New Cairo and Fifth Settlement Malls 2026: Guide to the Best Commercial Malls and Prices

Last updated: October 27, 2026

New Cairo, and Fifth Settlement at its heart, is the busiest market for commercial and administrative property in east Cairo. North and South 90th Street form its main commercial artery, surrounded by the Mohamed Naguib, Gamal Abdel Nasser and Sadat axes, the Middle Ring Road and the Suez Road. Demand is large and steady, driven by the American University in Cairo, the German University in Cairo, Cairo Festival City and Golden Square, with Cairo Airport, the New Administrative Capital, Rehab and Madinaty all close by. That is why investors increasingly search for Fifth Settlement malls.

This guide lists the Fifth Settlement and New Cairo malls we offer at West Capital (more than 40 projects), with their locations, areas, prices and payment plans as given on the project pages, and a link to each mall. Developers can change prices, so confirm what is available before you book.

How many malls are in Fifth Settlement, and which are the best known in New Cairo?

This guide covers more than 40 malls and commercial and administrative complexes in Fifth Settlement and New Cairo, most of them on North and South 90th Street. The best-known operating malls in Fifth Settlement are Maxim, Concord Plaza, Park Mall and 5A Mall. Projects leading developer sales at the moment include At Nine, Ratio, VX and X Square. The newest Fifth Settlement malls under construction are Moray (from EGP 9 million), Point 90 (from EGP 13.9 million) and SPD (administrative units from 36 sqm). The cheapest entry points in the table below are Raq Hub, with a unit from EGP 3,400,000, and Next Point, from EGP 3,500,000 (prices as of November 2026).

Quick comparison of Fifth Settlement and New Cairo malls

Once Mall Fifth Settlement

A Health Real Estate Development project one minute from South 90th Street, 3 minutes from the Mohamed Naguib axis and 10 minutes from AUC, close to the German University. It offers retail, administrative and medical units and pharmacies in a range of sizes. The price per metre starts from EGP 110,000, with a reservation deposit of EGP 160,000 for retail, EGP 110,000 for administrative and medical, and EGP 300,000 for pharmacies. The payment plan is 10% down with 7 years of interest-free instalments.

Once Mall Fifth Settlement details and prices

Multqa Mall Fifth Settlement

An Aknan Real Estate Development project south of the Academy, next to the Hassan El Sherbatly Mosque. It serves more than 2,400 existing villas and several international schools, and is close to North 90th Street, the Talaat Harb axis, Katameya Downtown and the Suez Road. It has administrative and retail units from 40 sqm. Administrative units start from EGP 5,000,000 and retail units from EGP 10,000,000, with instalments of up to 10 years.

Multqa Mall Fifth Settlement details and prices

X Square Mall Fifth Settlement

An X Estate project on 3,400 sqm near Elin compound, Medline Mall, the Middle Ring Road, South and North 90th Street and Al Marasem Hospital. It has a garage, two basements, ground, first and second retail floors, and a third floor for administrative and medical use. Retail units start from 34 sqm, and administrative and medical units from 54 sqm. Retail prices start from EGP 8,772,000 and administrative and medical from EGP 7,950,000, with a 20% down payment and 3 to 6 years of instalments. Discounts reach 25%, and delivery is two years after contracting.

X Square Mall Fifth Settlement details and prices

Home Hub Mall New Cairo

A Valu Real Estate Development project on 8,000 sqm with a ground floor and two upper floors, close to the South 90th axis and the Mohamed Naguib and Gamal Abdel Nasser axes, 5 minutes from AUC. Shops start from 41 sqm, and offices and clinics from 32 sqm. The price per metre is EGP 250,000 for ground-floor retail, EGP 225,000 for the first floor and EGP 160,000 for offices and clinics. There are seven payment plans, from no down payment over 4 years to 35% down over 10 years.

Home Hub Mall New Cairo details and prices

At Nine Mall Fifth Settlement

A Wealth Plus project directly on the main 90th Street next to Cairo Festival City, minutes from the Mohamed Naguib axis, the Suez Road and the Air Force Hospital. It separates administrative floors from retail ones, with retail areas from 54 sqm and administrative areas from 50 sqm. Facilities include meeting rooms and hotel-style reception desks. The retail price per metre starts from EGP 250,000 and the administrative from EGP 150,000, with a 15% down payment and 4 years of interest-free instalments.

At Nine Mall Fifth Settlement details and prices

O Yard Mall Fifth Settlement

A Concrete Real Estate project on 1,850 sqm with a ground floor and 3 upper floors, designed by Archerete. It is one minute from North 90th Street and 5 minutes from Sadat Street, Taha Hussein Street and the Mohamed Naguib axis. Shops start from 22 sqm and offices from 34 sqm, at a price per metre from EGP 165,000 for retail and EGP 103,000 for administrative. There are several payment plans, from 7% down plus 7% after 6 months with up to 7 years of instalments, to 25% down over 5 years with a 20% discount.

O Yard Mall Fifth Settlement details and prices

V Terrace Mall Fifth Settlement

A Valu project on 4,300 sqm opposite AUC, next to Mountain View iCity and Hyde Park, close to the Mohamed Naguib axis, the Middle Ring Road and the Sokhna Road, and 15 minutes from the New Administrative Capital. It has retail units from 70 sqm, pharmacies from 95 sqm, and administrative and medical units from 48 to 439 sqm. The payment plan is 10% down with up to 6 years of instalments for retail, administrative and medical units. Prices are not published on the project page, so ask what is available.

V Terrace Mall Fifth Settlement details and prices

Palmet Mall New Cairo

A Palm Hills Developments project on 28 feddans on the Middle Ring Road, close to the Mohamed Naguib and Gamal Abdel Nasser axes, the Suez and Sokhna roads and Cairo Airport. It offers retail units from 65 sqm as well as administrative and medical units, on a 10% down payment with up to 6 years of instalments. Prices are updated by the developer, so ask what is currently available.

Palmet Mall New Cairo details and prices

Ratio Mall Fifth Settlement

Grit Properties’ launch in Egypt, on 13,000 sqm with only 31% built, on South 90th Street opposite Hyde Park and close to the Middle Ring Road, the Suez Road and AUC. It has retail, administrative and medical areas from 45 sqm. The retail price per metre starts from EGP 330,000 and the administrative from EGP 155,000, with a 5% down payment and up to 8 years of interest-free instalments. The developer also offers the neighbouring Grit Mall at similar prices.

Ratio Mall Fifth Settlement details and prices

VX Mall Fifth Settlement

A Mercon project on 33,600 sqm in Golden Town on North 90th Street, 15 minutes from AUC and near Al Marasem Hospital. The ground and first floors are retail from 30 sqm (core and shell), and the second floor has offices and clinics from 32 sqm, fully finished. The retail price per metre is EGP 235,000 and administrative and medical is EGP 95,000, on a 5% down payment plus 5% after 3 months, with 8 years of instalments. The delivery date announced on the project page is June 2026, so ask about the current delivery status.

VX Mall Fifth Settlement details and prices

R1 Mall Fifth Settlement

An Emtelak Real Estate Development project on 30,000 sqm near the Middle Ring Road, the Suez Road and the Mohamed Naguib axis, 8 minutes from AUC and close to Rehab and Madinaty. It has retail, administrative and medical units in a range of sizes. The retail price per metre starts from EGP 170,000 and administrative and medical from EGP 120,000, with a 10% down payment and up to 8 years of instalments. The reservation deposit is EGP 50,000 for administrative and medical units.

R1 Mall Fifth Settlement details and prices

Massive Mall Fifth Settlement

The largest project by Pioneers (PRE Developments), on 43 feddans overlooking the Ring Road from 750 metres away and 10 minutes from Cairo Airport. The concept design is by Zaha Hadid Architects, and Savills will manage and operate it. Offices start from 75 sqm and clinics from 45 sqm, at EGP 155,000 to 170,000 per metre for administrative and from EGP 170,000 for medical. The plan is a 5% down payment with up to 8 years of instalments and the first instalment after 6 months.

Massive Mall Fifth Settlement details and prices

Patterns Mall Fifth Settlement

A Kulture Developments project on 11,000 sqm on El Nasr Road opposite the Attorney General’s office, close to 90th Street. Clinics start from 35 sqm, offices from 50 sqm and shops from 60 sqm. The retail price per metre starts from EGP 250,000 and administrative and medical from EGP 150,000. The reservation deposit is EGP 300,000 for retail and EGP 150,000 for administrative and medical, and payment plans are flexible, so ask for the details.

Patterns Mall Fifth Settlement details and prices

Al Mamsha Mall Fifth Settlement

A complete retail promenade from Mercon on 2,000 sqm, directly on the Sadat axis in the fully built-up Banafseg residential district, 3 minutes from North 90th Street, 7 minutes from the Suez Road and minutes from Rehab. It has retail, administrative and medical units from 40 sqm. The price per metre starts from EGP 350,000 for inline units and EGP 370,000 for corners, the highest on this list, which reflects the location. The plan is a 10% down payment with up to 6 years of instalments.

Al Mamsha Mall Fifth Settlement details and prices

Raq Hub Mall Fifth Settlement

An RMD Real Estate Development project on 8,250 sqm inside Golden Square on North 90th Street, opposite the Qarnafel villas and 5 minutes from the Suez Road and the Ring Road. Areas start from 20 sqm on the raised ground floor and 25 sqm on the lower ground and first floors. First-floor units start from EGP 3,400,000 and raised ground-floor units from EGP 9,700,000, with a 10% down payment and up to 8 years of instalments.

Raq Hub Mall Fifth Settlement details and prices

Other malls in New Cairo and Fifth Settlement

• Grit Mall: South 90th Street next to Hyde Park, retail from EGP 330,000 per metre, 10% down over 7 years.
• InPlace Mall: on 90th Street, from 45 sqm and from EGP 7,900,000, 5% down over up to 9 years.
• Brackets Mall: North 90th Street, from 50 sqm, EGP 180,000 to 205,000 per metre, no down payment over up to 10 years.
• Next Point Mall: Lotus district on El Nasr Road and South 90th Street, retail from EGP 3,500,000, delivery within two years.
• The Core Mall: opposite the Technological University in the Lotus district, retail from 59 sqm and from EGP 16,100,000, 15% down over 5 years.
• The Wave Mall: next to AUC, administrative from EGP 139,500 per metre, up to 10 years.
• Hub Walk Mall: opposite Wadi Degla Club, retail at EGP 250,000 and administrative and medical at EGP 150,000 per metre.
• Hilite Mall: on the Gezira axis opposite Patio Town, retail from EGP 3,311,700, no down payment over 5 years.
• N5 Mall: near Golden Square, retail from EGP 150,000 and administrative and medical from EGP 90,000 per metre.
• 90 Plus Mall: on the Tahrir axis, retail EGP 230,000 to 360,000 per metre, up to 6.5 years.
• OC Mall: the first mall on the Suez Road, ground-floor retail from EGP 266,000 per metre, delivery 2029.
• E Square Mall: next to Yasmine compound, retail EGP 160,000 to 250,000 per metre, down payment from 2.5% over up to 9 years.
• Begonia Walk Mall: near South 90th Street, retail from EGP 220,000 per metre, 10% down over up to 7 years.
• Kavi Mall: Narges villas, retail EGP 175,000 to 204,000 and administrative and medical from EGP 110,000 per metre, delivery 2028.
• Veln Mall: Yasmine villas, 3,800 sqm, 10% down and 8 years of instalments.
• Actio Mall: 6,750 sqm, administrative and medical units from EGP 3,300,000, 10% down over 5 years.
• Livalli Mall: near the Middle Ring Road and the Suez Road, retail from EGP 12,250,000, delivery within 3 years.
• Vybe Mall: on the Orouba axis opposite the Cairo Festival City villas, from 26 sqm, prices not yet announced.
• Moray Mall: North 90th Street, 16.5 feddans from Main Marks, retail, administrative and medical, from EGP 9,000,000 and studios from EGP 4,750,000, 10% down over up to 8 years, delivery in Q2 2028.
• Point 90 Mall: next to AUC from PRE Developments, clinics from EGP 13,900,000 and offices from EGP 15,400,000, 10% down over up to 7 years.
• SPD Mall: Second Administrative District between South and North 90th Street, from Al Salam Real Estate Development, administrative units from 36 sqm, under construction.
• 5A Mall: on the Ring Road at the South 90th entrance, from Waterway, a delivered project of around 35,000 sqm, with units from EGP 13,000,000.
• W Signature Mall: the commercial and administrative zone inside W Signature compound by Waterway, South Investors.
• Maxim Mall: North 90th Street at the Tahrir axis, operating since 2016 on more than 54,000 sqm, with units for sale or rent depending on availability.
• Concord Plaza Mall: South 90th Street, an operating mall with resale or rental units depending on availability.
• Park Mall: inside the Neom New Cairo complex by Arab Developers Holding, an operating mall with a Lulu Hypermarket, a cinema and a gym.

How do you choose a mall to invest in New Cairo?

• North 90th, South 90th or the side axes? Malls directly on 90th Street (At Nine, Ratio, VX, Raq Hub, Brackets) get the highest footfall and the highest price per metre, while malls in Banafseg, Yasmine, Narges and Lotus serve a stable residential base at lower prices.
• Near universities: Being close to the American, German and Technological universities means steady demand for restaurants, cafes and clinics.
• Price per metre: Among the projects we list, the retail price per metre starts from EGP 110,000 at Once Mall and EGP 150,000 at N5, mostly runs between EGP 165,000 and EGP 250,000, and reaches EGP 330,000 to 370,000 at Ratio and Al Mamsha. Administrative and medical units run from EGP 90,000 to EGP 160,000.
• Finishing: Offices and clinics are usually delivered fully finished (VX, Hub Walk), while shops come as core and shell or in red brick (The Core), so add the finishing cost when you compare.
• Delivery date: X Square and Next Point (two years) and VX (announced June 2026) suit near-term operation, while OC (2029) and Kavi (2028) suit buyers who want the launch price.
• Payment plan: Down payments start from 0% (Home Hub, Brackets, Hilite) and 5% (Ratio, VX, Massive), with periods of up to 10 years. Compare the total price, not just the down payment.

Frequently asked questions about Fifth Settlement malls

Useful links

• All New Cairo projects and units available for sale
• Best Sixth Settlement compounds
• Sheikh Zayed malls and 6th of October malls

Looking for a shop, office or clinic in Fifth Settlement? The West Capital team will recommend the best fit for your budget and book you a viewing. Ask about what’s available now on WhatsApp.