The Wave Mall new cairo by Elmasria Group developments

The Wave Mall New Cairo sits directly on North 90th Street in the heart of the Fifth Settlement, a commercial, administrative, and medical project developed by El Masria Group Developments, and it takes its name from the idea of constant movement that defines its location on the busiest retail corridor in New Cairo.

Unit prices start from EGP 4,185,000 with a 10% down payment and a second instalment of the same value deferred for two full years, while the remaining balance is spread over up to 10 years.

What genuinely separates this launch from its neighbours is the fixed price per square metre across the first phase, with no floor premium and no frontage premium.

That is a rare pricing policy in the commercial market, where ground-floor metres normally carry a steep markup over upper floors, and it means the full value of a unit is known before the contract is signed.

The Wave Mall New Cairo commercial and administrative project facade

For more information, get in touch with us through

The Meaning Behind The Wave Mall Name

A wave, in commercial terms, means movement that never settles, and that single idea shaped the project from the choice of the plot to the last detail of the elevation.

The location on North 90th Street lives on a daily renewed flow of residents, employees, and university students, since the success of any retail unit here depends far more on the volume of that flow than on the size of the unit itself.

The same idea carried through into the architecture, where the elevations rely on successive curved lines and flowing corners that suggest the motion of water, giving the building a visual identity that holds its own on a street crowded with commercial blocks.

About The Wave Mall New Cairo

The project is built on a different equation from the one large malls follow. Instead of a vast plot filled with multiple buildings, the developer picked a mid-sized plot on a main street frontage, then raised the intensity of use vertically across four levels only.

There is clear operational logic behind that decision. A compact mall with direct frontage gives every retail unit visibility from the street, whereas a large mall buries half of its units in internal corridors that visitors only reach on purpose.

The distribution of activities follows the nature of each business. The developer allocated the entire ground floor to retail shops and the pharmacy, the activities that depend on passing traffic and direct access from the street without needing a lift.

The administrative offices were lifted to the three upper floors instead, since an office does not need street frontage nearly as much as it needs quiet, privacy, and distance from visitor traffic.

That distribution shaped the finishing standard too. Administrative units are handed over fully finished and ready to work in from day one, while retail shops are delivered core and shell so the owner can design the interior around the identity of the brand, because a restaurant needs a completely different layout from a fashion store or a pharmacy.

The second element that sets the layout apart is the outdoor space attached to the retail units. Every ground-floor unit receives an independent outdoor area that comes close to matching its indoor footprint, turning the shop from an enclosed box into a space that can trade outside through the long stretch of mild weather Cairo enjoys each year.

On the technology side, the project runs a smart building package that covers electronically managed lighting across the common areas, facial-recognition entry gates, and a central surveillance network linked to a control room operating around the clock, alongside central air conditioning across all floors and a high-speed internet network serving the offices and clinics.

Financially, the project launched on a fixed price-per-metre policy within the first phase. The buyer of the last unit in the phase pays exactly what the buyer of the first unit paid, with no floor premium and no frontage premium, which removes the single largest source of opaque negotiation in commercial mall transactions.

The Wave Mall New Cairo master plan and floor layout

The Wave Mall New Cairo Details Table

The Wave Mall New Cairo Location

The project stands in the heart of North 90th Street, the primary commercial artery of the Fifth Settlement and the corridor that hosts most of the corporate headquarters, bank branches, and retail brands operating inside New Cairo.

The commercial value of this position does not come from the street alone, but from the residential density surrounding it. The mall sits inside an upscale catchment that includes El Lotus, El Narges, and El Choueifat, alongside major compounds such as Diar New Cairo, Mountain View iCity, Hyde Park, Fifth Square, and The Waterway.

Those compounds are the real customer base for any mall on 90th Street, since their residents look for daily services, clinics, and offices close to where they live.

The American University in Cairo and Future University add an active student flow that supports food and beverage activity throughout the academic year.

For a wider view of the area and its latest launches, you can browse the Fifth Settlement projects page.

The Wave Mall location on North 90th Street Fifth Settlement

Landmarks Near The Wave Mall New Cairo

Malls and Projects Near The Wave Mall New Cairo

The 90th Street corridor and the roads branching off it carry several commercial and administrative launches competing for the same customer base, and a quick comparison between them helps place this project within its local market:

• Plus 90 Mall: a retail, administrative, and medical launch by Hamat Developments positioned on North 90th Street and El Nasr Road, with construction already at an advanced stage, unit sizes from 65 sqm, and instalments over 6 years.
• City Hall 90 Mall: a retail and administrative project by Cirac Developments on the same corridor, marketed with an expected investment return of up to 14% and unit sizes starting at 50 sqm.
• One 90 Mall: stands directly opposite the South 90th Street axis, developed by LMD Developments, and targets larger corporates with sizes from 121 sqm and a 5% down payment.
• Kay 90 Mall: a project by Kandeel Developments in the South Academy area, roughly 300 metres off North 90th Street, offering a slightly quieter setting one step back from the main frontage.
• Agora Mall: a launch by Urban Lens Developments on El Nasr Road, suited to buyers looking for pharmacies and clinics with sizes from 58 sqm and a 20% down payment.

The Wave Mall Fifth Settlement glass facade and curved elevations

Unit Types, Sizes, and Prices in The Wave Mall New Cairo

The project offers three unit types only, a deliberately narrow mix that lets each type be sized properly for its activity instead of spreading thin across too many categories.

Retail shops occupy the ground floor, administrative offices fill the upper levels, and a single pharmacy takes a service position on the ground floor.

The prices below are calculated on the indoor footprint of the unit, while the outdoor area is handed over attached to the retail unit. All figures represent instalment prices rather than cash prices:

The price per metre here does not shift by floor as it usually does in commercial malls. It shifts by activity only, so administrative offices start at EGP 139,500 per metre fully finished, while retail and medical units start at EGP 236,500 per metre core and shell.

The gap between the two figures is reasonable. A ground-floor retail unit gains street frontage, an attached outdoor area, and a higher trading capacity, and those factors lift the expected rent per metre enough to offset the difference in purchase price.

Price per metre for administrative units in The Wave Mall New Cairo

Book a free consultation to help you choose the right unit for your business

Payment Plans and Instalments in The Wave Mall New Cairo

The payment structure is built around delaying the financial burden rather than simply dividing it.

The contract starts with a low down payment, then the second instalment falls due only after two full years, which gives the investor a window to keep capital working elsewhere before that payment lands.

The booking deposit, cash discount rate, annual maintenance fees, and operating deposit are confirmed directly through the sales team, since these items are revised with every new release phase.

To check the latest prices and calculate the monthly instalment for the unit that fits your business, reach The Wave Mall hotline at ‎+201117879909\

Payment plans and instalments in The Wave Mall New Cairo

Arrange a site visit and pick your unit before the smaller sizes sell out

Delivery Dates in The Wave Mall New Cairo

The developer has stated that units are handed over within 3 years from the contract date. With the project launched in the final quarter of 2025, that places expected delivery in 2028, with commercial operation beginning after the retail fit-out period.

Units are not handed over at the same finishing level, since the standard changes according to the nature of each activity:

• Fully Finished: the handover standard for administrative units, meaning the office arrives complete with flooring, paint, doors, and electrical and air conditioning connections, so work begins once the furniture is in place with no construction work required.
• Core and Shell: the handover standard for retail shops and the pharmacy, meaning the unit is delivered with its concrete structure, façade, and utility connections up to the door, while the owner handles the interior fit-out and décor in line with the brand identity.

The distinction is deliberate. An office follows a fixed usage pattern that can be finished to a single standard, whereas a retail unit differs fundamentally between a restaurant, a pharmacy, and a showroom, which turns a ready-made fit-out into a cost the owner has to strip out rather than a benefit.

Services and Facilities in The Wave Mall New Cairo

The service package was built around three goals: securing the units around the clock, easing visitor movement between floors, and providing a stable working environment for offices and clinics. The following points cover what sets the project apart from neighbouring launches.

Outdoor Areas Attached to the Retail Units

The most significant operational feature in the project is that every ground-floor retail unit receives an independent outdoor area ranging between 60 sqm and 69 sqm, reaching 47 sqm for the pharmacy unit.

That space roughly doubles the trading capacity of the shop without any increase in the price per metre.

It is a decisive advantage for restaurants and cafés, where profit tracks the number of covers, and it gives showrooms an outdoor display area that pulls attention from passing traffic on the street.

Smart Building Systems and Facial-Recognition Gates

The project runs an entry system operating through facial recognition at electronic gates, alongside electronically managed lighting across the common areas that responds to movement and time of day, cutting electricity consumption during low-traffic hours.

A network of high-resolution cameras distributed across the entrances and corridors connects to a central control room operating 24 hours a day, a level of security that units holding high-value stock, such as pharmacies and electronics showrooms, genuinely need.

Multi-Storey Garage and Central Air Conditioning

The project provides a multi-storey garage sized for visitor and staff vehicles, which matters a great deal on North 90th Street, where many older malls still rely on street parking and turn the search for a space into a real barrier to repeat visits.

Central air conditioning covers all retail and administrative floors, supported by lifts and escalators linking the ground floor to the upper levels, along with backup generators that keep operations running during a power cut.

Security services and surveillance systems in The Wave Mall New Cairo

Core Services in The Wave Mall New Cairo

Leisure areas and landscaping in The Wave Mall New Cairo

Commercial Investment Advantages in The Wave Mall New Cairo

Assessing any commercial mall starts with one question: who are the customers and where do they come from. In this case, the answer comes from a dense residential catchment that already exists rather than from projected future growth.

• An existing footfall base, not a future one: the mall serves a catchment covering El Lotus, El Narges, and El Choueifat, alongside occupied compounds such as Diar New Cairo, Mountain View iCity, Hyde Park, Fifth Square, and The Waterway. These are fully inhabited communities today, unlike malls that depend on districts still under construction.
• A low office entry ticket widens the buyer pool: the smallest office in the project is 30 sqm at EGP 4,185,000, a bracket that targets startups, law and consultancy practices, and single-practitioner clinics, which is the fastest-letting and highest-renewal segment of the office market.
• Full finishing shortens the income gap: handing offices over ready means they can be let from the first month after delivery, whereas core and shell units in competing projects usually need three to six months of fit-out before the first rent cheque arrives.
• Outdoor space at no cost per metre: a retail unit gains an outdoor area roughly matching its indoor footprint without any increase in the price per metre, which lifts the expected rent without lifting the purchase cost.
• A fixed metre rate shields against launch premiums: with no floor premium and no frontage premium, the investor buys at a rate known in advance, removing the price gap that normally runs high between a ground-floor metre and an upper-floor metre in commercial malls.
• Compared with a traditional savings vehicle: a bank deposit pays interest on a fixed sum whose value does not change, while a commercial unit combines recurring rental income with appreciation in the asset itself, and a 10-year payment plan allows entry with a limited first payment instead of locking up the full amount.
• Flexibility of investment strategy: a long instalment period combined with a two-year deferral on the second payment opens two routes at once, holding the unit for rental income after handover, or reselling before full settlement and capturing the difference from the launch price.

The Wave Mall Fifth Settlement commercial investment opportunity

Why Invest in the Fifth Settlement?

The Fifth Settlement is no longer a residential district serving only itself. It has become a second business hub for Cairo, hosting corporate headquarters, regional offices, and bank branches, which makes demand for offices and retail units here operational and continuous rather than seasonal.

Supporting that is a completed infrastructure base and a network of axes linking the district to the New Administrative Capital, Nasr City, and central Cairo, alongside a high residential density that grows every year as new compounds are handed over within the same catchment.

About El Masria Group Developments

El Masria Group Developments is an Egyptian company founded in 1987, giving it more than 35 years of market experience spread across New Cairo, Sheikh Zayed, Heliopolis, 6th of October, and Hadayek El Ahram.

The company’s record passes 120 projects between compounds and residential building clusters, with more than 10,000 residential units handed over.

That figure points to genuine delivery capacity rather than marketing promises, particularly since the Isola series alone extended across five projects in different districts.

The developer has financed a number of its projects through a partnership with the Arab African International Bank, and has worked with consultancy practices and interior design offices on project layouts and internal space planning.

The Wave Mall marks the company’s first broad move into the commercial sector in the Fifth Settlement after a long run of residential projects, which explains the decision to secure a plot on a main frontage and guarantee strong visibility for a first commercial launch.

El Masria Group Developments Portfolio

Similar Commercial Projects in the Fifth Settlement on Our Website

If the decision comes down to a choice between several commercial launches inside the Fifth Settlement, the useful comparison points are the down payment, the smallest available size, and the price per metre. Below are other commercial projects in the same city that differ across those factors:

• V40 District Mall: a launch by City Edge Developments combining retail, administrative, and medical units, notable for a very low down payment starting at 2.5% with instalments over 9 years and a price per metre from EGP 190,000.
• The Grid Mall: a project by Upwyde Developments on the Gamal Abdel Nasser axis behind El Narges, matching The Wave on payment terms with a 10% down payment, 10-year instalments, and sizes from 30 sqm.
• Vybe Mall: developed by SLVR Developments directly opposite the Cairo Festival City villas, offering units from 30 sqm with a 5% down payment and instalments up to 10 years.
• Ratio Mall: positioned on South 90th Street with retail, administrative, and medical units from 43 sqm, a 5% down payment, and instalments over 8 years.
• Hilite Mall: located on the El Gazira axis in the heart of the Fifth Settlement, and the lightest entry point among the projects listed here with sizes from 21 sqm and prices from EGP 2,044,600.

Book Your Investment Unit in The Wave Mall New Cairo

In short, this is what the project puts on the table for a commercial investor:

• A direct position on North 90th Street, the densest commercial corridor in the Fifth Settlement.
• Prices from EGP 4,185,000 with a 10% down payment, a deferred instalment after two years, and interest-free instalments up to 10 years.
• A fixed price per metre across the first phase with no floor or frontage premium.
• Fully finished administrative offices ready to let from the first month after handover.
• An outdoor area attached to every retail unit, raising trading capacity at no extra cost per metre.

To reserve your unit or ask about currently available sizes and the latest prices, contact The Wave Mall hotline directly at ‎+201117879909

Available daily from 10 AM to 10 PM