Blue Waters Mall new cairo by Eliwah Group

Blue Waters Mall New Cairo sits directly behind the Public Prosecutor’s Office in the heart of El Qarnfel district, marking the first fully integrated commercial, administrative and medical project that HUD Developments has launched inside New Cairo after a run of projects in the New Administrative Capital.

Unit prices start from EGP 2,160,000 with a down payment of just 5% and instalments extending up to 12 years, while administrative and medical units are handed over fully finished and ready to operate.

What sets the project apart is that operations and management have been assigned to HPM, a specialised mall operator, while the ECB consultancy office handled the engineering design ,a combination rarely found in a mid-sized mall located inside an established residential neighbourhood.

Blue Waters Mall New Cairo location

The Meaning Behind the Name Blue Waters

The name Blue Waters was not chosen at random. It draws directly from the reflective glass curtain wall that wraps the building, catching the sky and shifting through different shades of blue as the light changes over the course of the day.

The developer opted for this treatment for a specific reason: the mall sits inside a low-rise residential cluster of villas, and a reflective façade softens the visual weight of the mass instead of imposing it on the surroundings. The name, in other words, reflects a design decision rather than a marketing headline.

An In-Depth Look at Blue Waters Mall New Cairo

The project was built around a different premise from the large regional malls that depend on pulling visitors in from outside the area.

Here, the mall serves a population that already exists and is fully occupied, which pushed the developer towards designing a high number of smaller units rather than a handful of large ones.

The ECB consultancy office handled the architectural design, producing a reflective glass façade that channels as much natural light as possible into the interior units, paired with an internal layout built on wide circulation corridors that keep shopfronts visible from almost anywhere on the floor.

The building consists of a ground floor and an upper ground floor plus three typical floors, with activities distributed vertically according to clear commercial logic.

The ground, upper ground and first floors are dedicated entirely to retail, shops, restaurants and cafés , while administrative and medical units occupy the second and third floors, away from the noise of retail traffic.

This arrangement solves a recurring problem in mixed-use malls, where doctors and office tenants suffer from a constant flow of passing visitors outside their doors, while retail units on upper floors lose the natural footfall they depend on.

Operations were assigned to HPM, a company specialising in the management and operation of commercial centres. This is a genuine advantage for the project.

because the success of any mall after handover rests on having a single party managing the tenant mix, unified opening hours and maintenance of shared facilities, not on construction quality alone.

One of the most notable design features is the open outdoor plaza extending across 4,000 sqm, equal to more than half the plot allocated to the project.

That area was deliberately given over to open circulation and outdoor seating instead of being converted into additional sellable units.

A dedicated garage has also been allocated for mall visitors and staff, which matters a great deal in this particular location. The internal streets of El Qarnfel are narrow residential roads that cannot absorb heavy kerbside parking, and an organised garage protects the mall from a problem that repeatedly affects small malls built inside residential districts.

Internally, the layout is based on compact units starting from 17 sqm with the option to combine adjacent units. That choice serves the individual investor looking for a low entry point while simultaneously accommodating brands that need larger footprints, without the developer having to lock in a single fixed layout in advance.

Blue Waters Mall New Cairo design

Blue Waters Mall New Cairo Details Table

Blue Waters Mall Location

The project is located in the El Qarnfel services district at the heart of the Fifth Settlement, specifically behind the Public Prosecutor’s Office and just steps away from El Qarnfel villas and Ahl Masr Hospital.

The real advantage of this location is not proximity to the main axes so much as the nature of the surrounding population. El Qarnfel is one of the few areas in the Fifth Settlement where residential occupancy is already complete, which means a ready customer base from the first day of operation rather than a wait of several years for the surroundings to fill up.

Market estimates put the mall’s direct catchment area at more than 10,000 residential units spread across El Qarnfel villas, Dar Misr El Qarnfel, Diyar Compound and Diyar Park, alongside employees of the surrounding government and judicial bodies and the steady flow of visitors to Ahl Masr Hospital throughout the day.

Landmarks and Places Near Blue Waters Mall

Malls and Projects Near Blue Waters Mall

The 90th Street corridor and its surroundings in the Fifth Settlement carry a high concentration of commercial and administrative developments. The following are the most comparable malls to Blue Waters in terms of unit types and price range:

• Euphoria Access Point Mall: one of the closest commercial projects to the Blue Waters site, developed by Euphoria Developments and offering units with a 10% down payment and instalments of up to 8 years interest-free.
• Plus 90 Mall: a Hamat Developments project fronting North 90th Street and the Nasr Axis directly, with construction progress already exceeding 80%.
• City Hall 90 Mall: a commercial and administrative development by Serac Developments positioned along the same 90th Street corridor.
• Agora Mall: developed by Urbnlanes and targeting a higher segment, with prices starting from EGP 8,000,000 and a 20% down payment.
• One 90 Mall: an LMD Developments project built around larger units starting from 120 sqm with a 5% down payment over 7 years.

Unit Types, Sizes and Prices at Blue Waters Mall

The developer built the project around relatively compact units that suit the mall’s role as a daily service destination for the surrounding population, while allowing units to be combined for larger requirements.

Below is a breakdown of sizes and prices by activity and floor:

The prices listed above are instalment prices rather than cash prices, and the price per meter ranges between EGP 115,000 for medical units and EGP 220,000 for retail shops on the lower floors.

The gap is entirely logical. A shop on the ground floor benefits from direct frontage onto the plaza and passing footfall, whereas an office or clinic on the upper floors depends on customers who arrive with a specific purpose rather than on passers-by, and that difference is reflected directly in the price per meter.

The pharmacy deserves particular attention. It occupies a position on the mall frontage next to the Ahl Masr Hospital entrance and close to the mall lifts, combining hospital traffic, visitor flow and neighbourhood residents in a single location.

For the latest prices and available unit sizes, contact the Blue Waters Mall New Cairo hotline: ‎+201118183030

Blue Waters Mall New Cairo unit prices

Payment and Instalment Plans at Blue Waters Mall

The developer has released more than one payment plan, allowing investors to choose between the lowest possible down payment or the highest available discount:

Alongside both plans, a reservation deposit of EGP 50,000 applies to retail units and EGP 30,000 to administrative and medical units, deducted from the unit value on contracting.

The maintenance deposit stands at 10% of the total unit value, which is the standard rate for projects that rely on a specialised operating company, as it covers the upkeep of shared facilities including lifts, escalators, air conditioning and security.

The developer is also offering a 10% discount for the first 100 clients, while early settlement discounts rise progressively as the down payment increases and the repayment period shortens.

Delivery Dates at Blue Waters Mall

The developer has set handover within three years of contracting, meaning delivery by 2028, with actual mall operations beginning once the majority of units have been handed over.

Finishing standards differ by activity, and that difference has a direct impact on an investor’s post-handover budget:

• Retail units — Core & Shell: delivered on bare brickwork with the façade, concrete flooring and primary electrical and drainage connections in place, leaving the interior fit-out to the investor in line with their brand identity.
• Administrative units — fully finished: delivered ready to operate with flooring, wall finishes, lighting treatments and air conditioning, cutting out the fit-out period so companies can begin trading immediately after handover.
• Medical units — fully finished: delivered to the same standard as the administrative units, with clinic requirements taken into account through plumbing connections and flexible internal partitioning.

Choosing Core & Shell for retail alone is a deliberate decision. Retail activity demands a distinct visual identity for each brand, whereas offices and clinics gain far more from a turnkey handover that saves both time and fit-out cost.

Services and Facilities at Blue Waters Mall

• Management and Operation by HPM

HPM, a company specialising in the management and operation of commercial centres, is responsible for running the mall in full, which means a single party is accountable for selecting the tenant mix, unifying opening hours and managing maintenance and security.

This point in particular is what separates a successful mall from one that gradually turns into a collection of scattered, shuttered units years after handover, because the absence of an operator means every owner decides independently when to open, what to sell and whether to lease at all.

• The 4,000 sqm Outdoor Plaza

The outdoor plaza extends across 4,000 sqm in front of the mall frontage and functions as a natural extension of the ground floor retail, giving restaurants and cafés outdoor seating that raises the average dwell time per visitor.

The plaza carries added weight in a location like this one. El Qarnfel is a quiet villa district, which makes organised open space a genuine requirement for surrounding residents and turns the mall from a quick shopping stop into somewhere people actually spend time.

• The Administrative and Medical Terrace

An open terrace of 355 sqm has been allocated to serve staff working in the administrative and medical units on the second and third floors, kept clear of visitor circulation on the retail levels.

It is an uncommon addition in a mall of this scale, giving companies and clinics a private break area without having to descend into the busier retail floors.

• Vertical Circulation and Entrances

The mall has two main entrances that distribute arrivals and departures and prevent congestion at peak times, alongside 5 panoramic lifts and 6 escalators spread across the floors.

That count is relatively high for a building of this size, and it is a decision that serves the upper-floor units in particular, since shops above the ground floor rely on easy vertical movement to compensate for the absence of direct frontage.

Core Services at Blue Waters Mall

Blue Waters Mall New Cairo services and facilities

Commercial Investment Advantages at Blue Waters Mall

The value of any commercial mall is measured by its ability to generate stable rental income, not by the quality of its finishes alone. The following are the main factors supporting the expected return on this project:

• A ready customer base from day one: a catchment area exceeding 10,000 residential units already occupied across El Qarnfel villas, Dar Misr and Diyar Compound — a fundamental difference from malls launched in areas where residential occupancy is still years away.
• An independent institutional traffic source: the presence of the Public Prosecutor’s Office and Ahl Masr Hospital one minute away guarantees a daily flow of employees, visitors and patients, and that traffic is not tied to shopping seasons or affected by them.
• A low investment entry point: units starting from 17 sqm mean an entry point of just EGP 2,160,000, which widens the pool of potential buyers on resale and speeds up unit turnover in the secondary market.
• Unified management that lifts rental value: having a specialised operator improves the mall’s ability to attract recognised brands, and a recognised brand pays higher rent and signs longer leases than an individual tenant.
• Payment flexibility as a financing tool: a 5% down payment over 12 years means part of the instalments can be covered from rental income itself once operations begin, rather than tying up capital in full.

To book a viewing or enquire about available units, contact the Blue Waters Mall hotline: ‎+201118183030

Why Invest in the Fifth Settlement?

The Fifth Settlement is the most complete district in New Cairo in terms of infrastructure and services, where major axes such as North and South 90th Street, the Nasr Axis and the Sadat Axis intersect with a population drawn from higher income brackets.

That level of completion has pushed developers towards commercial, administrative and medical projects rather than residential ones in recent years, since genuine demand in the area has shifted towards services that meet the needs of residents already living there.

The district’s investment value is further reinforced by its role as a connection point between New Cairo and the New Administrative Capital via the Sadat Axis and the Middle Ring Road, which means commercial projects here serve daily through-traffic alongside their resident population.

About HUD Developments

History for Urban Development (HUD Developments) was founded in 2013 under the leadership of Eng. Sayed Eliwa, starting out in contracting before expanding into real estate development as an independent line of business.

The company later merged with HUB Developments under the umbrella of Eliwa Group, a group that includes a network of more than 15 contracting companies among them Makkah, Kayan, Al Ittihad and Al Mutaheda, giving the group in-house execution capacity that reduces its reliance on external contractors.

Its contracting track record extends to major national projects including the second residential district and part of the third in the New Administrative Capital, along with the Dar Misr, Sakan Misr and Badr Housing programmes, and the construction and development of more than 500 post offices for the Egyptian National Post Organisation.

HUD Developments Track Record

Other HUD Developments Projects on Our Website

The company’s portfolio concentrates on mixed commercial and administrative developments in locations with high traffic density. The following projects are covered in detail on our website:

• Blue Sky Mall New Capital: located in the MU23 district overlooking the Iconic Tower and close to the Bin Zayed Axis and the monorail station, offering commercial, administrative and medical units.
• Circle Mall New Capital: a commercial, administrative and medical project in the heart of MU23, built on a circular layout that gives most units direct external frontage.
• Key Mall New Capital: one of the company’s earliest launches in the Capital, combining retail shops and administrative offices with extended payment plans.

The group’s portfolio also includes East Hub Mall in the Fifth Settlement through its HUB Developments arm, alongside the national contracting projects delivered over the past decade.

Book Your Investment Unit at Blue Waters Mall New Cairo

Blue Waters Mall brings together a set of elements that rarely appear in a single project at this price bracket:

• A location inside a fully occupied residential district with a catchment exceeding 10,000 residential units.
• An investment entry point starting from EGP 2,160,000 with unit sizes from 17 sqm.
• A 5% down payment with instalments reaching 12 years.
• Management and operation by a specialised company, with design supervised by an established consultancy office.
• Administrative and medical units handed over fully finished and ready to operate.

For the latest prices, available payment plans and to arrange a unit viewing, contact the Blue Waters Mall New Cairo hotline: ‎+201118183030

Available daily from 10 AM to 10 PM