Joya Mall October is a mixed-use commercial and administrative building developed by PLD Development on Al Wahat Road in 6th of October City, directly opposite MSA University. The plot covers 4,000 m² with a 70-metre frontage on the road, and the building stacks two basement levels, a ground floor and three upper floors of retail units, offices and a single pharmacy. Commercial units start from EGP 3,900,000, administrative space is priced from EGP 70,000 per m², and handover is scheduled for 2027.

The buying case rests on foot traffic rather than architecture. A private university with a daily student and staff population sits across the road, a technological university stands next door, and the 26th of July Corridor is 3 minutes away, so a unit here opens onto a customer base that already exists instead of one that a new district still has to build. PLD Development pairs that position with a 10% down payment and up to 7 years of installments, which lets an investor spread the price of a small shop or office across the same period in which the unit begins to earn.

Where is Joya Mall October on Al Wahat Road?

Joya Mall October stands on Al Wahat Road in 6th of October City, directly opposite MSA University and adjoining the Technological University. The site is 3 minutes from the 26th of July Corridor, 8 minutes from the Dahshur Link, 10 minutes from Mall of Egypt and 10 minutes from October 6 University.

Nearby landmarks and projects around the mall

MSA University: directly opposite the mall, the main source of daily student traffic across the academic year.
Technological University: adjacent to the plot, a second campus feeding the same stretch of Al Wahat Road.
26th of July Corridor: 3 minutes, the arterial axis linking 6th of October to Sheikh Zayed and Greater Cairo.
Dahshur Link: 8 minutes, the connector to the regional road network and the Ring Road.
Mall of Egypt: 10 minutes, the largest retail and leisure destination in west Cairo.
October 6 University: 10 minutes, a further university population within the mall’s catchment.
O West by Orascom and Alamat Town Mall: neighbouring residential and commercial projects that raise density along the same corridor.

Who is PLD Development, the company behind the project?

PLD Development is an Egyptian developer founded in 2021 and based in 6th of October City, where it builds residential buildings, commercial malls and administrative projects. Its delivered portfolio consists of standalone residential buildings in October Gardens, and its commercial pipeline includes Q Mall on Al Wahat Road and a planned mall on the Middle Ring Road.

The company’s track record is residential and local. In October Gardens it has completed buildings 434, 648, 180 and 651, alongside building 498 in 6th of October and building 1 inside Paradise Compound on the Gamal Abdel Nasser Axis. None of these is a large gated community, but together they show a developer that has bought land, built and handed over in the same city where the mall is rising, which matters more for delivery risk than a glossy brochure from a company with no finished work.

On the commercial side PLD Development markets Q Mall, a commercial, administrative and medical building on Al Wahat Road beside MSA University, and has announced Alawsaty Road Mall on the Middle Ring Road, whose final specifications remain unpublished. The company has not disclosed a total count of delivered units, so that figure is not stated here. KAD, a Cairo retail consultancy that advises on tenant mix and commercial property management, is listed as the retail consultant for the project, an arrangement that points to a leasing strategy being planned before handover rather than after.

Building layout and floor distribution

The building rises on a 4,000 m² plot with a 70-metre glazed frontage facing Al Wahat Road. Two basement levels hold parking and services, the ground floor carries the shops with direct street exposure, and three upper floors house administrative units and further retail, so income-generating space occupies every level above ground while parking and back-of-house stay below it.

The façade uses tinted reflective glass in modern tones, which gives the ground-floor units visibility to drivers and pedestrians on Al Wahat Road, and for a retail unit visibility from the road translates directly into walk-in rate. Inside, the circulation paths and waiting areas are designed so visitors can move between the retail, food and office zones without leaving the building, which supports the open, multi-activity model the developer has chosen. Green pockets and water features are distributed through the common areas to lengthen dwell time.

Two figures deserve attention when comparing this layout with other 6th of October malls. First, a 70-metre frontage on a 4,000 m² plot is a high frontage-to-area ratio, so a larger share of the ground floor sits on the street line than in a deep, narrow plot. Second, with only three upper floors, upper-level administrative units remain a short lift ride from the entrance, which keeps office rents closer to ground-floor levels than in a tower where the top floors trade at a discount.

Unit types and sizes in Joya Mall October

Joya Mall October sells three unit categories: retail shops starting from 23 m², administrative offices in a range of sizes, and one pharmacy unit of 58 m² indoors plus 45 m² of outdoor space. The three categories serve different investment budgets, from a compact shop below EGP 4 million to a single-tenant pharmacy above EGP 21 million.

Unit type	Size	Position and use	Starting price
Retail unit (shop)	from 23 m²	Ground floor and upper retail, direct frontage for shops, cafés and brands	EGP 3,900,000
Administrative unit (office)	various sizes	Upper floors, offices for companies, professional practices and agencies	EGP 70,000 per m²
Pharmacy	58 m² indoor + 45 m² outdoor	Single dedicated unit with its own external area	EGP 21,170,000

Retail units from 23 m² are the entry point. A shop of that size suits a coffee kiosk, a phone accessories outlet, a juice bar or a stationery counter, which are the categories a university crowd spends on daily, and the small footprint keeps the total ticket close to the EGP 3.9 million starting price. Frontage on the 70-metre glass line is what a buyer should ask about first, because two shops of equal size can differ sharply in footfall depending on whether they face the road or an internal corridor.

Administrative units are priced per square metre rather than per unit, which lets a buyer size an office to a specific business: a two-person accounting practice, a tutoring centre serving nearby students, a small software team or a medical representative’s office. The upper floors carry these units, and their value is tied to the same catchment as the shops, since a professional office near two universities draws both student clients and academic staff.

The pharmacy is a single unit with 58 m² of interior sales floor and 45 m² of external area, offered as one lot at EGP 21,170,000. Its price reflects exclusivity: it is the only pharmacy in the building, it faces a campus of several thousand students, and pharmacy licences in Egypt are tied to a qualified pharmacist, which narrows the buyer pool to operators or to investors who plan to lease to one.

How much do units in Joya Mall October cost?

Prices in Joya Mall October start from EGP 3,900,000 for a retail unit, from EGP 70,000 per m² for administrative units, and EGP 21,170,000 for the pharmacy, according to the developer’s price list updated in June 2026. Final figures vary by floor, frontage and unit size, and the list is subject to change as availability shrinks.

These numbers place the project in the mid-sized commercial mall bracket of 6th of October, below the large destination malls and above the strip-retail plots deeper inside the residential districts. The EGP 70,000 per m² office rate reflects the main-axis position on Al Wahat Road, and the retail starting price reflects a small-format unit with high visibility rather than a large anchor space. As a market reference, a 43 m² ground-floor shop in the project has been listed on Bayut at EGP 7,901,250, or roughly EGP 184,000 per m², which indicates how ground-floor frontage is priced above the entry level.

A fair-value check for a buyer is straightforward: compare the per-metre price of a specific unit here with asking prices in neighbouring malls on Al Wahat Road and the 26th of July Corridor, then adjust for floor, frontage and delivery date. Off-plan units bought before the 2027 handover are priced below what the same units are expected to trade at once the mall operates, and that gap is the appreciation an early buyer is paying for.

Payment plans, reservation deposits and maintenance

PLD Development offers two installment plans on the project, and the reservation deposit differs by unit type. The options are:

Plan 1: 10% down payment, with the balance paid over 6 years in equal installments.
Plan 2: 15% down payment, with the balance paid over 7 years.
Reservation deposit for retail units: from EGP 100,000, deducted from the down payment.
Reservation deposit for administrative units: from EGP 50,000.
Maintenance deposit: 8% of the unit value, covering facility operation and upkeep of shared infrastructure.
Handover: 2027 for all unit types.

The two plans trade an extra 5% at signing for one extra year of installments. On a EGP 3,900,000 shop, Plan 1 means EGP 390,000 upfront and about EGP 48,750 per month over 72 months, while Plan 2 means EGP 585,000 upfront and about EGP 39,460 per month over 84 months. An investor who expects to lease the unit soon after the 2027 handover may prefer the lower monthly figure of Plan 2, since rental income would cover a larger share of each installment; a buyer with more cash now and a shorter horizon gains from finishing payments a year earlier under Plan 1.

The 8% maintenance deposit is standard for commercial projects in Egypt and funds the operation of lifts, air-conditioning, security and cleaning after handover. Buyers should confirm in the sales contract whether the deposit is payable at signing or at delivery, whether the unit is delivered core and shell or finished, and what delay penalty applies if handover slips past 2027, since the source material for this project does not state a finishing standard or a penalty clause.

Amenities and building services

The service package in the mall is sized for a single mid-scale building rather than a destination mall, and it targets one outcome: keeping visitors inside longer so the retail units sell more. The facilities fall into three groups.

Leisure and family: a children’s play area with safe equipment, a fitness club with modern machines, and green spaces with water features across the common areas.
Commercial and daily services: bank branches and ATMs, a pharmacy stocked with medical supplies, a mix of restaurants and cafés, and a prayer area.
Operations and safety: 24-hour security with CCTV coverage, an advanced fire-fighting system, storage rooms for tenants, and scheduled maintenance of the building’s systems.

Bank branches and ATMs deserve a note because they act as a traffic generator on their own: students and staff who come to withdraw cash or open accounts pass the food and retail units on the way, which is the same logic behind placing a pharmacy in a building opposite a campus. The gym and the children’s area extend the visitor profile from students to nearby families in O West and the surrounding districts, giving upper-floor tenants a customer base that is not limited to the academic calendar.

Is Joya Mall October a sound investment?

Joya Mall October combines three factors that support its investment case: a position opposite MSA University that supplies daily footfall, three unit categories priced from EGP 3,900,000 to EGP 21,170,000 that fit different budgets, and installments of up to 7 years that spread the cost across the early operating years. Delivery in 2027 is the main trade-off for buyers who want immediate income.

Demand stability is the strongest argument. A shop that depends on a university sees its customers return on a fixed calendar, so occupancy is less exposed to the seasonality that affects malls near summer destinations or purely residential areas. The Al Wahat Road position adds a second stream of passing traffic from commuters heading to the 26th of July Corridor and the Dahshur Link, and the growth of O West and Alamat Town Mall nearby means the surrounding population is rising, not static.

Risk sits in two places. PLD Development was founded in 2021, and its completed work is residential buildings rather than an operating mall, so a buyer is relying on a track record in construction and handover but not yet in mall management, which makes the involvement of KAD as retail consultant a relevant mitigant. The 2027 handover also means roughly one year of payments before any rental income under current timelines, and an investor should model that gap against the pre-operation price they are paying.

The project suits an investor seeking a small, income-producing retail or office asset in a student catchment, an operator who wants to run a café, pharmacy or training centre near two universities, or a professional buying an office rather than renting one. It does not suit a buyer looking for a residential unit, a large anchor retail space above 500 m², or a ready unit that earns from day one. This analysis is guidance based on the stated facts and is not investment advice.

6th of October City and the Al Wahat Road corridor as context

6th of October City is the largest of the new urban communities west of Cairo, built around an industrial zone, a dense belt of private universities and a chain of retail destinations from Mall of Arabia to Mall of Egypt. Its population keeps growing through gated compounds such as O West by Orascom, Palm Hills October and Badya, and that growth sustains demand for commercial and administrative space along the main axes rather than only inside the compounds.

Al Wahat Road, where Joya Mall October stands, is one of those axes. It runs from the 26th of July Corridor past MSA University and a run of commercial plots toward the Dahshur Link and the Wahat extension, and the stretch opposite the universities has become a retail strip in its own right, with Alamat Town Mall and several smaller commercial buildings. For a buyer this matters because the value of a unit here depends on the ecosystem along the corridor, not only on the building itself, and a corridor with universities, compounds and existing malls tends to support steadier rents than an isolated plot.

Compared with retail units inside the New Cairo or New Capital malls, 6th of October offers lower entry prices per square metre and an established, already-occupied population, whereas the New Capital offers higher expected appreciation but a catchment that is still filling. A buyer weighing Joya Mall October against a New Capital strip mall is choosing between income that starts on an existing customer base and growth that depends on future occupancy.

Frequently asked questions

When will Joya Mall October be delivered?

Joya Mall October is scheduled for handover in 2027 across all unit types. The wait allows buyers to enter at pre-operation prices and align the 6- or 7-year installment plan with the start of rental or business income, and the contract should specify the delivery date and any compensation for delay.

Who is the developer of Joya Mall October?

Joya Mall October is developed by PLD Development, an Egyptian company founded in 2021 in 6th of October City. Its delivered portfolio comprises residential buildings in October Gardens and Paradise Compound, and its commercial pipeline includes Q Mall on Al Wahat Road and a planned Alawsaty Road Mall on the Middle Ring Road.

What is the reservation deposit for a unit in Joya Mall October?

Joya Mall October requires a reservation deposit from EGP 100,000 for a retail unit and from EGP 50,000 for an administrative unit, which is then counted toward the 10% or 15% down payment. A maintenance deposit of 8% of the unit value is charged separately to fund building operations.

What are the disadvantages of Joya Mall October?

Joya Mall October’s main drawbacks are the 2027 delivery, which delays income for buyers who want a ready unit, a developer founded in 2021 without an operating mall yet in its record, and unpublished details on finishing standard and delay penalties. Its 4,000 m² footprint also limits anchor tenants, so it relies on small-format retail rather than a large brand pulling traffic.

Summary

Joya Mall October offers retail units from 23 m², offices priced per square metre and a single pharmacy in a building of two basements, a ground floor and three upper floors on a 4,000 m² plot facing MSA University on Al Wahat Road. Prices start from EGP 3,900,000, the down payment starts at 10% with installments up to 7 years, and handover falls in 2027. The daily university traffic, the main-axis position and PLD Development’s local construction record define the case for the project.

To request the current price list, check available units by floor and frontage, or reserve a unit, send your details through the form on this page.

Joya Mall October

About the Project