscale area, while the pharmacy and shops benefit from the movement of patients and visitors inside the mall itself. The core delivery also lets each owner align the fit-out with the brand, which tends to raise the quality of the tenant mix over time and, with it, the rental ceiling.
On matching the project to the buyer, the mall suits the investor seeking a rental return from a commercial or medical unit in a high-demand area, and the medical practitioner who wants to own a clinic or pharmacy instead of leasing it. By contrast, it may not suit a buyer who wants immediate handover, since delivery extends to two years, nor one looking for a ready, fully finished unit, because core (red-brick) delivery requires additional finishing cost and time. That span, while it calls for some patience, stays relatively short compared with similar projects, and allows time for the financial planning of the activity before handover. This analysis is for guidance only and is not an investment recommendation.
Frequently asked questions about 3M Mall New Cairo
What is the starting price at 3M Mall New Cairo?
3M Mall New Cairo prices start from EGP 4,960,000 for retail units on the first floor, from EGP 6,333,000 for medical clinics, and from EGP 6,897,000 for ground-floor retail. Prices are updated for 2026 and include installment plans up to 7 years with a down payment from 10%.
When does 3M Mall New Cairo deliver?
3M Mall New Cairo begins handover within an expected two years from launch, with units delivered on a core (red-brick) finishing basis that lets the owner fit out the unit to suit the activity. The payment systems include a 10% maintenance deposit to preserve facility quality after handover.
Where is 3M Mall New Cairo exactly?
3M Mall New Cairo is located in the El Karnafil area of New Cairo, about 3 minutes from North Teseen Street and 5 minutes from Al Rehab City and the Suez Road, close to the American University in Cairo and Madinaty, with easy access from the Ring Road.
Who is the developer of 3M Mall New Cairo?
3M Mall New Cairo is developed by Enmaa Developments, a company with a dual track record in Egypt and Kuwait. It executed Iris Mall in the New Administrative Capital and, in Kuwait, governmental and medical buildings including Kuwait University and several hospitals, which lowers execution risk for buyers.
Summary of investing in 3M Mall New Cairo
3M Mall New Cairo offers a commercial and medical investment in the El Karnafil area at the heart of New Cairo, combining a position close to North Teseen Street and the American University in Cairo, a low 40% built-up ratio that gives the mall openness and wide corridors, and a developer with a documented construction record across Egypt and Kuwait. Prices start from EGP 4,960,000 with installments up to 7 years and delivery within two years, on a unit and price gradient that runs from a first-floor retail shop to a 115 m² pharmacy and opens several entry points for different budgets. To check updated prices or book a viewing, reach out through the form on this page.