Mall Glitz New Capital is built around one of the most engineered investment models in the New Administrative Capital’s retail market, offered by Rayn Developments inside the R3 district. Rather than a plain sale, the project pairs installments up to 9 years with a guaranteed return that runs from 30% up to 200% on the down payment, tied to a mandatory lease that can extend to 20 years. The mall occupies a corner plot in the Green Oasis service zone of R3, with two frontages on streets 70 meters and 50 meters wide, directly opposite the Al Maqsad 6 buildings and next to the Green Oasis Carrefour. The units are commercial only, split between standalone shops from 38 m² and shared units from 10 m², at a price per meter between EGP 160,000 and 330,000.
Unit prices at Mall Glitz New Capital start from EGP 2,470,000, the entry point for the smallest standalone unit on the lowest-priced floor. The reservation deposit starts at 5%, a cash settlement earns up to 25% off, and the operator INCOMERCIAL carries the lease commitment after delivery. That structure converts a unit from a shop the investor must run alone into a fully managed asset, which is the core of the Glitz proposition.
What makes the Mall Glitz New Capital investment model different?
Mall Glitz New Capital runs on a formula of low down payment, a guaranteed return, and a long mandatory lease, instead of the conventional sale where the buyer carries the leasing and operating risk alone. Rayn deliberately ties the size of the return on the deposit to the length of the mandatory lease. A higher down payment earns a lower return but shortens the lease, while a lower down payment earns a higher return against a longer lease. INCOMERCIAL, the company that operates the mall, executes that lease commitment, which suits an investor who does not want to manage the shop personally.
The Rayn Investment Fund adds a second layer to the model. An investor enters with only 10% of the unit value over a 5-year term, then recovers the full down payment at the end of the period. That makes the project a destination for two distinct profiles: one seeking a steady monthly income from a guaranteed lease, and one seeking to recover the capital while earning an operating return during the term. A separate cashback offer returns 100% of the unit price across 10 years at 10% a year, for a limited window.
The six payment systems at Mall Glitz New Capital
Rayn offers six payment systems for Mall Glitz New Capital, each moving three variables together: the down payment, the installment term, and the mandatory lease length with its return. The general rule is that a higher down payment comes with a lower return on the deposit and, in the upper tiers, a longer lease.
| Plan | Down payment | Installments | Return on down payment | Mandatory lease |
|---|---|---|---|---|
| Plan 1 | 5% | 5 years | 200% | 5 years |
| Plan 2 | 10% | 5 years | 100% | 10 years |
| Plan 3 | 15% | 7 years | 70% | 15 years |
| Plan 4 | 20% | 8 years | 50% | 20 years |
| Plan 5 | 30% | 9 years | 40% | 20 years |
| Plan 6 | 40% | first installment at delivery | 30% | 20 years |
Beyond the six tiers, the cashback offer returns 100% of the unit price over 10 years at 10% a year, and the Rayn Investment Fund takes 10% down over 5 years with a full refund of the deposit at the end. An investor chasing the highest relative return on the capital locked in the deposit usually leans to Plan 1, with its 5% down and 200% return. An investor seeking extended, stable income prefers Plans 4, 5, and 6 with their 20-year mandatory lease. An investor aiming to recover the capital in full turns to the cashback offer or the Rayn fund.
Where is Mall Glitz New Capital inside the R3 Green Oasis?
Mall Glitz New Capital sits inside R3, the Third Residential District of the New Administrative Capital, one of the most densely planned residential zones in the city. The project benefits from its position inside the Green Oasis, the central service area of R3, which makes it the direct retailer to a resident base that projects on the outer main axes cannot reach as easily. The footfall around the mall builds across four layers of surrounding entities.
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- Immediate R3 layer: the Al Maqsad 6 buildings facing the mall, the adjacent Green Oasis Carrefour branch, Mar Girgis Church, and the Nile Egyptian School.
- Central urban layer: the Iconic Tower, the Green River, and Al Masa Hotel.
- Government layer: the Government District, the Ministries Complex, and the Diplomatic District.
- Financial layer: the Central Business District (CBD).
- Neighbouring projects: retail and residential developments such as Nebo Mall and the Diplo East compound, placing Glitz inside a retail cluster rather than an isolated mall.
This layering creates three customer streams for Mall Glitz New Capital: the daily residents of R3, the government-district staff on working days, and visitors to the landmarks on weekends. The presence of neighbouring projects lifts the area’s overall traffic, but it also imposes direct competition on the tenant mix, which makes the role of the operator INCOMERCIAL central to the real return.
Rayn Developments and the consultant team behind Mall Glitz
Rayn Developments offers Mall Glitz New Capital within a line specialised in commercial malls across the New Administrative Capital, alongside sister projects already in the market such as Litz Mall, Blitz Mall, Nabd Mall, Voco Mall, Capital Square, Capital Hub Mall, Stars Mall, and Key One Mall. That focus shows a developer building a portfolio of small-to-medium malls rather than a single large scheme, a strategy that serves the developer’s liquidity and speeds the delivery cycle of each mall. Rayn formed an alliance with Capital Real Estate, led by Eng. Ehab El-Obeidy since 2020, with management linked to the HST Smart Security Technology Group founded in 1996.
The design is handled by Archrete Engineering Consultancy, while OYK acts as the executive consultant responsible for tracking construction quality against the technical specifications. Operation after delivery is run by INCOMERCIAL, the specialist in managing commercial centres and the party that executes the mandatory lease commitment with the investor. Separating construction under Rayn, execution oversight under OYK, and operation under INCOMERCIAL is a governance mechanism that reduces conflicts of interest and raises the traceability of responsibility at each stage.
Design and plot of Mall Glitz New Capital
Mall Glitz New Capital is built on a 3,851 m² plot inside R3, with buildings covering only 40% of the total area, around 1,540 m² of ground footprint. The project rises across three floors, a ground level plus two upper floors, producing an estimated leasable area not exceeding roughly 4,600 m² after corridors and services. That size places the mall in the small Community Mall category, the type best suited to serving R3 residents directly without competing against the large regional malls elsewhere in the Capital.
The building takes a corner position with two frontages, one on a main street 70 meters wide and the other on a side street 50 meters wide. That unusual width gives the mall two long display frontages visible in full to passers-by, instead of a single short face. The facades are designed in light, reflective colours, a visual treatment meant to raise the building’s visibility from a distance within a high-density urban zone.
Unit types and sizes at Mall Glitz New Capital
Mall Glitz New Capital is limited to commercial units, with no administrative or medical activity, across two size models that serve two different kinds of tenant and investor.
| Unit type | From (m²) | Distribution | Target |
|---|---|---|---|
| Standalone (Separate) | 38 m² | Ground / first / second | Full-brand shops, restaurants, pharmacies, service offices |
| Shared (Share) | 10 m² | Ground / first / second | Service kiosks, complementary points of sale, individual startups |
The standalone units from 38 m² target a full commercial tenant running an independent brand, and they suit medium projects that need storage and a back room. The Share units from 10 m² act as kiosk alternatives inside the mall corridors, letting an individual investor enter at a relatively low ticket compared with a full unit, which widens the pool of potential buyers at Mall Glitz New Capital.
Mall Glitz New Capital prices updated for 2026
The price per meter at Mall Glitz New Capital ranges from EGP 160,000 to EGP 330,000, a wide band that reflects the gap between a ground floor with direct frontage on the main street and the less-visible upper floors. The full unit price starts from EGP 2,470,000, the figure attached to the smallest standalone unit on the lowest-priced floor. Prices are updated for 2026 under Rayn’s current release and remain subject to change in later phases.
| Item | Value |
|---|---|
| Price per meter, minimum | EGP 160,000 |
| Price per meter, maximum | EGP 330,000 |
| Starting standalone unit price | EGP 2,470,000 |
| Minimum down payment | 5% |
| Longest installment term | 9 years |
| Cash discount | up to 25% |
Set against other Rayn malls in the Capital, such as Key One Mall, which starts near EGP 2,430,000, along with Litz Mall and Blitz Mall, Glitz sits in the middle of the developer’s price range. The project is priced neither as a premium release nor as the most economical mall in the portfolio.
Delivery date and finishing of Mall Glitz New Capital
Rayn sets a handover window of two years from the contract date for Mall Glitz New Capital, which places the expected delivery around 2027. During that period the building structure is closed, the facades executed, and the units prepared in Core and Shell condition, leaving the interior finish to the tenant or the mall operator. The two-year window lets an investor build the cash flow for installments before the unit enters the mandatory lease and the return begins to accrue.
Facilities and services at Mall Glitz New Capital
The facilities at Mall Glitz New Capital fall into three groups: commercial operating equipment, security and connectivity systems, and services that complete the visitor experience.
- Commercial operation: electronic gates to control visitor flow, a car garage sized for the mall’s daily visitors, elevators and escalators linking the three floors, and dedicated reception desks for owners and visitors.
- Security and connectivity: 24-hour security and guarding, a surveillance camera network covering the corridors and entrances, and high-speed internet across the building.
- Visitor experience: restaurants and cafes that extend dwell time, dedicated kids play areas for families, meeting rooms for unit owners, bank branches and ATM services, and open rest areas between the units.
Investment analysis of Mall Glitz New Capital
Mall Glitz New Capital combines three factors that lower the visible risk to the investor: a location inside an already-populated residential district, R3 rather than a future zone, an independent operating company that carries the lease commitment, and a mandatory lease term reaching 20 years. That trio differs from the classic sale model, where the investor alone carries the leasing and operating risk after delivery.
A high headline return such as 200% needs careful reading, because it is calculated on the down payment, not on the full unit value. Under Plan 1, the investor pays only 5% down, roughly EGP 123,500 on a 2.47 million unit, and receives a total return of about EGP 247,000, which is 200% of the deposit, spread across the 5-year mandatory lease, near EGP 49,400 a year while the installments are still being paid. The mechanism resembles the rental-guarantee model common in the Gulf markets, where the operator, INCOMERCIAL here, absorbs the gap between the actual rent and the committed return.
The investor best suited to Mall Glitz New Capital is one seeking a fully managed commercial asset rather than running a shop personally, one who accepts a two-year delivery before the return starts, and one planning a long hold of 5 to 20 years. The less suitable investor is one seeking a quick flip within the first 24 months, or one who prefers to operate the shop directly instead of leasing it to the operating company. The main points to weigh are the two-year wait before cash flow begins, the lease lock that requires reviewing the termination clause before any early exit, and the dependence on a single operator whose performance shapes the real return.
The analysis above is guidance only and is not investment advice. The figures and returns follow the developer’s release and may change in later phases. The investor is responsible for reviewing the sale contract, the mandatory lease, and the operating contract before deciding to buy.
Frequently asked questions about Mall Glitz New Capital
How much is the price per meter at Mall Glitz New Capital?
The price per meter at Mall Glitz New Capital starts from EGP 160,000 and reaches EGP 330,000 depending on the floor and the unit’s position inside the mall, with a starting unit price of EGP 2,470,000. Prices are updated for 2026 and include payment plans up to 9 years, a 100% cashback offer, and a cash discount up to 25%.
When does Mall Glitz New Capital deliver?
Mall Glitz New Capital is set for delivery around 2027, two years from the contract date, as scheduled by the developer Rayn Developments. Units are handed over in Core and Shell condition ready for the tenant’s finish, under INCOMERCIAL’s commitment to operate the mall and the mandatory lease.
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Who is the developer of Mall Glitz New Capital?
The developer of Mall Glitz New Capital is Rayn Developments, which offers a portfolio of commercial malls in the New Administrative Capital including Litz Mall, Blitz Mall, Nabd Mall, Voco Mall, Capital Square, Capital Hub Mall, Stars Mall, and Key One Mall, with Glitz among its newest releases in the R3 district.
Is Mall Glitz New Capital suitable for short-term investment?
Mall Glitz New Capital does not fit a short-term horizon for two reasons: a two-year delivery before operation begins, and a mandatory lease running from 5 to 20 years depending on the chosen plan. The project suits a medium-to-long-term investor seeking steady income or a guaranteed return on the down payment.
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Conclusion
Mall Glitz New Capital stands on a tightly engineered investment model: six payment systems that trade the return on the deposit against the mandatory lease length, a Rayn Investment Fund that refunds the deposit, and a 100% cashback offer, all wrapped around commercial units from 10 m² in the Green Oasis of R3. A starting price from EGP 2,470,000, a corner plot with two wide frontages, and a governance split between Rayn, OYK, and INCOMERCIAL make it a managed-asset option for a medium-to-long-term investor. To check the latest prices, the six payment systems, the cashback offer, and the Rayn Investment Fund, reach out through the enquiry form on this page.