N90 Mall New Cairo (Fifth Settlement) is a mixed commercial, administrative and medical complex developed by Wealth Developments on North 90th Street, directly beside the Waterway 2 development. The building carries two very different price tiers under one roof. Retail is quoted at EGP 410,000 per m², while administrative offices and medical clinics are quoted at EGP 145,000 per m², a gap of roughly 2.83 times for space inside the same structure. That spread, rather than any single headline figure, is the fact a buyer has to price against.

The lowest entry ticket in the project belongs to the upper floors. A 57 m² office or clinic at EGP 145,000 per m² comes to EGP 8,265,000, which is the starting price the developer publishes and the only figure in the schedule whose arithmetic closes exactly. Payment runs on two plans, 15 percent down over four years or 20 percent down over five years, with prices stated as current for 2026.

Two price tiers inside one building: what EGP 410,000 and EGP 145,000 per m² actually buy

The published rate card separates the building vertically. Ground and upper retail units carry EGP 410,000 per m². Administrative offices and medical clinics, positioned on the higher floors, carry EGP 145,000 per m². The same square metre therefore costs almost three times more as a shop than as a consulting room, which is the normal pattern in Egyptian mixed-use buildings but is unusually wide here.

That ratio decides who can buy what. At EGP 145,000 per m², a professional taking the smallest 57 m² office commits EGP 8,265,000 in total. At EGP 410,000 per m², the smallest published retail unit of 102 m² implies EGP 41,820,000, a figure derived from the project’s own rate column rather than quoted directly. The office tier is an individual-buyer product. The retail tier is a corporate or franchise product, and the two should never be compared on headline price alone.

One point about the price basis deserves stating plainly, because it is where commercial listings most often mislead. The Arabic source column is headed simply as price per metre, with no cash or instalment qualifier attached, and no cash discount is published anywhere in the project’s terms. So these rates should be read as the developer’s list rate, not as a verified cash price and not as a financed price. Anyone comparing them against a cash quote from another mall should ask which basis that competing quote uses before drawing a conclusion.

Where is N90 Mall New Cairo on the 90th Street corridor?

N90 Mall New Cairo sits on North 90th Street in the Fifth Settlement, fronting the Waterway 2 development, at the point where the northern and southern stretches of 90th Street meet. Access comes through the Mohamed Naguib Axis, with the Ring Road and the Suez Road quoted at five minutes.

90th Street is the primary commercial spine of New Cairo, and its northern stretch carries the densest concentration of malls, bank branches and administrative headquarters in the district. A frontage position on that spine matters for a reason that is measurable rather than decorative: facade visibility converts into brand impressions per day, and impressions are what a retail tenant pays rent for. This is why the retail rate in the project sits at 2.83 times the office rate, and why the ground floor commands the largest single price in the schedule.

The Mohamed Naguib Axis is the arterial route that links New Cairo westward toward the Ring Road and eastward toward the New Administrative Capital, which is what gives the plot two directions of approach rather than one. The Ring Road and the Suez Road are both reachable in about five minutes, a claim consistent with the distances involved. The developer also quotes Cairo International Airport at 15 minutes. That figure assumes a clear run on the Suez Road and should be treated as an off-peak best case rather than a typical journey.

Ring Road and Suez Road: about 5 minutes by car.
Cairo International Airport: 15 minutes as quoted by the developer, off-peak.
The American University in Cairo and Future University in Egypt: both on the 90th Street corridor, a few minutes south.
El Rehab City: a short drive east along the same corridor.
Madinaty: further east on the same axis, a longer run than El Rehab.
Mohamed Naguib Axis: direct approach to the plot.

Two of the distances in the source material deserve a caveat rather than a repetition. The Arabic page describes the two universities as directly adjacent, and groups El Rehab and Madinaty together as a few minutes away. The American University in Cairo and Future University in Egypt both sit further down the 90th Street corridor toward its southern end, not on the same block, and Madinaty lies considerably further east than El Rehab. The corridor relationship is real. The specific minute figures for those four landmarks are not, so they are stated here as relative positions instead.

The catchment that feeds the building

A commercial unit is bought against its catchment, not against its facade. The immediate radius around the project combines two demand sources that peak at different hours. The American University in Cairo and Future University in Egypt generate weekday student and staff traffic that lands on food, beverage and service tenants during the day. The surrounding residential stock, including Amara Residence and Hyde Park, supplies evening and weekend household spending at a price tier that supports both retail and private medical practice.

That split matters for the medical tier specifically. A clinic depends on a nearby resident patient base rather than passing traffic, and the Fifth Settlement is a fully serviced, high-density urban community rather than a new district still filling up. A unit on its main commercial street therefore inherits an existing customer base instead of waiting for one to form, which shortens the ramp-up period that normally follows handover in newer areas.

Unit types, sizes and floor positions

Three activities share the building: retail shops, administrative offices and medical clinics. Retail dominates the mix by value. Shops run from 102 m² up to 342 m² across the ground and upper retail levels. Offices and clinics start from a compact 57 m² on the higher floors, a size that fits a single practitioner or a small team rather than a corporate floorplate.

Unit type	Size (m²)	Floor	Price per m² (EGP)
Retail shop	102 to 342	Ground and upper retail	410,000
Ground-floor retail unit plus outdoor area	228 plus 134 outdoor	Ground	Not published
Administrative office	From 57	Upper floors	145,000
Medical clinic	From 57	Upper floors	145,000

Each row serves a different tenant profile. A ground-floor shop is bought by brands that need street visibility and pedestrian flow, and it is the row that carries the project’s highest absolute prices. An upper-level retail unit works for destination activities that a visitor travels to deliberately, such as service offices, beauty and wellness operators, where footfall is intent-driven rather than impulse-driven.

The 57 m² office is aimed squarely at startups and independent professionals, because it is the smallest commitment in the building and the only one that stays under EGP 10 million. The 57 m² clinic shares that size and rate but a different economic logic, since it draws on the dense residential ring immediately around the plot. The one caveat on this tier is that the schedule publishes a starting size only. No maximum office or clinic size is stated, so a buyer needing a larger floorplate has to confirm availability directly.

What does a unit cost in total, and does the published range hold up?

N90 Mall New Cairo starts at EGP 8,265,000 for a 57 m² administrative or medical unit, which is exactly 57 multiplied by the published rate of EGP 145,000 per m². Retail is quoted at EGP 410,000 per m², so the 102 m² minimum implies EGP 41,820,000 and the 342 m² maximum implies EGP 140,220,000. Prices are stated as current for 2026.

Those retail totals are derived from the rate column, and they are stated as derived deliberately. The source page also quotes a retail range running from EGP 51,600,000 to about EGP 136,800,000, and neither end of that range reconciles with its own table. EGP 51,600,000 at EGP 410,000 per m² would require a unit of roughly 125.9 m², not the 102 m² floor the table states, and EGP 136,800,000 would require roughly 333.7 m², not the 342 m² ceiling. Both quoted totals happen to divide cleanly by EGP 400,000 per m², which suggests they were calculated on an earlier rate and a different minimum size.

The practical consequence for a buyer is simple. The per-metre rate and the size band are internally consistent and can be checked. The quoted total range cannot, so it is not repeated here as a price. Ask the developer to confirm the actual contracted total for the specific unit on offer, and check that total against the rate and the area on the reservation form before signing anything.

The ground-floor flagship unit at EGP 79,721,000

One unit sits outside the rate card. The developer has released a ground-floor retail unit of 228 m² indoor plus 134 m² of outdoor area, priced at EGP 79,721,000. The units table carries no per-metre rate for this row, and that omission is honest rather than careless, because the unit is not priced at the schedule rate.

The arithmetic explains why. At the published retail rate of EGP 410,000 per m², the 228 m² indoor area alone would come to EGP 93,480,000, which is about 15 percent above the actual asking price. Dividing the asking price by the indoor area gives roughly EGP 349,700 per m², and dividing it across the full 362 m² including the terrace gives roughly EGP 220,200 per m². In other words the outdoor area is being sold at a discount to enclosed retail space, which is the normal treatment for an open terrace and is worth understanding before comparing this unit’s headline number against a shop of similar total area elsewhere.

The unit is positioned for a large-format brand that needs a wide frontage on 90th Street and outdoor seating or display. It is the single largest ticket the project publishes, and at EGP 79,721,000 it is nearly ten times the entry-level office. Buyers evaluating it should note that neither its rate nor its exact frontage width is published, only the total price and the two areas.

Maintenance fees and the free parking clause

Annual maintenance is charged at EGP 100 per m² on retail units and EGP 70 per m² on administrative and medical units. On the 57 m² office that works out at EGP 3,990 a year. On a 102 m² shop it is EGP 10,200, and on the 342 m² ceiling unit it reaches EGP 34,200. These are small numbers against the capital outlay, but they are recurring and they scale with area, so they belong in any holding-cost calculation.

Parking is included for all owners with no separate charge. That clause has real value in a 90th Street location, where many commercial buildings bill parking as a distinct annual fee or ration bays by unit size. Removing it lowers the effective operating cost of a unit relative to competing malls on the same street, and it also removes a friction point for a tenant, which matters when the unit is eventually leased.

Which payment plan produces the lower monthly instalment?

N90 Mall New Cairo offers two plans: 15 percent down with the balance over four years, or 20 percent down with the balance over five years. On the EGP 8,265,000 entry unit, the 20 percent plan produces the lower monthly figure at roughly EGP 110,200 against roughly EGP 146,400 on the 15 percent plan, calculated on equal monthly instalments.

Working the numbers through the entry-level office makes the trade-off explicit. The 15 percent plan asks EGP 1,239,750 at contract and spreads EGP 7,025,250 across 48 months. The 20 percent plan asks EGP 1,653,000 and spreads EGP 6,612,000 across 60 months. The shorter plan therefore costs EGP 413,250 less up front but around EGP 36,200 more every month, which is the real decision rather than the headline percentage.

Plan A: 15 percent down, balance over 4 years. On EGP 8,265,000 that is EGP 1,239,750 at contract and about EGP 146,400 per month.
Plan B: 20 percent down, balance over 5 years. On EGP 8,265,000 that is EGP 1,653,000 at contract and about EGP 110,200 per month.
On a 102 m² retail unit at the derived EGP 41,820,000, Plan A implies about EGP 6,273,000 down and EGP 740,600 monthly, Plan B about EGP 8,364,000 down and EGP 557,600 monthly.

All of these monthly figures are derived, not quoted. The developer publishes the down-payment percentage and the term, but not the instalment frequency or whether the schedule is level, stepped or backloaded. A quarterly or backloaded structure would change every number above, so the instalment schedule should be read from the contract rather than assumed. What is confirmed is that a 15 percent entry on an EGP 8,265,000 unit keeps the opening cheque near EGP 1.24 million, which is the reason the office and clinic tier reaches individual buyers at all and not only corporate balance sheets.

Terraced floors, glass facades, and the pricing logic behind them

The building is designed as a multi-storey complex with wide glazed facades that pull daylight into the internal circulation and give tenant signage prominence from the street. The floors are stepped rather than stacked flush, which produces open terraces and external space on the upper levels overlooking an internal plaza and landscaped area.

That stepping serves a commercial purpose rather than an aesthetic one. Each floor gains its own display frontage and its own outdoor area, so upper levels retain value instead of discounting steeply the way they do in a conventional enclosed mall where the top floor is the weakest address. Placing retail on the lower levels and offices and clinics above then distributes visitor movement through the whole building across the full working day, rather than concentrating it at the entrance.

Facilities and building services

The services package is built around two audiences at once, the visitor who needs the building to be easy, and the tenant who needs it to be cheap to operate. The published facilities fall into circulation, smart operation and security:

Landscaped open green areas with restaurants and cafés spilling onto outdoor terraces.
Modern parking garage, escalators and lifts connecting the floors.
Smart electronic gates controlling entry and exit.
ATMs and high-speed internet throughout the complex.
An equipped meetings and conference hall for events and client sessions.
Central air conditioning with smart lighting and building controls for energy management.
Emergency systems plus maintenance, security and cleaning on a 24/7 basis.

The conference hall, the central air conditioning and the smart building controls pull hardest on the administrative tier. They are provisions a small office would normally have to buy or rent separately, so their presence shortens the distance between handover and an operating business. For a 57 m² practice that difference is material, because fit-out on a small floorplate is proportionally the most expensive part of the setup.

Wealth Developments and its New Cairo track record

The developer is Wealth Developments, an Egyptian company with more than a decade in the market whose origins are in contracting and heavy equipment rather than in sales-led development. It is the authorised agent for Liebherr, the German heavy-equipment and crane manufacturer, which gives it direct access to construction plant for its own sites.

That combination is the developer’s clearest differentiator, and it addresses the specific risk in buying a commercial unit off-plan. A contractor-backed developer controls more of its own build schedule than one that subcontracts everything, which lowers the probability of the stalled-site scenario that costs off-plan buyers years. This is a structural argument about execution risk, not a guarantee, and the company’s founding year is reported inconsistently across listing portals, so it is left out here rather than stated as fact.

The company’s delivered and ongoing work sits mostly in the same commercial category as this project, which makes the record relevant rather than merely long:

IV Business Park, Fifth Settlement.
Wingate Mall, North 90th Street, New Cairo.
South Gate, New Cairo.
Medical Destination, Obour City.

Wingate Mall is the most useful reference point of the four, because it sits on the same North 90th Street stretch and carries the same three-activity mix of commercial, administrative and medical units. Medical Destination in Obour City is a different market entirely, in a separate governorate east of Cairo, so it evidences the developer’s medical-sector experience rather than its New Cairo positioning.

What return does the project actually publish?

N90 Mall New Cairo publishes no return on investment figure, no rental yield percentage, no expected rent per metre and no payback period. Nothing in the project’s terms offers a guaranteed return, and no party is named as guaranteeing one. The only return-related statement is a caution that yield and occupancy estimates must be verified at the time of purchase.

This absence is worth stating explicitly because commercial listings frequently supply a percentage the developer never issued. Without a published rent figure there is no way to test any yield claim arithmetically, so any percentage a broker quotes for this project is an estimate from outside the project’s own documentation. The correct question to a sales agent is not what the yield is, but what monthly rent per square metre comparable units on North 90th Street are currently achieving, and from what signed leases that figure comes.

What the project does give is the raw material for the buyer’s own calculation. The purchase rate is EGP 145,000 per m² for offices and clinics and EGP 410,000 per m² for retail. Annual maintenance is EGP 70 and EGP 100 per m² respectively. Parking carries no charge. Put a verified market rent per metre against those three inputs and a yield falls out. Take a percentage handed over without a rent figure behind it, and nothing has been verified at all.

What the project does not publish

Several attributes a commercial buyer would normally check are simply absent from the project’s published data, and pretending otherwise would be worse than naming the gaps. No handover or delivery year is stated. No total plot area or built-up area is given, which means the density of the scheme cannot be checked against its footprint. No floor count is published either, so the position of the upper office levels within the building cannot be pinned down precisely.

The finishing specification is also unstated. Whether units are delivered fully finished, semi-finished or as core and shell changes the real cost of occupying them by a significant margin, particularly for a medical clinic, which carries the heaviest fit-out requirement of the three activities in the building. No facility management or mall operating company is named either, which matters for a retail investor because the operator determines the tenant mix, the marketing spend and the service charge trajectory over the holding period.

Finally, the schedule gives no maximum size for offices or clinics and no total unit count. Each of these is a fair question to put in writing to the sales team before reserving, and each answer belongs in the reservation form rather than in a conversation.

Who the project suits, and who it does not

Three stated facts support the case for value growth here. The plot fronts North 90th Street beside Waterway 2, which secures visitor flow from the busiest commercial corridor in New Cairo. The three-activity mix spreads risk across retail, office and medical demand instead of resting on one tenant category. And the developer’s contracting background reduces execution risk on a building still under construction. Buying during construction normally secures a lower entry price than buying on completion, in exchange for carrying the waiting period.

On price positioning, the EGP 8,265,000 entry ticket sits inside the band that comparable 90th Street commercial projects occupy, with neighbouring schemes in the same category starting from roughly EGP 7 million to EGP 11 million. The differentiator is therefore not the headline price. It is the combination of no-charge parking and three activities under one roof, which widens the pool of potential tenants and should shorten expected vacancy periods between leases.

The project fits an investor after a high-visibility retail frontage, or a professional buying a small office or clinic inside a dense university and residential catchment, with an opening commitment of 15 percent. It does not fit anyone who needs immediate handover, a documented rental income before completion, or a published yield to underwrite a decision, because the project supplies none of those.

This analysis is for guidance only and is not investment advice. Every figure should be confirmed against the developer’s current price list and the reservation contract before purchase.

Frequently asked questions

How much do units at N90 Mall New Cairo start from?

Units at N90 Mall New Cairo start from EGP 8,265,000 for a 57 m² administrative or medical unit priced at EGP 145,000 per m². Retail is quoted at EGP 410,000 per m², so a 102 m² shop implies about EGP 41,820,000. Prices are current for 2026.

Who is the developer of N90 Mall New Cairo and where is it located?

N90 Mall New Cairo is developed by Wealth Developments, an Egyptian firm with over a decade in the market and the authorised agent for Liebherr. The project fronts North 90th Street beside Waterway 2 in the Fifth Settlement, roughly five minutes from the Ring Road and the Suez Road.

What unit sizes are available?

N90 Mall New Cairo offers administrative offices and medical clinics from 57 m² on the upper floors, and retail shops from 102 m² up to 342 m². One ground-floor retail unit of 228 m² plus 134 m² of outdoor area is released separately at EGP 79,721,000.

Over how many years can the units be paid in instalments?

N90 Mall New Cairo runs two instalment plans: 15 percent down with the balance over four years, or 20 percent down with the balance over five years. Annual maintenance adds EGP 100 per m² on retail and EGP 70 per m² on administrative and medical units, with parking free for all owners.

When does N90 Mall New Cairo deliver?

N90 Mall New Cairo publishes no handover year. The project is described as still under construction, and no finishing specification is stated either. Buyers should request the contracted delivery date and the finishing standard in writing, since both determine the real cost and timing of occupying a unit.

The short version

N90 Mall New Cairo combines a North 90th Street frontage beside Waterway 2, three activities in one building from 57 m² upward, and a developer whose contracting and Liebherr agency background supports build continuity. Its published arithmetic is clean at the office and clinic tier and needs checking at the retail tier, and it issues no yield figure of any kind. That makes it a project to evaluate on location, rate and tenant demand rather than on a promised return.

To confirm current prices, unit availability or the contracted delivery terms, get in touch through the enquiry form on this page.

N90 Mall New Cairo

About the Project