Aisle 90 Fifth Settlement, Mall New Cairo is a commercial, administrative, and medical project by Scope Developments, set directly on North 90th Street inside the Fourth Service Sector at the heart of New Cairo (Fifth Settlement). What fixes its investment value before anything else is its frontage: a façade on North 90th Street and a 5 to 7 minute reach to South 90th Street, which places it between the two busiest retail axes in New Cairo, opposite the American University and inside a dense residential catchment that keeps footfall moving through the day.
That constant movement is what converts a shop, an office, or a clinic inside the mall into an income-producing asset rather than just floor space. The project carries three unit types across a ground floor and 5 upper floors: retail shops, administrative offices, and medical clinics, with areas starting from 42 m² for offices and clinics and from 54.5 m² for ground-floor shops. Unit prices start from 5,582,000 EGP, with payment plans reaching 7 years and discounts that scale inversely with the installment term. The sections below break down the location, areas, prices, and payment systems, with an investment reading built on the project’s own figures for anyone weighing a purchase to lease or to operate.
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Why the location drives the value of Aisle 90 Fifth Settlement, Mall New Cairo
Aisle 90 Fifth Settlement, Mall New Cairo sits in the Fourth Service Sector directly on North 90th Street, 5 to 7 minutes from South 90th Street. The 90th Street corridor is the principal commercial spine of New Cairo, and a position between its northern and southern halves puts the mall on a daily crossing point for thousands of residents, employees, and shoppers. In commercial real estate the location is not a luxury, it is the first variable in the yield equation: the more pedestrian traffic that passes a unit, the higher its occupancy rate and rental value climb.
The American University in Cairo stands minutes away, alongside an educational cluster of international schools and universities that supplies a daily base of students and staff throughout the academic year. This is a renewing, non-seasonal spending segment rather than a one-off crowd. The Suez Road and the Ring Road feed the mall quickly from outside Fifth Settlement, the New Administrative Capital is roughly 15 minutes out, and Cairo Festival City sits a few minutes away. The Mohamed Naguib Axis runs close to the project, Nasr City and Heliopolis are within easy reach, and Cairo International Airport lies at a relatively short distance that serves activities depending on out-of-town visitors.
The Fourth Service Sector was zoned from the start for the commercial and service activity of Fifth Settlement, which concentrates malls, offices, and clinics within one band instead of scattering them. That concentration works in the unit’s favor, because the area pulls in the visitor already searching for a service or a shop straight into the mall’s surroundings. Aisle 90 sits inside a mature commercial belt that includes projects such as Business Plus Mall and Glister Business Mall in Fifth Settlement, a setting that lifts the district’s standing as a business and retail destination and circulates visitor traffic between projects. This urban maturity lowers the investor’s risk, since the unit leans on the vitality of an established area rather than the success of a single building.
Area and architectural design of Aisle 90 New Cairo
Aisle 90 spans 4,260 m², of which Scope Developments allotted a large share to the plaza and the green areas in front of the building. The outdoor plaza is not a cosmetic element but an operational space: it absorbs restaurant and café seating and hosts events, which extends how long a visitor stays inside the mall and lifts spending on the retail units that overlook it. The building is composed of a ground floor and 5 upper floors, with a vertical layout that separates the activities by level.
Retail shops occupy the lower, most-visible and highest-traffic floors, while administrative offices and medical clinics take the calmer, more private upper floors. The design was led by the Michel Bakhoum office, which adopted glass façades that flood the units with natural light and grant them a panoramic view over the main streets. Separating activities across floors, with entrances serving each use, preserves each tenant’s privacy without the mall losing its vitality as a single block.
Unit types and sizes in Aisle 90 Fifth Settlement, Mall New Cairo
Aisle 90 Fifth Settlement, Mall New Cairo offers three unit types serving three distinct investor segments. Ground-floor retail shops start from 54.5 m², while first-floor shops start from 60 m². Administrative offices and medical clinics start from 42 m², a footprint suited to a single office or a specialist clinic. The table below summarizes the areas and price ranges by type and floor, with the average price per meter as a reference point.
| Unit type | Floor | Area (m²) | Price range (EGP) | Average price/m² (EGP) |
|---|---|---|---|---|
| Retail shop | Ground | 45, 63 | 12,375,000, 20,790,000 | 312,500 |
| Retail shop | Upper | 42, 85 | 9,545,000, 14,025,000 | 208,000 |
| Administrative office | Upper | 47, 161 | 6,345,000, 26,482,000 | 152,000 |
| Medical clinic | Upper | 39, 277 | 5,582,000, 45,570,000 | 152,500 |
The investment logic behind this gradient is clear. The ground-floor shop is the most expensive because it carries the highest traffic and visibility, with an average meter near 312,500 EGP. Value drops in the upper-floor shop to about 208,000 EGP per meter, then to 152,000 EGP for administrative and medical units. This lets the investor pick an entry point by budget and target return: a ground shop with a higher rental yield and a larger outlay, or an office or clinic at a lower entry cost serving a professional activity or a longer lease.
Aisle 90 Fifth Settlement prices in 2026
Prices at Aisle 90 Fifth Settlement, Mall New Cairo start from 5,582,000 EGP for the smallest medical clinic, which is the project’s entry point. The prices are updated for 2026 and vary by activity type, floor, and area. For ground-floor retail units the price per meter starts from about 312,000 EGP at a total starting near 9,545,000 EGP, while the meter for first-floor shops starts from 208,000 EGP. For administrative units the price per meter starts from 152,000 EGP at a total starting from 6,345,000 EGP, and the meter for medical clinics likewise starts from 152,000 EGP.
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This wide gap between the ground-floor retail meter and the administrative or medical meter reflects the difference in expected return. Retail units target short and medium-term leases at a higher turnover, while administrative and medical units target a steadier tenant on longer contracts. To obtain the updated price for a specific unit, you can reach out through the form on this page.
Payment and installment systems at Aisle 90 New Cairo
Scope Developments designed payment systems that tie the installment term to the discount rate: the shorter the term and the larger the down payment, the higher the discount. This formula hands the investor who can pay early a tangible price advantage, while leaving others the flexibility to spread the installments over a longer span. The available plans are:
- 10% down payment with the balance over 4 years, with a 25% discount.
- 15% down payment with the balance over 5 years, with a 20% discount.
- 15% down payment with the balance over 6 years, with a 15% discount.
- 15% down payment with the balance over 7 years, with a 10% discount.
Scope set the handover of the units at 3.5 years from the contract date. In commercial projects this window between purchase and delivery is itself a value-appreciation window: the current price is the construction-phase price, and as operation nears and occupancy in the area rises, the unit’s value tends to climb, giving the investor a profit margin on resale before or after handover. To review the latest active payment systems and discounts, reach out through the form on this page.
Facilities and services at Aisle 90 Fifth Settlement, Mall New Cairo
Scope equipped Aisle 90 with a facilities system that serves two ends, visitor comfort and workplace efficiency, both of which raise the operational value of the units. The most notable services are:
- Restaurants, cafés, and a coffee corner on the plaza, alongside shared coworking spaces serving employees and entrepreneurs.
- Meeting rooms fitted with the latest technology and a conference hall serving office tenants.
- Libraries and reading areas that support focus inside the work environment.
- Smart garages that organize parking and prevent congestion in front of the mall.
- An advanced sterilization and ventilation system, plus a smart management system controlling the mall’s facilities.
- Round-the-clock security with guards and surveillance cameras in every corner.
- An effective firefighting system and modern generators that keep operations running.
- ATM machines to ease financial transactions inside the mall.
Gathering restaurants, cafés, coworking spaces, and meeting halls in one place turns the mall into an integrated work destination rather than scattered points of sale. This integration lengthens the active hours inside the mall and feeds occupancy across every unit type.
Scope Developments and its project record
The developer is Scope Developments, an Egyptian joint-stock company accredited by the General Authority for Investment. The company is led by Mohamed Salama Ghobashi, a specialist in real estate valuation and appraisal, alongside Engineer Adly El Qiei, contracts consultant at Al Ahly Club. This blend of valuation expertise and contract-management experience gives the company a precise reading of location value and unit pricing, a meaningful factor in a commercial project whose success rests on accuracy in site selection and pricing.
Scope previously launched Zoom Plaza in the South of Academy area of Fifth Settlement, in addition to executing residential projects in New Narges and North Rehab, and delivering residential units in Beit Al Watan, the complementary area, and New Lotus. This record concentrated inside New Cairo gives the company direct knowledge of the local market and of buyer behavior in it, and makes Aisle 90 an extension of prior commercial experience rather than a first attempt. The company relied on engineering consultants with long experience in the Egyptian market, which serves the requirements of a mixed-use project where commercial, administrative, and medical activities interlock in a single building. This care on the engineering side serves the investor directly: precise distribution of units across floors, separated entrances per activity, and efficient shared facilities all affect how easily a unit leases and operates after handover.
Is Aisle 90 Fifth Settlement, Mall New Cairo suitable for investment?
Aisle 90 Fifth Settlement, Mall New Cairo brings together factors that support the investment return: a frontage on North 90th Street between the two busiest commercial axes in Fifth Settlement, a daily visitor base from the American University and the neighboring educational complex, and a unit mix that opens three income paths, commercial, administrative, and medical. Separating the activities across floors serves each use without overlap, and the outdoor plaza extends the visitor’s stay and raises spending on the retail units.
On the other side, a buyer should account for the fact that this is a purely commercial project with no residential units, so it is aimed at the investor and the business owner, not the resident. Handover after 3.5 years means a waiting period before operation or rent collection begins, and the actual return hinges on the occupancy rate after opening and on the chosen activity type. For anyone whose goals match these terms, the project offers an entry point into the commercial property market in one of the most active locations in Fifth Settlement, with flexible payment systems and early-payment discounts.
Comparing the entry price against neighboring commercial projects in Fifth Settlement helps frame the decision. Projects such as Ratio Mall start from about 5,908,000 EGP and Patterns Mall from about 5,973,000 EGP, while units at Aisle 90 start from 5,582,000 EGP. This places the mall’s entry price in the competitive band for malls of the same sector, with one decisive edge in its favor: the direct frontage on North 90th Street opposite the American University. The comparison here is not on price alone but on the pedestrian traffic the location guarantees, the most important variable in estimating a commercial return. This analysis is for guidance only and is not investment advice.
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Frequently asked questions about Aisle 90 Fifth Settlement, Mall New Cairo
How much do units cost at Aisle 90 Fifth Settlement, Mall New Cairo?
Unit prices at Aisle 90 Fifth Settlement, Mall New Cairo start from 5,582,000 EGP for the smallest medical clinic. The ground-floor retail meter starts from 312,000 EGP, and the administrative and medical meter from 152,000 EGP. Prices are updated for 2026 and vary by type, floor, and area, with installments up to 7 years.
Where exactly is Aisle 90 in Fifth Settlement?
Aisle 90 Fifth Settlement, Mall New Cairo sits in the Fourth Service Sector directly on North 90th Street, 5 to 7 minutes from South 90th Street, opposite the American University. Visitors reach it via the Suez Road and the Ring Road, and the New Administrative Capital is about 15 minutes away.
When is Aisle 90 delivered?
Aisle 90 Fifth Settlement, Mall New Cairo is delivered 3.5 years from the contract date, as set by Scope Developments. In commercial projects this span between purchase and operation represents a potential window for the unit’s value to rise before handover, giving the investor a margin on an early resale.
What are the unit types in Aisle 90?
Aisle 90 Fifth Settlement, Mall New Cairo holds three unit types: retail shops on the lower floors starting from 54.5 m², and administrative offices and medical clinics on the upper floors starting from 42 m². This mix opens three different investment paths inside the same project, by budget and target return.
Who is the developer of Aisle 90 Fifth Settlement?
The developer of Aisle 90 Fifth Settlement, Mall New Cairo is Scope Developments, an Egyptian joint-stock company accredited by the General Authority for Investment. Its prior projects include Zoom Plaza in the South of Academy area, plus residential projects in New Narges, North Rehab, Beit Al Watan, and New Lotus.
Summary of Aisle 90 Fifth Settlement, Mall New Cairo
Aisle 90 Fifth Settlement, Mall New Cairo offers a commercial investment in one of the most active locations in New Cairo, on North 90th Street opposite the American University, across 4,260 m² with commercial, administrative, and medical units starting from 5,582,000 EGP and installments up to 7 years. It is backed by a Michel Bakhoum design across a ground floor and 5 upper floors, an outdoor plaza, and Scope Developments’ track record inside Fifth Settlement. To ask about updated prices or to book a viewing, get in touch through the form on this page.