Radium Mall New Cairo stands directly opposite Gate 23 of Al Rehab City, which puts a commercial, administrative and medical building in front of one of the oldest and most densely populated communities in east Cairo. MakePlace Developments spread the project across 18,500 m² inside the Fifth Settlement, minutes from North 90th Street and the American University in Cairo. That address carries more weight than any design detail in this project, because a mall facing an already occupied city inherits its footfall on opening day instead of waiting years for the surrounding plots to fill.

Three measurable inputs shape the commercial case here. Office units start at 42 m², which lowers the capital needed to own a registered address inside the Fifth Settlement. Prices open at EGP 8,089,640 for a clinic, and the payment structure begins with a 15% down payment and stretches the balance over ten years. The sections below take those figures apart floor by floor and activity by activity, and add the two cost lines most buyers leave out of their return calculation.

An address that borrows its footfall from Al Rehab City

Radium Mall New Cairo faces Gate 23 of Al Rehab City, the Talaat Moustafa Group community that opened long before most of the Fifth Settlement was built and now ranks among the densest residential districts east of Cairo. Gate 23 functions as a daily exit point for thousands of households, so the retail units on the ground floor open onto a customer base that already exists rather than a projected one. Commercial property in New Cairo usually carries a waiting period between handover and stable occupancy, and a frontage on a lived-in city compresses that gap.

The second traffic generator sits a short drive away. The American University in Cairo and North 90th Street both fall within roughly ten minutes of the mall, feeding daytime movement from students, faculty and office workers into the same catchment. A mall that draws residential traffic in the evening and institutional traffic during working hours spreads its trading hours across the full day, which is the pattern retail tenants price into their rent offers.

Driving times to Cairo Airport, Madinaty and the New Capital

Radium Mall New Cairo lies 15 minutes from Cairo International Airport and 20 minutes from the New Administrative Capital. Madinaty, North 90th Street and the American University in Cairo each sit around 10 minutes away, while Heliopolis and Nasr City are reachable in about 20 minutes by car.

Those numbers place the project at a midpoint between the older eastern districts of Cairo and the newer expansion toward the New Administrative Capital. The Suez Road and the Ring Road carry the through traffic, and the Middle Ring Road link keeps the drive to the New Capital under half an hour outside peak times. For a medical or professional tenant, the practical result is a catchment that reaches beyond Al Rehab into Madinaty, Heliopolis and Nasr City without asking patients or clients to cross the city.

The immediate commercial neighbourhood matters as much as the road network. Several standing retail and administrative projects share the same axis, including City Hall Mall New Cairo and Nawar Mall New Cairo, and they compete for the same visitors while confirming that the corridor has matured into a recognised commercial destination. A single isolated mall has to create demand on its own, whereas a mall inside an established cluster draws from traffic the cluster already generates.

The Fifth Settlement itself has shifted from a purely residential district into the main commercial and administrative base of east Cairo, and North 90th Street now carries most of the retail frontage, bank branches and medical centres serving that population. Al Rehab, Madinaty and the compounds along the Suez Road feed that spine daily, which is why commercial supply along the axis has grown faster than residential supply over the past few years. A building positioned on the residential edge of that spine trades slightly lower rent per meter for a far shorter lease-up period.

A G+2 building that keeps shoppers and patients apart

MakePlace Developments chose horizontal spread over height. The building rises as a ground floor plus two upper floors, served by two basement parking levels, and published figures for the project put parking capacity at roughly 1,500 vehicles with a mechanical parking option. A low-rise mass gives every unit a stronger chance of visibility and a view over the surrounding landscaped areas, and it lets visitors move between activities on foot instead of queuing for lifts, which is the usual bottleneck inside tower malls.

The developer separated the three activities by floor rather than mixing them. Retail shops occupy the ground and first floors, where pedestrian movement is heaviest, and clinics and administrative offices sit together on the second floor, away from shopping noise. That split protects patient privacy in the medical units, gives office tenants a quieter working environment, and still lets each activity feed the others. Clinics generate prescriptions for the pharmacy, offices push traffic toward banking and service outlets, and the shops below benefit from both streams.

Unit types, floors and starting areas

The unit mix runs across three activities, and each one occupies a defined position in the building with its own entry size. The table below sets out the starting areas by activity and floor.

Unit type	Floor	Area starts from
Retail shop	Ground floor	97 m²
Retail shop	First floor	55 m²
Clinic	Second floor	47 m²
Administrative office	Second floor	42 m²

Ground floor shops start at 97 m² and hold the most valuable position in the building. They face the frontage directly, absorb the pedestrian flow arriving from Al Rehab, and suit food and beverage operators and retail brands that convert passing traffic into sales. First floor shops open at 55 m² and work differently, since a customer reaching the first floor has usually come for a specific destination rather than an impulse visit. Showrooms, service brands and specialist retailers fit that behaviour better than convenience formats.

Clinics begin at 47 m² on the second floor, an area that comfortably carries a single specialist consultation room with a small waiting area. Administrative offices on the same floor start at 42 m², the smallest entry ticket in the project, and target startups, professional practices and small firms that want a commercial address in the Fifth Settlement without committing to a large floor plate. The narrow size range across all three activities is deliberate, because smaller units resell and re-let faster than large ones in a market where most commercial demand is individual rather than corporate.

Radium Mall New Cairo prices and the 2026 price per meter

Prices at Radium Mall New Cairo start from EGP 8,089,640 for a clinic on the second floor, and the price per meter changes with the activity and the floor. The figures below are updated for 2026 and reflect the frontage position on Al Rehab City together with the mixed commercial, administrative and medical use.

Retail shops: price per meter starts from EGP 302,718.50, with a total price from EGP 16,649,490.
Clinics on the second floor: price per meter starts from EGP 172,120.15, with a total price from EGP 8,089,640.
Administrative offices: price per meter starts from EGP 172,887.67, with a total price from EGP 8,125,689.

The pricing logic is visible in the gap between the tiers. A retail meter costs close to double a clinic or office meter, and that premium buys frontage, ground level access and direct exposure to pedestrian traffic. Whoever buys a clinic or an office therefore enters the building at the lowest possible price point, while a retail buyer pays extra for the position that converts footfall into revenue fastest. Reading the two tiers side by side gives a buyer a clear choice between yield potential and entry cost.

Measured against neighbouring Fifth Settlement malls, an entry price near EGP 8 million places the project in the middle band of the local market rather than at its top end. That positioning is the practical argument for the project. An investor buying a medical or administrative unit is paying mid market money for a frontage on a fully occupied community, which is usually a premium location attribute in New Cairo.

Down payment, installments and handover terms

Radium Mall New Cairo is sold on a plan that opens with a 15% down payment and spreads the remaining value over installments reaching 10 years, with units handed over within 2.5 years of contract. MakePlace Developments also charges 8% of the unit value as maintenance and EGP 300,000 for the garage.

Reservation down payment starting from 15% of the unit value.
Balance installed over a period reaching 10 years.
Handover within 2.5 years from the contract date.
Maintenance charge of 8% of the unit value.
Garage payment of EGP 300,000.

A ten year schedule is long by the standards of commercial malls in the Fifth Settlement, where retail and administrative units are more often sold over five to seven years. Combined with a 15% opening payment, the structure keeps the initial cash requirement low and moves most of the burden into the operating period, when a leased unit can contribute toward its own installments.

The two cost lines buyers leave out of the return calculation

Maintenance at 8% and the EGP 300,000 garage payment are not optional extras, they are part of the real acquisition cost. On a clinic priced at EGP 8,089,640, the maintenance charge alone adds roughly EGP 647,000, and adding the garage brings the true capital outlay close to EGP 9.04 million before any fit out. A yield calculated on the sticker price rather than on the total actually paid will overstate the return by a meaningful margin.

The second omission is time. Handover falls 2.5 years after contract, so no rental income arrives during that window while installments continue. A buyer financing the unit from salary or from another business should model those thirty months as pure outflow, then treat the operating income as starting only after fit out and tenant handover. Building both the extra charges and the delivery gap into the plan from the start produces a far more honest picture of the capital required.

Fit out is the third line to plan for, and it varies sharply by activity. A clinic on the second floor needs medical grade flooring, plumbing for a sink in the consultation room and a licensed layout before the health authority signs off, while a retail shop on the ground floor mainly needs a shopfront, lighting and a point of sale area. Budgeting the fit out per activity, rather than as a flat percentage of the unit price, keeps the first year cash plan realistic.

Facilities that decide the occupancy rate

MakePlace Developments equipped the building with an operating package aimed at the commercial and administrative activities together. These services are not decoration, because a prospective tenant judges the quality of building operation before signing a lease, and that judgement feeds directly into occupancy and achievable rent.

Large basement garage absorbing visitor vehicles and easing pressure on the surrounding street.
Multiple elevators moving visitors between the three floors.
Restaurants and cafes that extend the average visit and raise spend per head.
Meeting rooms serving the administrative offices and their corporate clients.
Equipped gym inside the mall.
High speed internet supporting digital and professional activity.
Environmentally conscious design meeting sustainability standards in energy consumption.
Maintenance and cleaning services running 24 hours a day, seven days a week.
Security personnel and surveillance cameras covering the full building.
ATM machines distributed across the project.
Secured kids area for family visitors.

The combination turns the mall from a quick shopping stop into a destination a family can spend time in and a company can work from. The gym, restaurants and kids area lengthen visit duration, which retail tenants translate into higher basket value, while the meeting rooms and connectivity give office tenants a ready work environment. Round the clock security and maintenance matter most to clinic and shop owners, whose income depends on uninterrupted daily operation.

MakePlace Developments and the portfolio behind the project

The developer is MakePlace Developments, an Egyptian company founded in 2014 that has accumulated a decade of activity in the local market and is classified among the faster growing developers in the commercial segment. Its focus is narrow by design, concentrating on retail and administrative projects in the Fifth Settlement and 6th of October rather than spreading across residential, coastal and administrative lines at once, with a stated commitment to delivery dates and to management and operation efficiency.

Track record carries more weight for a mall than for a residential compound, because the value of a commercial unit is only realised once the building is running and leased. A developer that has already opened and operated malls understands tenant mix, service charges and footfall management, and those disciplines protect the unit owner after handover. The company portfolio includes the following projects.

Mall ATOM New Cairo.
Agora Mall New Cairo.
V90 Mall New Cairo.
CLOUD NINE Mall New Cairo.
The Lane Palm Valley October.
Mall Hale Town October.
Village Garden Katameya Mall.

That list clusters tightly around commercial and administrative buildings in east and west Cairo. For a buyer at Radium Mall New Cairo the significance is risk related rather than promotional, since the company is repeating a model it has executed several times instead of entering an asset class it has never handled. Four of the listed malls sit inside New Cairo itself, which means the developer is also operating in the same tenant market the new project will draw from.

Strengths and trade-offs for a commercial buyer

The clearest advantages are concrete. The frontage position opposite Al Rehab City guarantees visitor flow, the three activities under one roof widen the tenant pool, unit sizes from 42 m² keep the entry price accessible, and the ten year installment plan is longer than most competing malls on the same axis offer. Together those points make the project a workable route for anyone who wants to own a shop, a clinic or an office inside a populated corridor at the lowest realistic price level.

The counter argument is congestion. Placing three activities in one building can create competition for shared services such as parking and elevators during peak hours, particularly when clinic appointment times overlap with evening shopping. The floor separation between retail below and clinics and offices above addresses most of that risk, and it converts the activity mix from a drawback into an advantage, since each use feeds traffic to the others rather than competing for the same visitor.

A second trade-off concerns unit scale. Buyers looking for a large single retail floor plate will not find it here, because the project is built around small and mid sized units. That constraint is what keeps the entry price low, so it is a deliberate positioning choice rather than an oversight, but it does narrow the project’s appeal for anchor tenants and large format brands.

The investment case, and who should look elsewhere

The investment case rests on three factors that can be checked rather than assumed. The frontage on a fully occupied Al Rehab City supports rental demand from the first day of operation, unit sizes starting at 42 m² make resale and re-letting easier in a market dominated by individual buyers, and a developer specialised in malls reduces the operational risk that damages returns after handover. Those three points define a specific type of buyer rather than a general one.

The project fits an investor seeking an income producing commercial or medical unit on an axis that already functions. A physician who wants a clinic close to a high density population is well served here, as is a buyer with mid range capital who prefers a small office at a recognised address over a larger and costlier unit elsewhere. It does not suit anyone looking for residential property, and it does not suit a brand that needs a large format retail box, because the entire unit mix is built around modest areas.

Anyone modelling an expected yield should calculate it on the full amount paid, including the 8% maintenance charge and the EGP 300,000 garage payment, not on the headline unit price. The 2.5 year handover period should be treated as a financing cost as well, since operating income cannot begin before delivery. Actual achievable rent will still depend on the specific unit, its floor, its frontage and the activity licensed inside it, so verifying those variables on a named unit before signing is the practical last step.

This analysis is for guidance only and is not investment advice.

Questions buyers ask before reserving a unit

Where exactly is Radium Mall New Cairo located?

Radium Mall New Cairo sits directly in front of Gate 23 of Al Rehab City in the Fifth Settlement, a few minutes from North 90th Street and the American University in Cairo. The Suez Road and Ring Road connections put Cairo International Airport 15 minutes away and the New Administrative Capital within 20 minutes.

How much do prices start from at Radium Mall New Cairo?

Prices at Radium Mall New Cairo start from EGP 8,089,640 for a second floor clinic, EGP 8,125,689 for an administrative office and EGP 16,649,490 for a retail shop. Figures are updated for 2026 and come with a plan of 15% down and installments reaching 10 years.

When are units at Radium Mall delivered?

Radium Mall New Cairo hands over units within 2.5 years of the contract date under the payment schedule published by MakePlace Developments. The developer has previously delivered and operated malls in the Fifth Settlement and 6th of October, and buyers should treat the handover window as the point where operating income can begin.

Who is the developer of Radium Mall New Cairo?

Radium Mall New Cairo was developed by MakePlace Developments, an Egyptian company founded in 2014 with a decade of market activity. Its portfolio includes ATOM, Agora, V90 and CLOUD NINE in New Cairo, plus The Lane Palm Valley and Hale Town in 6th of October, all commercial and administrative projects.

What unit types are available at Radium Mall New Cairo?

Radium Mall New Cairo offers three unit types across a ground floor plus two upper floors. Retail shops start from 97 m² on the ground floor and 55 m² on the first floor, clinics from 47 m² on the second floor, and administrative offices from 42 m² on the same level.

How far is Radium Mall New Cairo from the American University in Cairo?

Radium Mall New Cairo is roughly 10 minutes by car from the American University in Cairo, the same distance that separates it from Madinaty and North 90th Street. That proximity brings student and staff movement into the mall catchment during working hours, alongside the residential traffic from Al Rehab City.

The bottom line for a Fifth Settlement buyer

Radium Mall New Cairo combines a frontage on an occupied community, an 18,500 m² low rise building that separates retail from clinics and offices, unit sizes opening at 42 m², and a payment plan of 15% down over 10 years behind a developer that builds malls for a living. For an investor targeting an income producing commercial or medical unit at the lowest realistic entry point in the Fifth Settlement, that combination deserves a serious look.

To check updated prices or arrange a viewing of the available units, get in touch through the contact form on this page.

Radium Mall New Cairo

About the Project