Aisle 90 Mall New Cairo by Scope Developments

Aisle 90 Mall Fifth Settlement stands at the intersection of North 90th Street and South 90th Street within the Fourth Service District, on the last available plot of land in a district that already includes about 20 existing malls, developed by Scope Developments.

The project’s distinguishing feature isn’t the location alone, as the mall is fully managed by the operating company Incomercial, with rental authorization contracts for 5 years from the handover date that give the investor rental income without directly managing the unit.

Aisle 90 Mall Fifth Settlement is a multi-use commercial, administrative, and medical mall, with unit prices starting from EGP 5,582,500, with a down payment starting from 0% and installments of up to 10 years.

The Meaning of the Name Aisle 90 Mall

The word Aisle in English means a passage or a path connecting two sides, and the developer chose it deliberately because the land itself sits at the crossing point between North 90th Street and South 90th Street.

The name here is a literal description of the location before being a brand, as the mall actually functions as a commercial passage linking the two most important service axes in New Cairo, while the number 90 signifies the street that gives the project its identity.

A Detailed Overview of Aisle 90 Mall Fifth Settlement

The developer didn’t treat the land as a commercial plot to be divided into units, but as a crossing point between two axes, and this is what shaped the building’s form from the start, as the project was designed with a dual facade overlooking two completely different sides instead of a single facade on the street.

The first side is a direct facade onto the neighboring 3 Skies Mall, and the second is a facade onto an outdoor plaza measuring 800 sqm, giving ground-floor shops visual exposure from two directions and attached outdoor spaces suited to restaurants and cafes.

Engineering supervision of the design came from the expert firm Moharam Bakhoum, one of the oldest engineering offices in Egypt, and this showed in the treatment of the massing with staggered heights that break the closed pattern of traditional malls, along with panoramic glass facades that let in natural light throughout the day.

The interior layout is based on vertically separating activities rather than mixing them, with the ground and first floors fully dedicated to commercial activities, the second floor to medical clinics, the third and fourth floors to administrative offices, while two underground basements serve as the garage and utilities.

This separation is supported by separate entrances for each section, so that a clinic patient or an office visitor doesn’t pass through the crowds of the retail shops, an operational detail that raises the occupancy rate of the medical and administrative units.

On the operational side, Scope Developments entrusted the mall’s full management to Incomercial, a company specialized in operating commercial centers, with the entire ground floor dedicated to restaurant and cafe activities under its management, alongside a Food Terrace measuring 250 sqm serving the first floor.

Vodafone Egypt also came on board as the project’s technology sponsor to provide communication systems and smart solutions inside the building, moving the mall from the idea of a commercial building to an integrated operating system.

The strongest element from an investment standpoint is the rental authorization contracts for 5 years from the handover date, whereby the owner authorizes the operating company to lease their unit and manage contracts and maintenance, so they receive regular income without searching for a tenant or overseeing operations themselves.

Aisle 90 Mall Fifth Settlement Details Table

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The Location of Aisle 90 Mall Fifth Settlement

Aisle 90 Mall is located in the Fourth Service District, the district dedicated to commercial, administrative, and medical activities within the Fifth Settlement, which already includes about 20 operating malls alongside companies, consulting offices, and clinics, meaning the area has proven its commercial viability before this project was launched.

Aisle 90 Mall location’s real value comes from being at the crossing point between North 90th Street and South 90th Street, as this point carries the highest daily traffic density in New Cairo, with traffic passing through it from Maadi, Nasr City, the Administrative Capital, and the Ring Road all in one direction.

The main source of visitor traffic is the surrounding residential and student population, as Aisle 90 Mall directly borders Porto New Cairo just two minutes away, and is surrounded by the American University in Cairo, Future University, and the British University, alongside residential compounds stretching along 90th Street.

The American University Monorail station adds another dimension, transporting visitors from the Administrative Capital and East Cairo cities directly to the mall’s surroundings, expanding the potential customer base beyond the boundaries of the Fifth Settlement itself.

Landmarks and Places Near Aisle 90 Mall

Projects Neighboring Aisle 90 Mall Fifth Settlement

The area around 90th Street includes a group of commercial and administrative malls serving the same population base, and knowing these projects helps the investor understand price levels and demand patterns within the district before making a decision. Among the best options:

• City Hall 90 Mall: a project by Cirac Real Estate Development located on 90th Street, offering units at a price per meter starting from EGP 300,000 with an expected investment return of up to 14%.
• 90 Plus Mall: by Hamat Real Estate Development, featuring a facade on North 90th Street and Al Nasr Road, with a construction completion rate reaching 80%, shortening the wait for delivery.
• 70 Plaza Mall: a commercial project by Rejan Real Estate Development on North 90th Street, with shop areas starting from 45 sqm and installment plans of up to 7 years.
• One 90 Mall: a commercial and administrative mall by Landmark Real Estate Development, targeting the larger-space segment, with units starting from 94 sqm, a 5% down payment, and 7-year installments.
• Centro Clavo Mall: a project by Smart Group offering units with no down payment and installments of up to 7 years, making it the closest project in payment style to Aisle 90 Mall’s systems.

Aisle 90 Mall is also surrounded by already-operating malls such as 3 Skies Mall right next door, along with Point 90 Mall, Maxim Mall, and Americana Plaza, destinations that draw steady traffic into the entire area.

Unit Types, Areas, and Prices at Aisle 90 Mall Fifth Settlement

Units within Aisle 90 Mall are divided based on activity rather than area, with each floor dedicated to a single type of activity in spaces suited to its nature, meaning retail shops start from small areas suited to retail and restaurants, while offices and clinics come in slightly larger areas that allow for internal partitioning.

The following table lists the details of all Aisle 90 Mall units:

The prices listed in the table are installment prices before discount, not cash prices, and the price per meter varies by floor and activity, starting from EGP 145,000/sqm for medical units, EGP 150,000/sqm for administrative offices, and EGP 165,000/sqm for first-floor shops, reaching EGP 260,000/sqm for ground-floor shops.

The large difference in the ground floor’s price per meter is because the unit there isn’t priced on its interior area alone, as ground-floor shops are sold with an attached outdoor space overlooking the plaza, a space fully usable for commercial purposes and included in the total.

To inquire about the latest prices and available areas, contact the Aisle 90 Mall Fifth Settlement sales number: ‎+201117879909

Payment and Installment Systems at Aisle 90 Mall Fifth Settlement

The developer has offered nine different payment systems on a clear logic: every increase in the down payment or shortening of the installment period is matched by a higher discount on the unit price, while the longer systems replace the discount with annual payments.

The practical takeaway from the table is that an investor looking for the lowest total cost should go for the 10% down payment system over 4 years to get a 25% discount, while someone wanting the lowest monthly burden should choose a 25% down payment over 10 years.

The 0% down payment system over 5 years remains the best fit for those who want to enter the investment without upfront capital, as payment begins directly in installments with a 10% discount on the unit price.

The reservation deposit amount and the maintenance and operation deposit are determined according to the unit type and area at the time of contracting. To inquire about them, contact the Aisle 90 Mall sales number: ‎+201117879909

Delivery Dates at Aisle 90 Mall Fifth Settlement

Aisle 90 Mall units are delivered within 3.5 years from the contract date, and the finishing level at delivery varies between the three activities.

The Core & Shell system means the shop is delivered with a structural shell and installed utilities but without interior finishing, which best suits retail and restaurant activities that need an interior design matching their brand identity.

In contrast, delivering offices and clinics with full finishing and AC installation saves the client the cost of finishing and an extra waiting period, shortening the time between handover and starting to operate the unit or collect rent.

Services and Facilities at Aisle 90 Mall Fifth Settlement

The project’s services system is built on the idea that a commercial mall’s success is determined by the quality of its operation after delivery, not by construction specifications alone, which is why its most prominent facilities are tied to specific named operators and partnerships.

Incomercial Management and Operating Company

The developer entrusted the mall’s full management and operation to Incomercial, a company specialized in operating commercial centers, which is responsible for choosing the tenant mix and managing contracts, maintenance, and marketing for the mall as a single entity.

The value of this arrangement is that it protects the individual investor from the biggest risk in commercial malls — inconsistent activity quality between units and some floors turning into dead zones — as centralized operation distributes activities in a way that serves visitor traffic on every floor.

The company also operates the entire ground floor as a restaurant and cafe zone, the floor that drives the traffic of Aisle 90 Mall Fifth Settlement and attracts visitors to stay longer.

5-Year Rental Authorization Contracts

Aisle 90 Mall offers rental authorization contracts for 5 years starting from the unit’s handover date, under which the owner authorizes the operating company to lease and manage their unit on their behalf.

The direct effect of this system is that the investor receives regular income from the first year of operation without searching for a tenant, following up on collection, or managing maintenance, while the operator bears the responsibility of occupying the unit.

This type of contract reduces the risks of the first years after delivery, the period when most new malls suffer from low occupancy rates until visitor traffic stabilizes.

The Outdoor Plaza and Dual Facade

Aisle 90 Mall includes an outdoor plaza measuring 800 sqm that functions as a venue for events and promotional activities, overlooked by ground-floor shops with attached outdoor spaces suited to outdoor seating for restaurants and cafes.

The project also enjoys a dual facade, one onto the plaza and the other onto the neighboring 3 Skies Mall, giving commercial units visual exposure from two directions and doubling the advertising value of the facade for tenants.

Smart Systems in Partnership with Vodafone Egypt

Vodafone Egypt came on board as the project’s technology sponsor, providing communication systems, high-speed internet, and smart solutions inside the building — elements that have become a basic requirement for leasing administrative offices and medical clinics.

Core Services at Aisle 90 Mall

Commercial Investment Advantages at Aisle 90 Mall

Evaluating any commercial mall isn’t based on the building’s specifications but on its ability to generate steady visitor traffic and a stable rental return.

In this context, here are the key factors that make Aisle 90 Mall an excellent investment opportunity:

• Visitor traffic already exists: the Fourth Service District includes around 20 operating malls along with companies, consulting offices, and clinics, and the project directly borders Porto New Cairo just two minutes away, alongside three major universities within 5 minutes — the American University, Future University, and the British University — meaning a daily customer base already exists before the mall even opens.
• Guaranteed return during the first 5 years: the rental authorization contracts for 5 years from handover shift the risk of finding a tenant from the owner to the operator, an advantage that separates a unit generating income from year one from a unit waiting to be occupied.
• A location that can’t be repeated: the project is built on the last available plot in the Fourth District, meaning no new mall with the same marketing advantages will appear in this area, keeping unit values supported by scarcity of supply, not just market growth.
• Payment flexibility: a 0% down payment system with installments up to 10 years allows starting the investment without freezing significant capital, while a higher down payment option remains available for those seeking a discount of up to 25% on the unit price.

Don’t miss this investment opportunity

Why Invest in the Fifth Settlement ?

The Fifth Settlement is the oldest and most stable area of New Cairo in terms of infrastructure and population density, which means commercial activities there operate on already-existing demand rather than demand expected years from now.

The operation of the monorail network and the Mohamed Bin Zayed and Al Mushir Tantawy axes has also expanded access to the area from the Administrative Capital and East Cairo cities, while the scarcity of service land in central districts pushes commercial unit prices upward.

About Scope Developments

Scope Developments is an Egyptian joint-stock company founded in 2017, established by a board of experts with more than 20 years of experience in real estate valuation, which shaped the company’s overall approach.

The company’s board is chaired by Eng. Mohamed Salama Ghabashy, a certified real estate valuation expert, vice chairman of Manassat Real Estate Development, and a board member of the Real Estate Investment Division at the General Federation of Chambers of Commerce.

He also serves as Secretary General and Deputy Chairman of the New Cairo and Administrative Capital Developers Association, with Eng. Adly El-Qeay, contracting consultant, also part of management.

In numbers, the company has delivered more than 450 diverse real estate units in less than a decade, and has worked on more than 60 projects across New Cairo neighborhoods, including residential, commercial, and administrative complexes, with its head office located in Iris Mall in the Center City area of the Fifth Settlement.

Track Record of Scope Developments

Other Scope Developments Projects on Our Site

Scope’s direction in New Cairo is clear from its portfolio, as it works on mid-sized projects in central service locations rather than massive projects on the outskirts, and this shows in its other commercial project available on our site.

We’re talking about Zoom Plaza Mall Fifth Settlement, the first integrated plaza combining commercial, administrative, and medical activities in the area south of the Academy, offering units with payment systems of up to 5 years, the project through which the company built its expertise in operating malls before moving on to Aisle 90 Mall.

Book Your Investment Unit at Aisle 90 Mall Fifth Settlement

Aisle 90 Mall Fifth Settlement brings together a set of factors rarely found all in one project within the Fourth District:

• Located on the last available plot in the Fourth District, at the intersection of North and South 90th Street.
• Centralized operation and management through Incomercial, with the entire ground floor dedicated to restaurants and cafes.
• Rental authorization contracts for 5 years from the handover date.
• Prices starting from EGP 5,582,500 with a down payment starting from 0% and installments of up to 10 years, with discounts of up to 25%.
• Offices and clinics delivered fully finished with AC installation, with separate entrances for each section.

Available units are limited given Aisle 90 Mall’s size, so getting the updated price list and viewing the plans remains the first step before any decision.

To book your unit or get the latest price list, contact the Aisle 90 Mall Fifth Settlement sales number: ‎+201117879909 (service available daily from 10 AM to 10 PM)