Mall H:rs New Cairo is a commercial, administrative and medical business hub built by Main Marks Developments on South 90 Street in New Cairo (Fifth Settlement), and it sells four different income assets inside one building: retail shops, administrative offices, medical clinics and hotel apartments. The plot runs to 11,003 m², the developer publishes a built up area of 35,077 m², and the structure rises ground plus six floors over two basement parking levels. Published prices open at EGP 7,553,931 for a hotel apartment and EGP 8,397,000 for an administrative unit, with retail starting far higher at EGP 32,675,000.

What separates H:rs Mall New Cairo from most South 90 retail towers is the payment structure attached to that mix. Main Marks Developments launched the project with no reservation down payment at all and instalments stretching to seven years, while the commercial, administrative and medical units are contracted for handover within two years and the hotel apartments in 2029. The sections below work through the name, the four asset classes and how each one earns, the full price and area schedule with the per metre maths checked line by line, the payment terms, the handover calendar, the developer alliance, and the return figures the project does and does not publish.

Why is the name written with a colon, and is this the same project as Ours Mall?

H:rs Mall New Cairo is the same project that Arabic listings publish as Ours Mall Fifth Settlement. Main Marks Developments registers the brand as h:rs, a wordmark pronounced “hours”, built around the developer’s stated idea that every hour counts. Ours is a phonetic spelling that entered the Arabic market, not a second project.

The confusion is worth settling because it changes what a buyer searches for. Main Marks Developments writes the name only one way on its own project page, as h:rs, always lowercase and always with the colon standing in place of the missing vowels, and it files the project as h:rs Business Hub. The colon is a logo treatment rather than punctuation, which is why no official page ever expands it into ordinary letters. Egyptian listing portals have since produced at least four renderings of the same name, including Hrs, H:Rs, Hours Mall and Ours Mall, and every one of them points at this single building on South 90 Street.

For anyone comparing offers, the practical test is not the spelling but the specification. A file that quotes 11,003 m² of land, 35,077 m² of built up area, a ground plus six floor structure and an entry price of EGP 7,553,931 is describing this project regardless of how the agent has typed the name. Anything quoting a different plot size on South 90 belongs to another development.

Four asset classes under one roof, and why each one earns differently

Main Marks Developments designed H:rs Mall New Cairo as a single building holding four unrelated businesses, and each one runs on its own commercial logic. A retail shop earns from footfall and visibility, turns over daily, and carries the highest price per square metre in the project by a wide margin. An administrative office and a medical clinic both trade that daily churn for longer leases and steadier occupancy at roughly two fifths of the retail rate per metre.

The hotel apartments sit in a third category again. They combine owner use with short stay letting, and the developer contracts them to arrive ready for use rather than as a shell, which shortens the gap between handover and first income. They also carry the lowest entry ticket in the whole project at EGP 7,553,931, which makes them the cheapest way into the building rather than the cheapest space per metre.

Putting the four together produces a network effect that a single use mall cannot reproduce. Clinics deliver patients, offices deliver staff on a fixed daily rhythm, and hotel apartments deliver visitors who stay overnight, and all three groups become customers for the ground floor shops and cafés. Occupancy in one tier therefore supports pricing in another, which is the argument for buying inside a mixed use hub rather than a pure retail strip.

The same structure gives a buyer a portfolio choice inside one contract. Larger capital looking for a high headline yield goes to the ground floor retail, capital looking for a predictable tenant and a long lease goes to an office or a clinic, and capital looking for an asset that can be let the month it is handed over goes to a hotel apartment. Splitting a budget across two of these tiers inside the same building is the only diversification the project offers, since every unit shares one location and one management regime.

Unit types, floors, areas and prices at H:rs Mall New Cairo

The published schedule below is the developer’s current release, updated to mid 2026. It is the authoritative version of the numbers, and where marketing copy disagrees with it, the table is the one to trust.

Unit type	Floor	Area (m²)	Price from (EGP)	Average rate (EGP/m²)
Retail shop	Ground	68 to 308	32,675,000	521,000
Retail shop	Upper	90 to 103	35,411,000	389,000
Administrative office	Not assigned in the schedule	41 to 171	8,397,000	199,500
Medical clinic	Not assigned in the schedule	41 to 224	8,398,000	208,000
Hotel apartment	Not assigned in the schedule	From 38	7,553,931	Not published

Two gaps in that schedule matter before anyone signs. Only the retail rows carry a floor, split between ground and upper, while the administrative, medical and hotel apartment rows are sold without a floor assigned in the price list. The design intent published for the building places shops on the lower levels where movement and visibility sit, and offices and clinics on the upper levels where quiet and privacy matter, but that is a layout principle rather than a contractual floor allocation, so the floor of any specific office, clinic or hotel apartment has to be confirmed unit by unit.

The second gap is the rate column for the hotel apartments, which the developer leaves blank. Dividing the EGP 7,553,931 entry price by the 38 m² minimum gives a derived rate of about EGP 198,800 per square metre, which places the hotel apartments marginally below the administrative units on a per metre basis. That figure is a calculation from the two published numbers, not a rate the developer has quoted.

Retail areas run widest of all, from 68 m² on the ground floor up to 308 m², which covers everything from a small single outlet to a full restaurant or showroom footprint. Upper floor retail is the narrowest band in the building at 90 m² to 103 m², a range that suits a service retailer or a branded outlet rather than an anchor. Administrative units reach 171 m² and clinics reach 224 m², so a group practice or a mid sized company can be housed without combining units.

What does a unit actually cost per square metre?

Administrative and medical units at H:rs Mall New Cairo are the cheapest space in the building at an average of EGP 199,500 and EGP 208,000 per square metre. Ground floor retail averages EGP 521,000 per square metre and upper floor retail EGP 389,000, making retail roughly two and a half times the cost of office space per metre.

Those averages need one clarification, because an average and an entry rate are not the same thing and the difference is money. Dividing the EGP 32,675,000 ground floor retail entry price by the 68 m² minimum in the same row gives about EGP 480,500 per square metre, well under the EGP 521,000 average quoted for that row. The average is pulled up by the larger and better positioned ground floor units, so the smallest shop is not bought at EGP 521,000 per metre and nobody should budget as though it were.

The upper floor retail row reconciles cleanly in the other direction. EGP 35,411,000 divided by the EGP 389,000 rate gives 91 m², which sits inside that row’s own 90 m² to 103 m² band, so the entry ticket and the rate describe the same unit. The administrative row behaves the same way, with EGP 8,397,000 at EGP 199,500 producing a 42 m² unit inside the stated 41 m² to 171 m² range.

The medical row is the one soft spot in the schedule. EGP 8,398,000 at the quoted EGP 208,000 average implies a unit of 40.4 m², which falls just below the 41 m² minimum printed in the same row. Taken against the 41 m² floor instead, the entry clinic works out at roughly EGP 204,800 per square metre, so the honest reading is that clinics enter within a few thousand pounds per metre of the offices rather than meaningfully above them.

One further correction is worth carrying into a negotiation. Some marketing copy for the project pairs the EGP 32,675,000 retail entry price with the EGP 389,000 rate and describes both as the upper floor terms, which crosses two separate rows. EGP 32,675,000 belongs to the ground floor, EGP 35,411,000 belongs to the upper floor, and the upper floor carries the lower rate only because its units are larger at the entry point. Marketing copy has also quoted retail from 115 m² and offices from 45 m², while the schedule itself opens retail at 68 m² and offices at 41 m². Prices and terms here were updated to mid 2026 and remain open to revision as the release progresses.

The payment plan: no down payment and seven years of instalments

Main Marks Developments runs a single payment structure across the whole building rather than a menu of plans, which removes the usual exercise of weighing a larger deposit against a shorter tenor. The terms as published are these:

No reservation down payment, so the contract can be opened without releasing capital up front.
Instalments running up to seven years, covering the commercial, administrative and medical units alike.
One structure for every unit type, so the entry terms do not change between a clinic and a retail shop.

Because there is only one tenor and no deposit, the monthly commitment follows directly from the price. Spread evenly across seven years, which is 84 months, the EGP 8,397,000 administrative entry works out near EGP 99,960 a month, the EGP 7,553,931 hotel apartment near EGP 89,930, and the EGP 32,675,000 ground floor retail entry near EGP 388,990. These are straight line calculations from the published price and tenor, offered to size the commitment rather than as a schedule the developer has issued, since the actual instalment profile may be stepped rather than equal.

The absence of a deposit changes the arithmetic of a commercial purchase more than it changes a residential one. A buyer keeps the capital that would normally sit dead in a reservation cheque, and for the units handed over inside two years, part of the remaining instalment run can in principle be met from rent once the unit is leased. That only works if the unit actually lets on handover, so the structure lowers the entry barrier without removing the leasing risk.

Buyers should also note that several listing portals publish different terms for this project, quoting deposits of five or ten per cent and tenors of eight years. The developer’s own release states no down payment and seven years, and that is the version reflected here.

When does the mall hand over?

H:rs Mall New Cairo hands over on two separate calendars. The commercial, administrative and medical units are contracted for delivery within two years of the contract date, while the hotel apartments are contracted for three years and are dated to 2029. No single handover year covers the whole building.

A two year window on the income producing units is short for a commercial project of this size, and it is the figure that matters most to a buyer paying over seven years. It means the unit can be trading and generating rent while roughly five of the seven instalment years are still running, rather than sitting as a paper asset for most of the payment period. The hotel apartments trade that speed for a later handover, arriving a full year after the commercial tier.

One caution belongs here. The two year commitment is expressed as a period from contract rather than as a fixed calendar year, so the actual handover date moves with the date of signature and should be pinned to a specific month in the contract itself. Only the 2029 hotel apartment date is published as a year. No delay penalty or compensation clause is published for either tier, which is a question to put to the developer in writing before signing.

Finishing: what is actually handed to you

Finishing differs by unit type, and it is one of the details most often left out of listings for this project. Main Marks Developments publishes flexi finishing for the administrative and clinical units, meaning the specification is adapted to the occupier rather than delivered to a fixed standard, and core and shell for the commercial units, meaning the shop arrives as a serviced structural envelope for the tenant to fit out.

The hotel apartments follow the flexible route as well, finished according to the investor’s preference and contracted to arrive ready for use at handover. For a buyer intending to let immediately, that distinction carries real cost. A core and shell retail unit needs a fit out budget and a fit out period before it produces a pound of rent, whereas a unit handed over ready for use can be marketed from the handover date.

No fit out allowance, finishing budget or specification schedule is published for any tier, so the cost of taking a core and shell retail unit to trading condition falls entirely on the buyer and is not reflected anywhere in the prices above. Anyone modelling a retail purchase should treat that fit out cost as an addition to the EGP 32,675,000 entry, not as part of it.

South 90 Street and the footfall that feeds the building

H:rs Mall New Cairo fronts South 90 Street directly, the spine that carries most of New Cairo’s commercial activity, and the developer publishes a frontage running up to 75 metres along it. For a retail asset, frontage of that length is not a styling note. It determines how many units can be given direct street visibility, and street visibility is the single attribute a commercial tenant prices before anything else.

The value of the position comes from the traffic already moving past it rather than from traffic the project has to create. The surrounding catchment feeds the building across different hours of the day, which suits a mall holding four different uses:

The American University in Cairo, whose New Cairo campus sits minutes away and puts a standing population of students and academic staff into the catchment during term.
Dusit Thani LakeView Cairo, the hotel on 90 Street that adds business travellers and meeting traffic to the surrounding demand.
Cairo Festival City, the established retail and leisure destination that anchors this stretch of New Cairo and keeps shoppers circulating in the district.
Petrosport Club together with the El Banafseg and Al Rehab districts, providing the resident and sporting density that produces steady daily demand for services and food and beverage.
The Mohamed Naguib Axis and the Ring Road, the two routes that connect the district to greater Cairo and to the New Administrative Capital, widening the catchment well beyond walking distance.

The project also sits within an established retail cluster rather than on an isolated plot, with Home Hub Mall and Next Point Mall both nearby. Being surrounded by working malls cuts both ways for an investor. It confirms the area already draws shoppers and that tenants recognise the address, and it also means a new unit competes for those tenants against buildings that are already trading.

One limit should be stated plainly. No measured distances in kilometres or drive times in minutes are published for any of these landmarks, only the statement that the university is minutes away. Any listing quoting precise drive times to the airport or downtown for this project is supplying figures the developer has not released.

Masterplan, circulation and the density numbers

The plot measures 11,003 m² and the developer publishes a built up area of 35,077 m², putting roughly three times the plot area into constructed space. The footprint occupies 4,000 m², or 36.4 per cent of the land, leaving 7,003 m² or 63.6 per cent as open area and landscape. Those three figures reconcile exactly against the plot, and the built up area sits comfortably inside what a ground plus six floor structure over two basement levels can carry on that footprint.

Keeping nearly two thirds of the site open is an unusual choice for a commercial plot on a street where developers typically build to the boundary. The trade is fewer lettable metres at ground level in exchange for approach space, external seating and sightlines into the shopfronts. For food and beverage tenants in particular, that open ground is what makes an outdoor terrace possible, and outdoor terraces are what hold customers on site after the shops close.

Vertically the building distributes its four uses by suitability. Retail takes the lower levels where movement and visibility concentrate, offices and clinics take the upper levels where quiet and privacy are worth more than exposure, and modern medical laboratories are provided to support the clinical tier. The arrangement lets complementary uses sit above one another without the clinical floors absorbing retail noise.

Circulation is handled by three main entrances and two underground parking levels, which is what keeps a mixed use building from choking at peak hours when office arrivals, clinic appointments and retail shoppers overlap. An external plaza completes the layout, giving shops and cafés open sightlines and creating natural gathering points that pull movement past the units.

Facilities and building services

The operating specification is written around tenants rather than residents, and each item maps to something a lease negotiation will raise:

Two underground parking levels, dedicated and secured, which remove kerbside parking pressure from South 90 Street.
Escalators and modern lifts distributed to move visitors between floors quickly and cut waiting time at peak.
An external plaza that gives shops and cafés open frontage and raises the volume of movement passing the units.
High speed internet networks covering every floor, a baseline requirement for office and clinical tenants.
Equipped meeting rooms available inside the building for companies and entrepreneurs who do not want to fund their own.
ATM machines on site so transactions do not require leaving the project.
Automatic fire alarm and suppression systems together with power generators, protecting occupants and keeping tenants trading through an outage.
Round the clock security, surveillance cameras, maintenance and cleaning teams maintaining daily operating standards.

In a commercial building these are revenue infrastructure rather than comfort items. Parking and lifts determine how much footfall reaches an upper floor unit, and generators and professional maintenance determine whether a tenant trades through the days when the grid does not cooperate. Both feed directly into rent stability and therefore into what the unit is worth on resale.

One attribute is missing from the file and should be asked about. No facility management or operating company is named for the project, and in a multi use mall the identity and track record of the operator has a large influence on tenant mix, service charges and long term occupancy. No annual service charge figure is published either.

Ownership context also belongs in the decision. The project is filed in New Cairo under the Fifth Settlement, the district that carries the highest concentration of commercial licensing in the city, which is what allows retail, administrative, medical and hotel apartment uses to sit in one building without a change of activity. No licence reference, plot number or regulatory approval document is published in the project file, and no ownership type is stated, so both should be requested and read before any reservation is signed. Those documents also determine whether a unit can legally be resold before handover, which is a question every off plan commercial buyer should settle in advance rather than after.

Main Marks Developments and the alliance behind the project

Main Marks Developments is an Egyptian developer with Emirati backing, focused on commercial, administrative and medical projects in New Cairo rather than on residential volume. The company describes itself as a boutique developer working on selected sites, and its published portfolio runs to two projects on the 90 Street corridor.

Ownership sits with an alliance rather than a single house. The partners are Rawabi Al Ain General Contracting and Real Estate from the United Arab Emirates, alongside WEALTH Real Estate Developments, HTD Properties and El Hayah Construction and Development, a grouping the company presents as carrying more than 40 years of combined industry experience. Engineer George Ghanem chairs the board, with a career of more than 27 years across Middle East and Africa real estate markets. That structure is what gives a relatively young brand its financial and construction depth.

The reference point for build quality is Moray Mall, the company’s first New Cairo project, launched on North 90 Street. Moray spans roughly 17 acres, equivalent to around 70,000 m², and comprises 14 buildings split between clinics, administrative offices and hotel apartments with commercial space at ground and street level. It runs on the same multi use logic as this project, which shows the mixed use model here is the developer’s specialism rather than a one off experiment.

Two limits on that track record deserve stating. Main Marks Developments publishes no specific founding year, and it publishes no cumulative total of delivered units, because Moray only launched in 2024 and has not yet completed a delivery cycle. A buyer is therefore underwriting the partners’ combined experience and the project’s construction progress rather than a documented handover history, and that is a materially different risk from buying off plan from a developer with two decades of completed projects behind it.

What return does the project actually publish?

H:rs Mall New Cairo publishes no return on investment figure, no rental yield percentage, no payback period and no guaranteed return of any kind. The developer states no expected rent per square metre either, which means no yield for this project can be calculated from its own published numbers. Any percentage quoted elsewhere is not sourced from the project file.

This deserves emphasis because listing portals have filled the gap. At least one publishes annual yield bands for this building, quoting ranges for ground floor retail, for Class A offices and for clinics, without publishing a single rent figure anywhere on the same page. A yield is rent divided by price, so a yield presented without a rent cannot be checked by the reader, and the arithmetic behind it cannot be closed. Those percentages are not repeated here for that reason.

It matters equally that nothing in the project file promises a guaranteed return. No party guarantees income on any unit, no guarantee period is stated, and no rental guarantee scheme is attached to any of the four unit types. The only forward commitments Main Marks Developments has actually made are the handover windows and the payment terms, and an expected return is not the same thing as a guaranteed one.

What a buyer can do instead is build the calculation from the side that is published. The purchase price per square metre is known for every tier, from roughly EGP 480,500 for the smallest ground floor retail unit through to EGP 199,500 for offices, so the only missing input is the achievable rent per square metre on South 90 Street. Obtaining current asking rents for comparable trading units in the immediate cluster, then dividing by the price paid, produces a yield the buyer can defend. That is the honest route to a number, and it is a very different exercise from accepting one printed in an advertisement.

Who the project suits, and who should look elsewhere

Four published facts support the investment case, and each one is checkable against the schedule above. The four way unit mix allows risk to be split between fast turning retail income, stable office and clinical income and hotel apartment income. The South 90 Street frontage supplies existing daily movement instead of requiring the project to generate its own. The zero deposit and seven year tenor keep initial cash commitment unusually low for a commercial asset. The two year handover on the income producing tiers shortens the wait before a unit can trade.

On that basis the project suits an investor seeking an income producing commercial asset on a main New Cairo artery, whether that means a retail unit with higher turnover, an office or clinic on a longer lease, or a hotel apartment for letting. It suits an operating business just as well as an investor, since a company or a practice can buy its own premises on South 90 Street on seven year terms with no deposit rather than continue paying rent.

It does not suit a buyer looking for a home, since no residential units exist here. It is also a poor fit for anyone who needs a contractually fixed income, because no yield and no guarantee is published, or for anyone unwilling to fund a retail fit out on top of the purchase price. Competition between malls on this corridor is heavy, so the specific unit chosen, meaning its frontage, its floor and its permitted activity, together with how actively it is marketed to tenants, will decide the outcome far more than the building’s address does. This analysis is guidance drawn from the published figures and is not investment advice.

Frequently asked questions

Where is H:rs Mall New Cairo located?

H:rs Mall New Cairo sits directly on South 90 Street in New Cairo (Fifth Settlement), with frontage of up to 75 metres. The plot is minutes from the American University in Cairo and reached through the Mohamed Naguib Axis and the Ring Road, inside an established retail cluster.

What is the starting price at H:rs Mall New Cairo?

Prices at H:rs Mall New Cairo start at EGP 7,553,931 for a hotel apartment from 38 m², EGP 8,397,000 for an administrative unit at EGP 199,500 per square metre, EGP 8,398,000 for a clinic, and EGP 32,675,000 for ground floor retail. Figures updated mid 2026.

Is there a down payment?

H:rs Mall New Cairo requires no reservation down payment, and instalments extend to seven years across the commercial, administrative and medical units. One structure applies to every unit type. Listing portals quoting deposits of five or ten per cent are not reflecting the developer’s published release.

Are the units delivered finished?

Units at H:rs Mall New Cairo are handed over differently by type. Administrative and clinical units carry flexi finishing adapted to the occupier, commercial units are delivered core and shell for tenant fit out, and hotel apartments are finished to the investor’s preference and arrive ready for use.

Who is the developer?

Main Marks Developments built H:rs Mall New Cairo, an Egyptian and Emirati alliance of Rawabi Al Ain General Contracting and Real Estate, WEALTH Real Estate Developments, HTD Properties and El Hayah Construction and Development, chaired by Engineer George Ghanem. Its earlier New Cairo project is Moray Mall on North 90 Street.

The short version

H:rs Mall New Cairo offers a clear commercial proposition on 11,003 m² of South 90 Street frontage: four asset classes in a ground plus six floor hub, no reservation deposit, seven year instalments, and a two year handover on the units that produce income. Prices open at EGP 7,553,931. No yield or guarantee is published, so the return is one the buyer must calculate. To confirm current prices or arrange a viewing, get in touch through the form on this page.

Mall H:rs New Cairo

About the Project