Evet Mall New Capital hands a small investor one of the lowest entry tickets into the MU12 retail market: a commercial unit from 35 m² at EGP 210,000 per meter, which works out to roughly EGP 7.35 million for the smallest shop, on a 10% down payment and installments stretched across 8 years. Empire State Developments built the project on a 4,800 m² plot that sits between the R4 and R5 residential districts, the exact footfall geometry that turns a mall from a destination people drive to into a place they pass every day.
This is a mid-size neighborhood mall rather than a regional one, and that scale is the point. The traffic-to-units ratio is higher, so an internally positioned shop still stays in shoppers’ line of sight instead of getting lost in a sprawling floor plate. The building rises as a ground floor plus four typical floors behind a facade that fronts a main street and a square 50 to 60 meters wide, and the architecture carries the signature of Moharam Bakhoum’s consultancy. The numbers below were set for the 2026 launch and carry a limited 10% launch discount, so anyone evaluating the mall should confirm the live figure at contract time.
Why the MU12 intersection decides this project’s footfall
Evet Mall sits at the meeting point of the southern Bin Zayed Axis and the central axis inside MU12, the mixed-use commercial belt of Downtown in the New Administrative Capital. That address is not decorative. It places the mall on the movement line between the R4 and R5 residential sectors, and that crossing is what separates a tower running near full occupancy from one stuck around 60%. A unit owner here is buying a position in daily pedestrian and car flow, not just a square-meter count.
MU12 stands for Mixed Use 12, a zoning classification that lets a single building combine retail, administrative, and entertainment functions. That blend lifts the daily visitor density well above what single-use districts generate, because the same person who parks for an office errand also stops at a café or a pharmacy on the way out. Plot sizes across MU12 cluster in the medium band, mostly 4,000 to 10,000 m², which is precisely why the mall at 4,800 m² lands in the middle of the district rather than at either extreme.
The surrounding R4 and R5 sectors are zoned for mid and upper-mid residential units aimed at families with reasonable household income, and that is the segment that actually spends on food and beverage and daily services. Their spending is what makes a neighborhood mall’s economics work. Two minutes from the project sit the main gates of the New Administrative Capital, which adds a second customer layer of daily commuters from outside the city, including Government District staff entering and leaving through the same gateway.
Distances that feed real tenant demand
Distance figures matter here only because each one maps to a customer base a tenant can actually serve. The mall sits one minute by car from the University of Hertfordshire’s Egypt campus, a standing student population that feeds food and beverage outlets, stationery shops, and logistics services through the academic year. It is two minutes from the New Capital’s main gates, giving direct access from outside the city without threading through internal congestion. El Fattah El Aleem Mosque is three minutes away, a religious and tourism landmark that pulls visitors from outside the capital on Fridays and during occasions.
New Cairo is 20 minutes out along the central axis, which opens the project to the Fifth Settlement customer base on top of its immediate catchment. The project also looks directly onto the Iconic Tower and the Tiba Rose hotel, landmarks that give the location a recognizable identity and make the address easy to describe to a delivery driver or a first-time visitor. The Green River, the capital’s central park spine, runs a short distance away.
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Neighboring malls and the competition you are buying into
Evet Mall is not isolated inside MU12. It shares the district with Capital Hub and Central Capital Mall, both established names in the immediate stretch. That cluster cuts both ways. It raises awareness of the location as a recognized commercial axis, which pulls shoppers toward the area as a whole, yet it also creates direct competition for tenant occupancy. An honest read of the opportunity puts that on the table: the rental rate an owner can realistically expect depends on choosing a unit with strong visibility, because a poorly positioned internal shop in a contested district can sit vacant longer.
Design, floors, and the advantage of each level
The 4,800 m² total area classifies Evet Mall as a neighborhood mall, not a regional one, and the practical gain from that footprint is a higher ratio of footfall to unit count. The structure runs a ground floor plus four typical floors, and the unit mix is spread so each level carries a distinct advantage. Moharam Bakhoum’s office, one of the largest architectural consultancies in Egypt with work across New Cairo and the New Administrative Capital, prepared the design, and the exterior combines glass with treated aluminum onto that 50 to 60 meter street and square.
The ground floor typically goes to food and beverage and retail that lives on walk-in traffic, the cafés, quick-service brand branches, and pharmacies that earn the highest rents and yields in the building. The first and second floors suit service activities such as small commercial offices, beauty clinics, compact gyms, and tutoring academies. The third and fourth floors can hold small corporate offices or an entertainment use such as a small cinema or a gaming lounge where the final zoning allows. Natural light and considered ventilation openings reduce daytime reliance on artificial lighting, an unseen saving on the monthly electricity bill that lifts a tenant’s net return and tends to surface clearly after the first year of operation, right when a lease renewal is on the table.
What are the unit sizes and prices at Evet Mall New Capital?
Unit sizes at the mall start from 35 m², the lowest entry point in the project, priced from EGP 210,000 per meter for a total starting near EGP 7.35 million. That smallest unit is sized for an investor buying a single shop to lease to a defined activity, a small café, a simple clothing brand outlet, a pharmacy, or a logistics service point. Prices were set for the 2026 launch and carry a limited launch discount.
| Unit type | Area from | Price per meter | Total price from |
|---|---|---|---|
| Commercial shop | 35 m² | EGP 210,000 | EGP 7,350,000 |
Prices and payment plan: what you actually pay
Unit prices at the project open at EGP 7,350,000 for a 35 m² shop at EGP 210,000 per meter. Empire State Developments released a 10% launch discount for a limited window, which brings the effective rate down toward roughly EGP 189,000 per meter when the discount is applied to the full value. These are 2026 launch figures and will likely move as sales progress, so the real number must be checked at the point of contracting.
- Reservation down payment: starts from 10% of the unit value.
- Installment term: up to 8 years, on monthly or quarterly installments by agreement.
- Launch discount: 10% off the unit value for a limited period.
- Reservation deposit: EGP 50,000 to hold a unit.
- Lowest cash at booking: around EGP 735,000, the 10% down payment on the smallest 7.35 million unit before discount.
A rough worked example for the smallest 35 m² shop helps size the monthly commitment. Buying at the 7,350,000 launch price before the discount, the purchaser pays about EGP 735,000 at booking and carries roughly EGP 6,615,000 across 8 years, which is 96 months. The approximate monthly installment without bank interest reaches about EGP 68,900, or near EGP 206,700 quarterly. Applying the 10% launch discount lowers the total toward EGP 6,615,000 and the monthly figure toward about EGP 62,000. These numbers are estimates for sizing the obligation only and will shift with the developer’s exact payment terms.
Facilities and how they cut a tenant’s operating cost
The facilities at Evet Mall meet the standard for a modern commercial mall in MU12, and their real value is operational: each one trims a tenant’s running cost or shortens vacancy. Electric elevators and escalators distribute visitor flow evenly across the five floors and ease the upper levels’ reliance on destination shopping alone. Central air conditioning serves the common areas and units, sparing the tenant the cost of buying and fitting separate units. A 24/7 security system combines human guards, cameras covering the whole mall, and alarm plus fire-fighting systems. Indoor and outdoor parking absorbs weekend and occasion peaks.
- Central air conditioning across common areas and units, removing standalone-unit purchase and fitting costs.
- Electric elevators and escalators spreading footfall across all five floors.
- 24/7 security with human guards, full-coverage cameras, alarms, and fire-fighting systems.
- Indoor and outdoor parking sized for peak weekend and occasion traffic.
- Periodic cleaning and maintenance under a dedicated management team.
- Panoramic facade with high signage visibility onto the 50 to 60 meter street and square.
The effect on a tenant is not marginal. Central air conditioning alone saves a 35 m² owner somewhere around EGP 80,000 to 120,000 in the cost of buying and installing independent units, plus an annual electricity saving. Round-the-clock security lowers the insurance premium on commercial stock, and cameras make any theft or dispute inside the mall easier to investigate. Each of these raises a unit’s appeal to a tenant, which shortens the vacancy window and lifts the real annual yield. Disciplined cleaning and maintenance under a specialized team also preserves the unit’s value over time, which stays visible in a buyer’s valuation at resale.
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Who is the developer behind Evet Mall?
Empire State Developments carries an industrial and contracting legacy that began in 1989 under engineer Mahmoud El Sarraj, who first founded El Hamd Constructions with a focus on contracting and electro-mechanical work. That contracting arm delivered more than 500 projects across Egypt and the Middle East over 32 years, a material difference from newer developers entering the market without strong operational cash flow. The point of citing this track record is not branding but execution and delivery risk: a firm with government and industrial work at this scale is less likely to stall handover or face license freezes than a first-time developer, which carries real weight in an off-plan purchase.
The company’s most relevant precedent is Mall El Centro in the New Administrative Capital, an earlier commercial project in the same city that gives a local execution reference for Evet. Its wider portfolio spans government institutions and hospitals in the public and private sectors, buildings for petroleum-sector companies, factories across varied fields, a Cairo University branch in 6th of October, conference centers, and works for the Suez Canal Authority.
Investment analysis: who Evet Mall actually suits
The project targets three investor profiles, and each reads the opportunity differently. The first is the small investor chasing a low entry ticket. A 35 m² unit at EGP 7.35 million is among the lowest entry points into a commercial market inside the New Administrative Capital in 2026, set against neighboring malls whose comparable-size units opened nearer EGP 8 to 10 million. Returns here lean on re-leasing to a small food and beverage activity or a service such as a pharmacy, a delivery office, or a nursery. Average rental yields in the capital’s malls sit roughly between 7% and 10% a year depending on unit position and activity.
The second profile is a business owner hunting for a base in the capital. One minute from the University of Hertfordshire and bracketed by R4 and R5 creates steady daily demand, so a food and beverage or quick-service activity finds a ready customer base without a heavy first-year marketing budget, unlike malls farther out in R7 or R8 still waiting on the surrounding residential build-out. The third is the long-term investor betting on MU12’s growth. MU12 was among the first commercial districts to actually populate inside the capital, and the arrival of Capital Hub, Central Capital, and Evet across 2024 to 2026 signals the commercial fabric filling in. A reasonable inference, tied to how fast the neighboring residential sectors hand over, is that as R4 and R5 occupancy approaches 70%, the commercial price per meter in MU12 could climb 15% to 25% above launch over three years.
The risks belong in the same calculation. Direct competition is real, with three or more malls inside MU12, so a weak internal position can lengthen vacancy. The expected return is tied to R4 and R5 occupancy, and any delay in handing those sectors over pushes the yields back. The project is off-plan, so buying on the map always carries delivery-delay risk regardless of the developer’s record. This analysis is for guidance only and is not investment advice. A final decision needs a review of the reservation and delivery contract and a site visit.
Frequently asked questions about Evet Mall New Capital
What is the price per meter at Evet Mall New Capital?
The price per meter at Evet Mall New Capital starts from EGP 210,000 for a commercial unit, with total unit prices opening at EGP 7,350,000 for a 35 m² shop. The project runs a 10% launch discount for a limited period, and the installment term reaches 8 years on a 10% down payment. Prices are updated for the 2026 launch.
Where is the mall located inside the New Capital?
Evet Mall New Capital sits in the MU12 mixed-use district of Downtown in the New Administrative Capital, at the intersection of the southern Bin Zayed Axis and the central axis, between the R4 and R5 residential sectors. It is two minutes from the capital’s main gates, one minute from the University of Hertfordshire, and 20 minutes from New Cairo.
What is the payment plan and down payment for the project?
The payment plan at Evet Mall New Capital starts from a 10% down payment with the balance installed over 8 years, on monthly or quarterly payments by agreement. The reservation deposit is EGP 50,000, and a 10% launch discount applies for a limited period. On the smallest unit, the down payment lands near EGP 735,000.
When is the handover of Evet Mall New Capital?
Evet Mall New Capital is scheduled for handover in 2026 as an off-plan commercial project by Empire State Developments. As with any on-map purchase, the date depends on construction progress, so buyers should request the delivery clause in writing within the reservation contract before signing. The developer’s contracting record since 1989 lowers, though never removes, delivery risk.
Is Evet Mall licensed, and by which authority?
Evet Mall New Capital is developed by Empire State Developments, the development arm of El Hamd Constructions founded in 1989. The formal license details from the Administrative Capital for Urban Development authority, meaning the permit number and approval date, are not stated in public sources, so a copy of the building license should be requested before contracting.
What is the difference between Evet Mall, Capital Hub, and Central Capital?
Evet Mall New Capital differs from Capital Hub and Central Capital on scale: a smaller 4,800 m² footprint, a limited ground plus four floors, and a smallest unit of 35 m² from EGP 210,000 per meter. Capital Hub and Central Capital are larger with more floors, which means higher entry tickets but a wider activity mix inside a single mall.
The bottom line on Evet Mall New Capital
Evet Mall New Capital offers a clear equation: a EGP 7.35 million entry ticket for a 35 m² unit, an 8-year plan on a 10% down payment, a position inside MU12 between R4 and R5, a Moharam Bakhoum design, and a developer whose execution record runs back to 1989. The case fits a small-to-mid investor building a commercial portfolio and betting on the New Administrative Capital’s growth over three to five years. To check the latest prices or book a site viewing inside MU12, reach out through the contact form on this page and you will receive the current payment plans available.
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