Mall MQR October occupies a plot on El Ghoul Street in West Somid, the villa belt that separates 6th of October City from Sheikh Zayed, and it faces Dora Village West compound directly across the road. AD Developments built it as a mixed-use building on a ground floor plus two upper floors, combining retail units, offices and medical clinics under one roof, with unit prices opening at EGP 10,800,000, a 10% down payment on the commercial line and instalments running up to six years.

Why the West Somid catchment reshapes the investment case

El Ghoul Street is the seam between old 6th of October and the upmarket Sheikh Zayed districts, which puts the mall between two residential bases with different price tiers and different spending habits. The direct frontage onto Dora Village West means the units are exposed daily to residents of a high-ticket compound rather than depending on passing traffic alone, and that daily exposure is what converts a small mall into a neighbourhood destination.

West Somid began life as a pure villa district and has drifted into a mixed zone holding villas, international schools and a growing count of small commercial projects. That shift favours the project as the first fully integrated retail scheme of noticeable size in its immediate radius, and it keeps nearby competition thin until other operators arrive. Misr University for Science and Technology, known locally as MUST, sits within the wider catchment and feeds a steady morning flow of students and faculty, a segment that reliably consumes coffee, quick service food and everyday retail.

Hyper One anchors the western October retail map a short drive away and pulls consistent visit traffic through the surrounding streets. For a small mall, sitting inside the orbit of a larger established anchor is an advantage rather than a threat, because the anchor carries the awareness cost and the smaller building captures the convenience trips that a hypermarket run does not cover.

Where exactly is Mall MQR October located?

Mall MQR October stands on El Ghoul Street inside the West Somid district of 6th of October City, directly opposite Dora Village West compound and on the Sheikh Zayed boundary. The plot sits close to the 26th of July Axis, the Wahat Axis and the Dahshur Link, placing it between old October and newer Zayed neighbourhoods.

The road network around the plot is what makes the catchment wider than the immediate district. Each of the following access points feeds a different stream of visitors into the building.

26th of July Axis: the main artery linking 6th of October and Sheikh Zayed to Mohandessin and central Cairo, and the route most residents of the western corridor use daily.
Wahat Axis: carries arrivals from the Wahat Road side and the southern October districts.
Dahshur Link: shortens the drive from New Cairo and Maadi toward the western corridor.
Hyper One: the strongest retail draw in western October, generating steady footfall through the surrounding area.
Dora Village West: a high-price gated compound sitting directly opposite the plot, which turns its residents into a daily customer base.
MUST university and nearby schools: add a fixed student and professional segment moving through the district on weekday mornings.

AD Developments and its track record in Zayed and October

AD Developments, the developer behind the mall, works almost exclusively inside the Sheikh Zayed and 6th of October corridor rather than spreading across every new city. Its two best known earlier schemes are Bona Nova Sheikh Zayed, a residential compound, and A9 Mall Sheikh Zayed, a commercial and administrative building. Holding both a residential and a commercial project inside the same geography signals a developer that has already tested the local absorption rate, which is a different risk profile from a company entering the district for the first time.

A9 Mall is the closest reference for judging what MQR will feel like after handover. It is a commercial and administrative building of the same class in Sheikh Zayed, so a serious buyer can physically visit it, inspect the delivered finishing standard and see how the units are operated and tenanted once the developer hands over. That verification is simply not available with a developer that has never delivered. A9 Mall’s published entry price of roughly EGP 4.2 million reflects the time gap and the rise in construction costs since, but it gives a usable ceiling for judging whether today’s MQR pricing is competitive.

Published developer profiles credit AD Developments with more than fifteen years of activity and over a thousand delivered units across its portfolio, alongside a medical scheme branded A MED. Buyers should treat portfolio counts as marketing claims and verify the delivery record on the individual projects that matter to them, which in this case means A9 Mall and Bona Nova.

Building layout and how the floors are divided

The architecture is deliberately simple. The building rises as a ground floor plus two upper levels with glass facades that pull natural light deep into the corridors, wide internal circulation, and lifts and escalators distributed across the floors. The intent is operational rather than decorative, keeping visitors moving between units and removing the dead corners that kill turnover in small malls.

AD Developments split the uses by floor on a clear logic. Retail takes the lower levels where frontage and visibility carry the highest value, while offices and clinics sit higher up where the relative quiet suits consultations and desk work. That separation protects a medical tenant from retail noise and protects a shop from being buried above the browsing line, and it is one of the few genuine design decisions in a G+2 building of this size.

Unit types and sizes inside the building

Areas across the building run from 45 m² for a medical clinic up to 87 m² for the larger retail units, so the ticket sizes stay within reach of individual investors and small operators rather than corporate tenants.

Unit type	Area (m²)	Position in the building
Retail unit	from 54 m²	Ground floor
Retail unit (larger)	from 87 m²	Third level
Administrative office	60 m² to 84 m²	Upper floors
Medical clinic	45 m²	Upper floors

The 45 m² clinic is sized to hold an examination room, a reception desk and a small waiting area, which is the practical floor for a single practitioner and the standard footprint in Egyptian medical malls. Anything smaller forces patients to queue in the corridor. The offices between 60 m² and 84 m² are aimed at consultancies, accounting practices and branch offices of small companies rather than at large floorplate tenants, and the retail units starting at 54 m² on the ground floor suit food and beverage kiosks, pharmacies, service outlets and specialty shops.

What is the price per meter at Mall MQR October?

The price per meter at Mall MQR October starts from EGP 75,000 for administrative offices, EGP 85,000 for medical clinics and EGP 130,000 for retail units. Full unit prices open at EGP 10,800,000 and reach EGP 12,034,000 for the pharmacy unit. Prices were last updated in December 2025 and remain subject to developer revision.

The spread between the EGP 75,000 office rate and the EGP 130,000 retail rate is not arbitrary. A ground floor unit on the frontage rents for at least double what the same area earns as an office two floors up, so the price gap tracks the rental gap, which is the pricing logic across every mall in the district. Larger retail units are quoted up to EGP 12,006,000, which keeps the whole building inside a single narrow ticket band between roughly eleven and twelve million pounds.

Payment plans, cash discount and the maintenance deposit

Retail units: 10% down payment, with the balance instalmented over up to six years.
Offices and clinics: 20% down payment, with the balance spread over four years in equal instalments.
Cash discount: 15% for immediate full settlement, rising to as much as 30% during seasonal offers such as Ramadan campaigns.
Maintenance deposit: 8% of the unit value, payable at contract, covering facility operation and periodic maintenance.

A 10% down payment on the retail line is low against October malls in the same price bracket, where 15% to 20% is the norm, so the entry cash requirement here is lighter than the headline price suggests. At the other end, the seasonal cash discount reaching 30% rewrites the total cost for a buyer able to settle in full, and it gives that buyer a real negotiating position rather than a token one. The 8% maintenance deposit should be added to the purchase budget from the start, because it is paid at contract and not at handover.

Finishing and handover

AD Developments set June 2025 as the handover date for the units. A near-term handover shortens the waiting period before a unit starts trading, which matters directly to the break-even calculation on any business opening inside the mall. Third-party listings currently quote later dates for the same building, and the exact finishing specification was never stated explicitly in the project data, so confirm both the current handover status and the finishing level with the sales team before signing anything.

Facilities and building services

Round-the-clock security with surveillance cameras and electronic gates controlling entry.
Central air conditioning serving every unit, which lowers the tenant’s fit-out and running cost.
Lifts and escalators distributed across the floors to keep visitors circulating between levels.
Parking with capacity sized for weekend peak traffic.
Architectural lighting that lifts the facades at night and improves shopfront visibility after dark.
Fire-fighting systems built to approved civil protection standards.
Accessible routes and ramps for people with disabilities on every floor.
High-speed internet across the public areas and into the administrative units.

Central air conditioning is the line item that matters most to a tenant’s profit and loss. A shop or clinic in a building without it carries the cooling capital cost itself, so a centrally cooled unit commands a rent premium and lets an owner underwrite a slightly higher yield.

How the mall compares with nearby October malls

Inside 6th of October, the closest projects by class are small and mid-size mixed-use malls with entry prices between EGP 8 million and EGP 12 million. Skywalk Mall October opens at EGP 9,660,000, Mehwar Plaza Mall at EGP 8,947,125 and West Gate Business Hub at EGP 8,800,000. At EGP 10,800,000, Mall MQR October sits in the upper part of that group, and the premium is carried by the El Ghoul Street frontage rather than by extra facilities.

The real difference against Mid Mall October and Almondo Mall October is not the facility list or the architecture. It is the character of the surrounding neighbourhood. A villa district such as West Somid produces a higher average spend per visitor than a location inside traditional October or one sitting on a fast axis with mostly transit traffic, and that is what makes the higher retail rate defensible from an investor’s point of view.

Is the investment case strong enough?

The answer depends far more on which unit type is bought and on the holding period than on the building itself. Each of the three product lines serves a different buyer.

Ground floor retail: expected rental yields in West Somid malls run between 8% and 11% a year in the current market, and the EGP 130,000 per meter rate sits inside the competitive band for new buildings in the district, helped by the frontage onto Dora Village West.
The 45 m² clinic: suited to a doctor opening a first practice or adding a second branch. The area is at the workable minimum and needs an intelligent internal layout, but the absolute ticket keeps it reachable for younger practitioners.
The administrative office: best fits service companies and consultants who want a Zayed and October address at a fixed monthly cost instead of buying a floor in a full commercial tower at double the rate.

Two risks belong in the calculation. The retail rate per meter runs above several direct competitors inside 6th of October, so the location premium has to actually convert into higher footfall to justify it. And the total scale of the building, a G+2 with a limited unit count, caps how many simultaneous visitors it can hold compared with larger malls such as Mid Mall, which limits the tenant mix it can realistically support.

This analysis is guidance only and is not investment advice. The rental yield figures quoted are general market estimates for the West Somid area and will vary with the final tenant, the unit’s condition at the time of operation and the wider market at handover.

Frequently asked questions

Who is the developer of MQR Mall?

Mall MQR October was developed by AD Developments, a company focused on the Sheikh Zayed and 6th of October corridor. Its earlier projects include Bona Nova Sheikh Zayed compound and A9 Mall Sheikh Zayed, both of which a buyer can visit to check the delivered finishing and operating standard before contracting.

What is the down payment at MQR Mall?

The down payment at Mall MQR October is 10% for retail units with the balance over six years, and 20% for offices and clinics with the balance over four equal years. A separate maintenance deposit of 8% of the unit value is payable at contract signing.

What unit sizes are available at MQR Mall?

Mall MQR October offers medical clinics of 45 m², administrative offices between 60 m² and 84 m², and retail units from 54 m² on the ground floor rising to 87 m² on the third level. Retail sits low in the building while clinics and offices occupy the upper floors.

The bottom line

Mall MQR October is a mid-size mixed-use building whose strongest cards are its El Ghoul Street frontage opposite Dora Village West and the affluent West Somid catchment behind it. The numbers that decide the case are an entry price of EGP 10,800,000, a 10% retail down payment, six-year instalments, a June 2025 handover date and a cash discount reaching 30% in seasonal offers. The competitive retail rate per meter and the surrounding resident base carry the decision.

To ask about available units, the latest prices or the current payment schedule, get in touch through the form on this page.

Mall MQR October

About the Project