FCC Fifth Settlement, Mall New Cairo is a three-use commercial, administrative, and medical mall developed by El Borouj Misr (ABM Developments) on 14 acres inside Golden Square, the busiest retail square in New Cairo (Fifth Settlement). What sets this mall apart is its address on the Clubs Axis, wall to wall with the Banque Misr Club, a position that pushes foot traffic through the building from morning to night and underpins the rental value of every unit. The building rises three floors in a G+2 layout, with retail on the ground floor and offices and clinics above, so each activity feeds the others rather than competing for the same visitor.
Administrative units at the mall start from EGP 5,042,000 on a 10% down payment, while commercial units open at EGP 18,748,000, both on installments stretching to 6 years and a Core and Shell handover within roughly three years. The project targets three distinct buyers in one address: a retail brand chasing a high-traffic storefront, a company or startup wanting office space at a lower price per meter, and a doctor looking for a clinic inside a ready medical destination. Prices below are updated for 2026 and shift as construction advances.
Why the Clubs Axis location decides this mall’s value
The mall sits in the heart of Golden Square, directly on the Clubs Axis and sharing a boundary wall with the Banque Misr Club. Location is the single strongest attribute of the project, because a frontage on the Clubs Axis next to a major sports and social club guarantees the dense, all-day visitor movement that any retail mall depends on. Golden Square itself is the most commercially sought-after pocket of the Fifth Settlement, where malls, headquarters, and retail cluster tightly, creating the demand-agglomeration effect that commercial real estate runs on: several adjacent malls draw more visitors to the area as a whole rather than splitting the same crowd.
The building lies about 5 minutes from North 90th Street and 5 minutes from the American University in Cairo (AUC), and only a few minutes from the New Administrative Capital, which serves the employees and business owners moving between the two cities. It connects to the Ring Road, the Suez Road, and the Sokhna Road, so it is reachable from across eastern Cairo and from the corridor running toward the New Capital. Cairo Festival City and 3M Mall sit nearby within the same active retail belt, and upscale residential compounds such as Two Geziret surround it, supplying a customer base with high purchasing power.
The mall’s proximity to the American University and to premium compounds defines the profile of its clientele: students and academics on one side, affluent residents on the other. This mix serves the retail and medical activities equally and turns the mall into a destination for daily errands rather than a passing stop, which supports long-term rental stability for the units. The scarcity of prime commercial plots inside Golden Square specifically lifts unit values and reinforces the likelihood of price appreciation as the district fills out.
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Nearby malls and the Golden Square retail cluster
FCC sits among an established cluster of Fifth Settlement retail and administrative addresses, and naming them clarifies where it stands. Within the same belt are One Ninety, The Grid, District V40, and Mid Lane, while Cairo Festival City and 3M Mall anchor the wider commercial corridor. Surrounding residential demand comes from compounds such as Lake View, Villette, Eastown, and Mivida, whose residents form a ready high-spending catchment for the mall’s shops and clinics. This density is what makes Golden Square work for retail: rather than one isolated mall competing for attention, a row of neighbouring malls pulls more visitors into the district as a whole, and FCC’s Clubs Axis frontage places it on one of the busiest movement lines within that cluster.
Against single-use neighbours, the three-way mix at FCC is the clearest point of difference. A purely retail mall lives or dies on shopper footfall alone, whereas a building that pairs ground-floor shops with offices and clinics above keeps occupants and patients moving through it on weekdays as well, smoothing the daily rhythm of traffic that a tenant relies on.
Unit types: commercial, administrative, and medical in one building
The mall combines three investment activities inside a single G+2 building, producing an integrated system where each use serves the others. The shops draw visitors, the offices supply permanent occupants, and the clinics add a recurring base of patients. This diversity lowers vacancy risk compared with a single-use mall and gives the investor options that match different capital levels and goals. The ceiling heights differ deliberately by use, and that difference helps a buyer pick the right unit for a specific activity.
- Commercial units span 43 to 200 m² with a 5-meter ceiling height, best suited to shops and brands on the ground floor where the extra height allows clearer display fronts and a possible mezzanine in some stores.
- Administrative units span 63 to 120 m² with a 3.6-meter ceiling height, designed as offices and a comfortable work environment.
- Medical clinics measure 63.18 m², dedicated to specialised medical practices inside a building already built around a medical zone.
From an investment angle, each unit type carries a different return profile. Ground-floor commercial units achieve the highest rent per meter but at a higher purchase price, administrative units offer a lower entry price per meter with steady demand from companies and offices, and medical clinics target a specialised tenant that tends toward long-term leases. This gradient gives the project a rare flexibility within a single mall, since the investor can choose the type that balances available capital against the level of return and risk they accept, which is hard to find in a single-activity mall.
FCC Fifth Settlement, Mall New Cairo prices 2026
Prices at the mall vary by unit type and floor. The price per meter for commercial units starts from EGP 399,500 with a total from EGP 18,748,000, while the price per meter for administrative units starts from EGP 153,500 with a total from EGP 5,042,000. This wide gap in price per meter between commercial and administrative space is normal in retail markets, reflecting the higher value of ground-floor shop positions and their display frontages. The full breakdown is below.
| Unit type | Floor | Area (m²) | Installment price (EGP) | Avg. price per m² (EGP) |
|---|---|---|---|---|
| Commercial shop | Ground | 47 to 75 | 18,748,000 to 30,120,000 | 399,500 |
| Administrative | First / Second | 33 to 203 | 5,042,000 to 32,197,000 | 153,500 |
| Medical clinic | First / Second | 63.18 | Competitive, on request | On request |
The administrative units, with their smaller footprints and lower price per meter, open a suitable entry point for the mid-capital investor or the owner of a young office, while the higher-priced commercial units target brand owners seeking a frontage in a high-traffic spot. Prices are updated for 2026 and remain subject to change as construction progresses, so it is best to confirm the latest list and the medical clinic prices directly before contracting.
Reading the numbers against the market puts them in context. A price per meter from EGP 399,500 on the ground-floor commercial units reflects the premium that retail frontages command anywhere in Golden Square, where the storefront, not the floor area, drives rent. The administrative price per meter from EGP 153,500 sits well below the commercial rate, which is the expected pattern in mixed-use malls and explains why the cheapest entry into the building is an office rather than a shop. A buyer comparing FCC with other Fifth Settlement malls should weigh the per-meter figure together with the floor and the activity allowed, since a small ground-floor shop can carry a higher total than a larger office one or two floors up.
Payment plan and reservation terms
The booking system starts with a 10% down payment, followed by a 5% instalment three months after reservation, then the balance spread across 6 years. The reservation seriousness deposit is EGP 100,000 and is refundable. The extended interest-free instalment term lowers the initial financial burden and lets the investor manage cash flow, which matters in a commercial project that begins operating only after handover.
- 10% down payment at booking, plus a 5% instalment after 3 months, with the remainder paid over up to 6 years.
- A refundable reservation seriousness deposit of EGP 100,000.
- Units handed over within roughly three years on a Core and Shell basis, meaning structure and façades with utility connections but no interior finishing.
Several real-estate sources also mention a 5% down payment with instalments reaching 7 years on administrative units, so confirming the current terms with the developer is advisable before signing. The Core and Shell system delivers the unit with its structural shell, façades, and basic utility connections, leaving the owner to finish and fit it out according to the nature of their activity. This system is common in retail malls specifically because it gives a shop or clinic owner full freedom to design the space for their brand or medical specialty rather than accepting a ready finish that may not fit. The investor should count the finishing cost within the overall budget, since it is an additional item on top of the published unit price.
For a clinic owner the fit-out freedom matters more than for most tenants, because medical use carries its own layout, plumbing, and equipment requirements that a generic finish rarely meets, so receiving the 63.18 m² space as a shell lets the doctor build the practice to specification from the start. A retail tenant gains the same latitude to match a brand’s identity, and the 5-meter ceiling on the commercial floor leaves room for the displays and signage a shopfront depends on. The trade-off is timing: the unit only begins earning after the owner completes finishing, which sits on top of the three-year construction window, so the realistic path to a first tenant runs beyond handover. This is why the project rewards patient capital and a clear fit-out plan rather than a buyer expecting rent on day one.
Total area and architectural design
The mall extends across 14 acres and consists of three floors in a G+2 system. The ground floor covers 7,300 m² and is dedicated by nature to commercial units, the first floor covers 8,180 m², and the second floor covers 7,660 m² for administrative and medical units. The total leasable area reaches roughly 23,140 m², and this is the income-producing asset within the project. Distributing the activities vertically, with retail below and offices and clinics above, serves visitor flow and gives each activity its appropriate environment.
The design relies on full glass façades that give the building a striking visual identity and double as a heat-insulating system that helps cut energy costs for the units. Green areas and outdoor seating zones wrap the project and soften its purely commercial character. This blend of energy-saving glass façades and open spaces adds direct operational value for the tenant, not merely an aesthetic one, since a lower energy bill feeds into the net operating return of the unit over the long term.
Reading the floor plan as an investment asset is instructive. Of the three slabs, the 7,300 m² ground floor carries the highest-rent retail frontage, while the 8,180 m² first floor and the 7,660 m² second floor hold the offices and clinics that supply steadier, longer-lease income. The roughly 23,140 m² of leasable area is the figure that ultimately determines the building’s rental yield, and the vertical split keeps the high-traffic retail at street level where shoppers enter, then channels them upward past the administrative and medical floors. For a buyer, the practical takeaway is that the floor a unit sits on, more than its raw size, sets both its purchase price and its expected rent per meter.
Amenities and services
The mall packs a set of facilities designed to serve the commercial, administrative, and medical activities and to ease visitor movement inside the building. The services break down as follows.
- Underground parking with a capacity of 550 cars, solving the foremost problem facing retail malls and securing visitor comfort.
- 11 electric elevators for smooth movement between floors and easy access to every unit.
- 3 escalators that complete the vertical circulation system inside the mall.
- A Conics Park leisure zone with modern container-style designs that add a distinctive character and draw visitors.
- Dedicated medical spaces and specialised clinics that make the mall a medical destination for the surrounding area.
- Security and surveillance systems with electronic entrances that secure the activities around the clock.
The developer: El Borouj Misr (ABM Developments)
The mall belongs to El Borouj Misr for Real Estate Development (ABM Developments), which began active operations in the market in 2012 after earlier experience dating to 2006. The company is led by a board headed by Eng. Hazem El Sherif as Chairman, with Mohamed El Aassy as Vice Chairman and Osama Wagih as Chief Executive Officer. This managerial and executive record gives the buyer a reference point for judging the developer’s commitment before contracting on a unit that hands over after three years.
El Borouj Misr’s portfolio spans commercial and administrative projects in the New Administrative Capital such as Sixty Three Mall, Sixty Iconic Tower, and 3 Point Mall, alongside coastal projects such as Heaven Hills in Ain Sokhna and the North Coast. The company’s focus on commercial and administrative malls specifically supports its experience in this project type, which serves the FCC investor seeking a developer seasoned in the commercial sector rather than the residential one alone.
The developer also operates through Edge Holding, an investment vehicle that pairs El Borouj Misr with the Saudi group Al Mashareq, broadening the financial backing behind its pipeline. A track record concentrated in commercial and administrative assets, rather than scattered across unrelated residential ventures, is a relevant signal for a buyer committing to a unit that hands over after three years, since the developer’s delivery experience in this exact asset class reduces execution risk on a mall of this scale.
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Is investing in FCC Fifth Settlement, Mall New Cairo a profitable decision?
The expected return at FCC Fifth Settlement, Mall New Cairo rests on measurable factors: a frontage on the Clubs Axis next to the Banque Misr Club that guarantees dense foot traffic, a three-way mix of commercial, administrative, and medical units that lowers vacancy risk, and a leasable area of roughly 23,140 m² that forms an income-producing asset. The mall’s proximity to the American University and the premium compounds supports demand for its units, while the extended instalment plan allows entry at a low initial financial burden. Against that, a Core and Shell handover after three years means a waiting period before operation begins and an added finishing cost, which makes the project better suited to an investor with a long horizon than to one seeking immediate income. This analysis is for guidance only and is not investment advice.
On buyer matching, the project serves distinct segments: a brand owner seeking a shop with a frontage in a high-traffic location, an administrative office owner or startup seeking space at a lower price per meter, and a doctor seeking a clinic in an integrated medical destination. All three benefit from the Clubs Axis position and the surrounding customer base. By contrast, the project may not suit an investor looking for a ready-to-operate unit, because the Core and Shell system requires finishing and fit-out after handover.
Frequently asked questions about FCC Fifth Settlement, Mall New Cairo
What are the prices of FCC Fifth Settlement, Mall New Cairo?
Administrative units at FCC Fifth Settlement, Mall New Cairo start from EGP 5,042,000, at a price per meter from EGP 153,500, while commercial units start from EGP 18,748,000, at a price per meter from EGP 399,500. Medical clinics measure 63.18 m² with a price on request. Prices are updated for 2026 and subject to change.
Where is FCC Fifth Settlement, Mall New Cairo located exactly?
FCC Fifth Settlement, Mall New Cairo sits in the heart of Golden Square, directly on the Clubs Axis and sharing a wall with the Banque Misr Club. It lies about 5 minutes from 90th Street and the American University, minutes from the New Administrative Capital, and connects to the Ring Road and the Suez Road.
What unit types does FCC Fifth Settlement, Mall New Cairo offer?
FCC Fifth Settlement, Mall New Cairo offers three types: commercial units from 43 to 200 m² with a 5-meter ceiling, administrative units from 63 to 120 m² with a 3.6-meter ceiling, and medical clinics of 63.18 m². The three-way mix makes it an integrated system serving retailers, office owners, and doctors.
What is the payment system at FCC Fifth Settlement, Mall New Cairo?
The payment system at FCC Fifth Settlement, Mall New Cairo starts with a 10% down payment at booking, then 5% after 3 months, with the balance paid over up to 6 years. The reservation seriousness deposit is EGP 100,000 and is refundable. Some sources cite a 5% down payment with up to 7 years on administrative units, so confirm with the developer.
Who is the developer of FCC Fifth Settlement, Mall New Cairo?
The developer of FCC Fifth Settlement, Mall New Cairo is El Borouj Misr (ABM Developments), which began operations in 2012 and holds projects in the New Administrative Capital such as Sixty Three Mall, Sixty Iconic Tower, and 3 Point Mall, plus coastal projects such as Heaven Hills in Ain Sokhna and the North Coast.
What is the finishing and delivery of FCC Fifth Settlement, Mall New Cairo?
FCC Fifth Settlement, Mall New Cairo hands over its units within roughly three years on a Core and Shell basis, delivering the structural shell, façades, and basic utilities without interior finishing. The owner then fits out the space for their activity, so the finishing cost should be added to the overall budget alongside the unit price.
Summary of FCC Fifth Settlement, Mall New Cairo
FCC Fifth Settlement, Mall New Cairo combines a rare frontage on the Clubs Axis next to the Banque Misr Club in the heart of Golden Square, a three-way mix of commercial, administrative, and medical units, and an entry price from EGP 5,042,000 for administrative space on a 10% down payment and 6-year instalments. A leasable area of 23,140 m² and a Core and Shell handover within three years come from El Borouj Misr, a developer experienced in commercial malls. To check the latest prices or reserve a unit, get in touch through the form on this page.
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