Square Alive Mall New Cairo by EG Towers Developments

Square Alive Mall New Cairo sits directly on the frontage of North 90th Street inside Yasmin District, a commercial, administrative and medical project launched by EG Towers Development on a 2,000 sqm plot in one of the most densely populated pockets of the Fifth Settlement.

Prices per square metre start at EGP 90,000 for administrative and medical units, under a payment structure that opens with a 2.5% down payment and stretches instalments over 9 years, placing the cost of entry among the lowest along the North 90th corridor.

What sets the project apart is not the price alone.

The mall is built around a full functional separation that gives each activity its own dedicated floors with independent circulation, wrapped in a European architectural language of glass façades, with the master plan prepared by consultant DCI and the medical floor operated by Armada.

Square Alive Mall New Cairo

About Square Alive Mall New Cairo

The design philosophy behind Square Alive Mall rests on a single clear idea: a compact project does not succeed by stacking activities inside it, but by ordering them.

The developer chose to distribute uses vertically rather than mixing them across one horizontal floor plate, a planning decision whose effect shows up directly in the visitor experience and in the value of each individual unit.

The architecture follows a contemporary European approach built on glass façades that pull natural light deep into corridors and units.

This reduces reliance on artificial lighting through daylight hours and gives the building a professional presence that serves medical and administrative tenants as much as it serves retail.

On the execution side, consultant DCI prepared the master plan, ADN Towers handled construction supervision, and Eng. Haytham El Sherif led the overall design.

That combination signals a project shaped by an operating mindset rather than a purely architectural one.

The building layout consists of two basement levels dedicated to parking and technical services, topped by a ground floor and three repeated floors.

The ground and first floors are reserved for retail to guarantee maximum visibility and passing traffic, the second floor houses medical clinics in a quieter environment suited to the nature of a clinic visit, and the third floor is given entirely to administrative offices away from retail congestion.

This arrangement solves a long-standing problem in mixed-use malls.

It prevents clinic patients from crossing paths with restaurant and retail crowds, protects the privacy of administrative offices without cutting them off from mall services, and allows each activity to operate on its own schedule without disrupting the others.

A band of open plaza and landscaping wraps the building, serving two purposes at once.

It acts as a visual frontage that lifts the value of units overlooking it, and it functions as an operational extension for restaurants and cafés, enabling outdoor seating that lengthens the time visitors spend inside the project.

Specific positions across the ground floor and plaza have been allocated to commercial brands and international food and beverage operators.

Strong names present from day one are what drive footfall toward the remaining units, shortening the slow-trading period that new malls typically endure through their first years.

Square Alive Mall New Cairo design

Square Alive Mall Details Table

Square Alive Mall Location

Square Alive Mall occupies a direct frontage on North 90th Street inside Yasmin District, a position that combines two advantages rarely found together in a single project.

The street itself is the leading commercial artery of the Fifth Settlement, while the surrounding district is a mature residential area that reached full occupancy years ago.

That distinction matters enormously for commercial activity.

Many new malls are built in areas still waiting for their residents to arrive, whereas Square Alive Mall begins trading in the middle of an existing residential base exceeding 7,000 residential units within its immediate catchment.

The project also draws from the surrounding stretch of Yasmin, Banafseg, Lotus and South Academy districts, all characterized by high purchasing power and daily consumption patterns, alongside proximity to major residential communities such as Rehab, which widens the potential customer pool well beyond a single neighbourhood.

The particular value of North 90th Street lies in the fact that it is not merely a through route.

It is the destination Fifth Settlement residents deliberately head to for their daily and leisure needs, and this difference between a transit corridor and a destination corridor is what determines the long-term success of any commercial mall.

Sitting directly on the street frontage also grants the project what is known as passive visibility: thousands of passers-by see the façade every day without intending to visit.

That is a free marketing asset unavailable to projects set back from the building line or located on internal streets.

Landmarks Near Square Alive Mall

Square Alive Mall location in New Cairo

Malls and Projects Near Square Alive Mall

North 90th Street is the most project-dense commercial corridor in the Fifth Settlement, and reading the surrounding developments helps you place Square Alive Mall among the area’s options in terms of unit types, price levels and payment terms.

90 APEX Mall New Cairo — a Milestone mixed-use development combining retail, administrative and medical units alongside serviced apartments, with a 10% down payment and instalments up to 8 years.

Aisle 90 Mall — developed by Scope Developments with retail, office and clinic units from 29 sqm, offering a zero down payment plan, instalments up to 10 years and discounts reaching 25%.

City Hall 90 Mall — a Serac Developments project on the same corridor with a price per square metre starting at EGP 155,000 and an expected investment yield of up to 14%, making it the closest comparison to Square Alive Mall in positioning.

Plus 90 Mall — by Hamat Developments, located at the meeting point of North 90th Street and Nasr Road, with construction progress approaching 80%, which makes it an option for buyers seeking an earlier handover.

One 90 Mall — LMD’s large-scale destination on 90th Street, home to the first W Hotel and W Residences in Africa operated by Marriott International, offering larger retail and administrative units for businesses that need space.

Unit Types, Sizes and Prices at Square Alive Mall

The mall offers four unit formats distributed across floors according to activity.

Prices differ sharply between them because value per square meter in commercial projects is determined by visibility and passing traffic long before it is determined by size.

Square Alive Mall unit types

The prices above are instalment prices rather than cash prices.

The ceiling for retail reaches EGP 280,000 per square meter depending on the shop’s position and frontage, while administrative and medical units top out at EGP 135,000 per square meter.

This gap between floors is the single most important thing to understand before buying.

A square meter on the ground floor approaches double its equivalent on the third floor, because a ground-floor shop sells to a passer-by who never intended to buy, whereas an office or clinic is visited by a client who already decided to come and to whom the floor level makes no difference.

In practical terms, the smallest administrative or medical unit at 22 sqm starts from around EGP 1,980,000, while the smallest retail shop at 30 sqm starts from around EGP 5,700,000.

Square Alive Mall prices

For the latest prices and to book a viewing, contact the Square Alive Mall hotline: ‎+201118183030

Payment Plans at Square Alive Mall

The payment policy follows one clear principle: the discount matches the down payment.

The higher the down payment, the larger the discount applied to the total unit value and the shorter the instalment period, which gives buyers genuine room to trade liquidity against savings.

Square Alive Mall payment plans

The reservation deposit is EGP 100,000 for retail units and starts from EGP 50,000 for administrative and medical units, deducted from the down payment upon signing the contract.

In practice, the low down payment structure means reserving a 22 sqm administrative unit begins with no more than EGP 49,500 as a down payment, a figure that brings the project within reach of a far wider buyer segment than conventional down payment schemes allow.

Delivery Date at Square Alive Mall

The developer has set 2029 as the handover date for Square Alive Mall units, roughly three years from launch, a standard timeline for a project of this size starting from early construction stages.

This schedule works in favour of buyers planning to operate their business later, since it spreads the total value across the payment years before any commitment to actual operating costs begins, easing cash pressure through the early period.

The finishing specification applied to each unit depends on the nature of the activity, as a medical clinic requires fittings and internal partitions entirely different from those of a retail shop or an administrative office, and the details are best confirmed with the sales team before contracting.

For clarity, finishing systems in commercial projects fall into three formats.

The first is Core & Shell, where the unit is handed over with the concrete structure, façade and primary connections only, without flooring or internal partitions, which suits retail shops where brands impose their own interior identity.

Semi-finished delivery means the unit arrives with plastering, flooring, doors and ready electrical and plumbing connections, leaving final finishing to the buyer.

Fully finished delivery means receiving the unit ready for immediate operation, the format best suited to administrative offices that require no distinctive visual identity.

Services and Facilities at Square Alive Mall

The quality of a commercial mall is not measured by the number of amenities listed in a brochure, but by how closely each service connects to the activities inside it.

At Square Alive Mall, three operational features deserve detailed attention before covering the standard services.

Complete Functional Separation Between Activities

The internal planning relies on entrances and vertical circulation that separate the audience of each activity.

A visitor heading to a clinic on the second floor never crosses the path of customers heading to shops and restaurants, and an employee going up to a third-floor office is unaffected by peak retail traffic in the evening.

This separation translates directly into rental value. A clinic operating in a quiet environment retains its tenant for longer periods, and an office free from entrance congestion attracts stronger demand at re-letting.

Medical Floor Operated by Armada

The developer assigned operation of the medical segment inside the mall to the specialist operator Armada, a decision that carries particular weight for this unit type.

A clinic is not run the way a shop is run; it requires appointment coordination, reception management and a distribution of specializations that prevents direct competition within the same floor.

The presence of a specialist operator means a clinic owner is buying a unit inside a planned medical ecosystem, rather than a standalone space that must find a tenant doctor after handover.

Open Plaza and Landscaping

The design allocates open areas for a plaza and landscaping around the building, the zone that hosts outdoor seating for restaurants and cafés and accommodates seasonal events drawing visitors outside conventional shopping hours.

From an investment perspective, units overlooking the plaza historically achieve higher occupancy rates than internal units, because they combine direct visibility with the ability to expand seating capacity without purchasing additional square meters.

Core Services at Square Alive Mall

Square Alive Mall facilities

Commercial Investment Advantages at Square Alive Mall

Evaluating any commercial mall starts with one question: who will walk into this unit every day after handover? In the case of Square Alive Mall, the answer rests on measurable figures rather than general promises.

Square Alive Mall investment advantages

An already established customer base:

The mall serves a residential catchment exceeding 7,000 occupied residential units, a fundamental difference from projects launched in areas still awaiting full occupancy.

Visitor traffic here begins on the first day of operation rather than years after handover.

Low entry cost against a high-value location:

A price per square meter starting at EGP 90,000 on North 90th Street places the project below many neighbouring launches on the same corridor, and with a 2.5% down payment the effective reservation cost falls under EGP 50,000 for the smallest administrative unit.

Three independent demand streams:

Housing retail, medical and administrative uses in one building spreads risk across three different demand cycles.

A slowdown in consumer spending does not affect demand for clinics, and a weak office market does not translate into reduced restaurant traffic, and this diversity protects the mall’s overall occupancy rate.

Discount as a guaranteed return before operation:

The payment structure grants a discount of up to 30% of the total unit value when the down payment is raised.

That is an immediate and certain return on capital before the unit generates any rental income, and it carries more certainty than the variable returns of traditional savings instruments, which move with interest rates and erode against inflation.

The price gap between floors as a planning tool:

The wide spread between ground-floor and third-floor rates gives buyers real flexibility.

Investors targeting fast rental yield head for the ground floor, while those seeking maximum space for minimum capital head upward, and the decision here is driven by a defined objective rather than by whatever happens to be available.

To check available units and current payment plans, contact the Square Alive Mall hotline: ‎+201118183030

Why Invest in the Fifth Settlement?

The Fifth Settlement represents the most mature commercial market in New Cairo. Its infrastructure has been complete for years and its residential districts are occupied by households with high purchasing power, which makes commercial occupancy rates here considerably more stable than in newly developed areas.

The network of axes linking it to the New Administrative Capital, Madinaty, Rehab and central Cairo also extends the customer pool well beyond the city’s own boundaries, giving commercial projects on its main corridors a demand base that does not rely on neighbourhood residents alone.

About EG Towers Development

EG Towers Development is a real estate developer established as an Egyptian-German partnership, founded and chaired by businessman Bassam El-Feki.

The company entered the Egyptian market with a clear focus on mixed-use commercial and administrative developments.

It began operations in the New Administrative Capital before expanding into New Cairo, and its philosophy centers on linking design to operation, contracting specialist operators for each segment within its projects rather than handing over units and leaving operation to owners.

That approach is visible in the choice of execution and operating partners at Square Alive Mall, from the engineering consultant through to the medical segment operator, alongside early agreements with restaurant and café brands to ensure actual trading begins at handover rather than years later.

EG Towers Development Track Record

Similar Commercial Projects in the Fifth Settlement on Our Website

If you are weighing more than one commercial launch in the area before deciding, the following projects differ from Mall Square Alive New Cairo in payment structure, price level or unit mix, and are worth reviewing as part of your comparison.

The Grid Mall New Cairo — an Upwyde Developments project combining retail shops, administrative offices and medical clinics with a 10% down payment and instalments extending to 10 years, suited to buyers who prefer a longer repayment horizon against a higher initial payment.

Zoom Plaza Mall — by Scope Developments, offering shops, offices, clinics and pharmacies with a price per square metre starting at EGP 122,000 and a 10% down payment, overlapping with Square Alive Mall in its mix of activities.

At Nine T Mall New Cairo — a Wealth Plus Developments project with unit prices starting from EGP 4,950,000 and interest-free instalments over 7 years.

South Gate Mall — also by Wealth Plus Developments, offering larger retail and administrative units from 78 sqm, suited to businesses that need generous floor space inside an integrated mall.

Book Your Investment Unit at Square Alive Mall

Square Alive Mall New Cairo brings together a set of elements that rarely converge in a single project along the North 90th corridor, and the most notable of them can be summarized as follows:

• Direct frontage on North 90th Street inside an occupied residential district serving more than 7,000 residential units.
• Price per square meter starting at EGP 90,000 with a 2.5% down payment and instalments up to 9 years.
• Complete functional separation between retail, medical and administrative activities across independent floors.
• Specialist operation of the medical segment by Armada, with a master plan by consultant DCI.
• Discounts reaching 30% of the total unit value depending on the payment plan selected.

The number of units in the project is limited by its footprint, and the units fronting the plaza and North 90th Street are the first to sell out in developments of this type, which makes booking a viewing early the difference between choosing your unit’s position and simply choosing its type.

To reserve your unit or ask about current payment plans, contact the Square Alive Mall hotline: ‎+201118183030

Available daily from 10 AM to 10 PM