Twenty Plus Mall new cairo by Mainlands Developments

Twenty Plus Mall New Cairo is the commercial, administrative and medical project launched by Mainlands Developments on the road connecting North 90th Axis to El Sadat Axis.

right inside the Al Yasmeen 7 service district in the Fifth Settlement, with a price per meter starting from EGP 110,000 for administrative and medical units, a down payment starting at 0% and installments of up to 7 years.

The project occupies 5,300 m² distributed over a ground floor plus three repeated floors, with a clear separation of activities that dedicates the two lower floors to retail shops and the two upper floors to administrative offices and medical clinics, a layout that keeps shopper traffic from mixing with clinic patients and office staff.

The differentiating factor here is that administrative and medical units are delivered fully finished with air conditioning, meaning they are ready to lease or operate from handover day with no additional fit-out cost for the investor.

Twenty Plus Mall New Cairo — Fifth Settlement

The Meaning Behind the Name Twenty Plus

The developer chose the name Twenty Plus to carry a direct arithmetic meaning, as the plus sign in the name refers to the added value built on top of the company’s twenty-plus years of experience in the Egyptian market, and that message shaped every decision taken in the project.

The idea was then translated into tangible elements inside the mall, starting with a location that bridges two major axes, moving through the functional separation between floors, and ending with the decision to deliver administrative and medical units fully finished rather than leaving them Core & Shell as is common in comparable malls.

A Detailed Overview of Twenty Plus Mall

The core challenge in any mixed-use mall is that the three activities involved — retail, administrative and medical — demand three completely different experiences.

A retail shop needs maximum footfall and visual exposure, a medical clinic needs quiet and privacy, and an office needs steady circulation without congestion.

Mainlands solved this equation vertically. The ground floor and first floor were dedicated entirely to commercial activity with open storefronts built for display and attraction, while administrative offices and medical clinics were lifted to the second and third floors, away from visitor density and street-level noise.

The design relies on glass facades that allow maximum natural light to reach both the units and the circulation corridors, which lowers artificial lighting costs for the tenant and simultaneously raises the visual appeal of the retail unit as seen from outside.

The developer also allocated the larger share of the unbuilt area to landscaped green spaces and open zones surrounding the mall on its sides, and these act as a visual setback that keeps the building facade legible from a longer distance along the main road.

On the finishing side, a deliberate distinction was drawn between the two activity types. Commercial units are handed over semi-finished (Core & Shell) so the retailer retains full freedom to execute the visual identity of their brand, while offices and clinics are delivered fully finished with air conditioning to shorten the gap between handover and the start of operations.

Completing the picture is the mall’s position inside the Al Yasmeen 7 service district, an area zoned from the outset for service and commercial activity in the middle of fully occupied residential neighbourhoods, which means the customer base already exists before the mall opens rather than after.

Twenty Plus Mall Details Table

Twenty Plus Mall Location

The mall sits inside the Al Yasmeen 7 service district in the Fifth Settlement, specifically on the main road that connects North 90th Axis to El Sadat Axis.

This is a pass-through point rather than a destination point, meaning traffic flows past the mall by virtue of the route itself and not by intention, which is the single most important factor behind the success of retail storefronts.

The area draws its commercial strength from a population density that is already complete, as the mall is surrounded by Al Yasmeen, El Banafseg and El Narges districts, while its customer catchment extends to El Rehab City and Madinaty, all fully occupied residential communities that need nearby service centres, clinics and offices.

The location also benefits from a branching network of axes tying it to the rest of East Cairo, connecting to Mohamed Naguib Axis, Gamal Abdel Nasser Axis, Taha Hussein Axis and South 90th Street, alongside its link to the Middle Ring Road which shortens travel time from the New Administrative Capital and surrounding cities.

The presence of the American University and the German University within reach of the district adds another layer of seasonal traffic, and this is a customer segment that specifically serves food and beverage outlets and quick-service retail activities.

Landmarks and Places Near Twenty Plus Mall

Twenty Plus Mall location in the Al Yasmeen 7 district

Malls and Projects Near Twenty Plus Mall

The mall falls within an active commercial belt containing several projects specialised in commercial, administrative and medical activity.

Knowing these projects is useful for an investor because it defines the shape of competition over tenants on one hand, and creates a commercial cluster that pulls visitors to the whole district on the other.

• Hilite Mall New Cairo: the closest commercial mall to Twenty Plus, with unit prices starting from EGP 2,044,600, a 10% down payment and 7 years of installments, targeting smaller units and more modest capital.
• South Gate Mall New Cairo: a commercial mall with unit prices from EGP 9,000,000 and a short payment structure of 25% down and 3 years of installments, making it the closest fit for buyers who prefer to clear the financial commitment quickly.
• H:RS Business Hub: an administrative and commercial hub with unit prices from EGP 8,000,000, a 10% down payment and 7 years of installments, sharing with Twenty Plus the same logic of combining retail and office activity in one building.
• Square Alive Mall: a project by EG Towers Developments with a price per meter from EGP 90,000, offering one of the longest payment periods in the surrounding area at 2.5% down and 9 years of installments.
• City Hall 90 Mall: a project with a direct frontage on the 90th Axis and a price per meter starting from EGP 300,000, with 10% down and 6 years of installments, representing the upper end of price per meter in the district in return for axis-front visibility.
• Plus 90 Mall: a commercial and administrative mall on the 90th Axis with unit prices from EGP 10,000,000, a 10% down payment and 6 years of installments.

What stands out about this cluster is that each project operates in a different price bracket, which reduces direct competition over the same tenant, while at the same time forming a single commercial zone capable of drawing visitors from beyond the immediately surrounding residential area.

Unit Types, Sizes and Prices in Twenty Plus Mall

Prices per meter inside the mall move across three clear tiers that follow the logic of visual exposure. The ground floor carries the highest rate because it holds the frontage and direct passing traffic, the rate then drops on the first floor, and it reaches its lowest point on the upper administrative and medical floors which do not depend on passing footfall in the first place.

The prices listed above are installment prices rather than cash prices, and the rate per meter varies within the same floor depending on the unit’s position.

its proximity to entrances and elevators, and the nature of its frontage. The binding figure therefore remains the one stated in the official price offer for the specific unit.

To ask about the latest prices and book a viewing, contact the Twenty Plus Mall hotline: ‎+201117879909

Payment Plans and Installments in Twenty Plus Mall

The developer introduced three payment systems that move along a single clear rule, where every increase in the down payment is matched by one additional year in the installment period, giving the investor freedom to pick the equation that best fits their liquidity.

What distinguishes the first plan in particular is that it allows entry into the investment with no upfront capital, as the investor begins paying regular installments from the first month without a contracting instalment. This is a suitable structure for business owners who prefer to direct available liquidity towards fitting out the activity rather than towards a reservation payment.

As for the reservation deposit amount, the cash discount percentage, annual maintenance fees and the operating deposit, these are items the developer has not officially announced to date and they are determined in the price offer at the time of contracting.

Payment plans in Twenty Plus Mall — Fifth Settlement

Delivery Dates in Twenty Plus Mall

The developer set the handover date for the project’s units at 30 December 2027, meaning the end of 2027 for all activities without dividing the project into staggered delivery phases.

This means the mall begins operating with its full activity mix at one time instead of the partial opening that typically weakens visitor traffic in the first year.

The finishing system differs according to the nature of the activity. Commercial units on the ground and first floors are handed over semi-finished (Core & Shell), which means the unit is delivered with its structural shell and core utilities but without interior finishes, so the retailer executes the interior design in line with their brand identity.

Administrative offices and medical clinics on the second and third floors, by contrast, are delivered fully finished with air conditioning, ready for use from handover day.

This is a substantive difference because it turns the unit into an immediately leasable asset without a preparation period that consumes months and additional cost.

Services and Facilities in Twenty Plus Mall

• Food and Beverage Zone and Kids Area

The developer allocated space inside the mall for a mix of local and international restaurants and cafés, and this is less a purely leisure amenity than a tool for extending how long a visitor stays inside the mall, since a visitor who sits down for a meal spends longer on site and passes a greater number of retail frontages.

Complementing this zone is a dedicated kids area equipped with games suited to different age groups, an element that directly serves the family segment arriving from the surrounding compounds, turning the mall from a quick-purchase stop into a family destination.

• Meeting Rooms and Digital Infrastructure

Mainlands provided equipped meeting rooms in varied sizes serving the owners of administrative units, a feature that allows small and medium companies to lease an economically sized office without giving up access to a meeting space suitable for receiving clients.

Supporting this is a high-speed internet network covering every part of the mall, alongside smart electronic entrance gates that organise entry and exit movement and reduce congestion at the doors during peak hours.

• Central Air Conditioning and Backup Generators

The project is equipped with a central air conditioning system covering all floors with balanced air distribution, which for the investor means the administrative or medical unit arrives already air-conditioned as part of the full finishing package with no separate installation cost.

The mall also includes backup power generators that switch on automatically when the electricity supply is interrupted, a decisive point specifically for medical clinics and pharmacies that cannot tolerate operational downtime, and for retail units that rely on refrigeration systems or electronic points of sale.

Core Services in Twenty Plus Mall

Services and facilities in Twenty Plus Mall New Cairo

Commercial Investment Advantages in Twenty Plus Mall

The strength of any commercial mall is measured by two factors and no third, namely the volume of daily traffic available in front of it and the ability of the sales model to reduce investor risk. In Twenty Plus Mall, four tangible points come together across these two levels.

First — a customer base that is ready rather than awaited: the mall is surrounded by the Al Yasmeen, El Banafseg and El Narges districts, and its customer circle extends to El Rehab and Madinaty, all of which are already fully occupied residential communities. This means demand for shops and clinics exists from the first day of operation with no need to wait for future population growth.

Second — a location on a movement corridor rather than an endpoint: positioning the mall on the road linking North 90th Axis to El Sadat Axis means vehicle traffic passes in front of it as part of a daily route. That is a source of footfall independent of neighbouring population density and it multiplies the visual exposure of the retail frontage.

Third — activity diversification lowers vacancy risk: combining commercial, administrative and medical uses in one building means three distinct tenant segments, and because the demand cycle for clinics differs from the demand cycle for retail shops, the overall occupancy rate stays more stable than in a single-activity mall.

Fourth — full finishing shortens the time to first return: receiving an office or clinic fully finished with air conditioning means it can be leased immediately after handover at the end of 2027, whereas an investor in a Core & Shell unit usually needs months and a fit-out budget before collecting a first rent cheque. That is a direct difference in cumulative return across the early years.

The payment structure adds an important financing dimension, since a 0% down payment with 5 years of installments extends the financial commitment beyond the handover date, allowing part of the remaining installments to be covered from the unit’s own operating income.

To find out which units are available by floor and activity, contact the Twenty Plus hotline: ‎+201117879909

Why Invest in the Fifth Settlement?

The Fifth Settlement stands out as a mature market rather than an emerging one, as its residential districts are fully occupied and its infrastructure is completely executed.

That makes commercial activity there rest on actual present demand rather than on projections of future growth.

The opening of the New Administrative Capital and the Middle Ring Road further multiplied the area’s value, turning it from an eastern edge of Cairo into a midpoint on the daily movement corridor between Cairo and the Capital, which lifted demand for commercial and administrative services located near the axes rather than only inside residential districts.

On top of that, the district receives large daytime populations of corporate employees and students from the nearby universities, creating demand for offices, clinics and restaurants that renews daily and independently of seasonal shopping patterns, and full market details are set out on the city page.

About Mainlands Developments

Mainlands Developments is the executing developer of the Twenty Plus project and operates in the Egyptian real estate market with more than 20 years of experience, during which it has delivered over 120 projects spread across commercial, administrative and medical developments alongside residential communities.

The company is led by Eng. Tarek Abdellatif as founder and Chairman of the Board, and he has built its portfolio around a clear specialisation in mixed-use malls within New Cairo specifically, rather than expanding horizontally across many cities.

One practical indicator of the company’s attachment to the area is that its own head office sits inside one of its projects in the Fifth Settlement, namely Elegantry Mall, which means the management and operations team is physically located among the developments it runs.

Mainlands Developments Track Record

Twenty Plus Mall New Cairo project design

Mainlands Developments’ Other Projects on Our Site

Mainlands concentrates its portfolio within roughly one geographic catchment, which makes comparing its projects against each other genuinely useful for an investor weighing the difference in price per meter and payment duration between one development and another by the same developer.

• Artea Mall New Cairo: a commercial and medical mall spanning 2,832 m², where the price per meter starts from EGP 220,000 for commercial units and EGP 115,000 for medical units, under a shorter payment structure beginning at 15% down with 4 years of installments. It suits buyers targeting a smaller footprint and a primarily medical activity.

The portfolio also includes Business Plus Mall, North Plus Mall, Elegantry Mall, Ozone Mall, Cairo Capital Center Mall and Moon Yard Mall, which do not yet have dedicated pages on the site.

Similar Commercial Investments in the Fifth Settlement

• Moray Mall New Cairo: a project by Main Marks Developments with unit prices from EGP 17,099,999, offering the longest payment period among the projects listed here at 0% down and 8 years of installments, aimed at the larger-unit segment.
• IV Business Park Mall: an integrated business park by Wealth Developments with unit prices from EGP 11,000,000, a 5% down payment and 7 years of installments, focused on corporate headquarters for mid-sized companies.
• At Nine T Mall: also by Wealth Developments, with unit prices from EGP 4,950,000 and the same entry structure as Twenty Plus at 0% down and 7 years of installments, making it the closest direct comparison on payment terms.

Book Your Investment Unit in Twenty Plus Mall

Twenty Plus Mall New Cairo presents an investment case with clearly defined edges, summarised in five points:

• A location on the road linking North 90th Axis to El Sadat Axis, carrying daily through-traffic, just 1 minute from North 90th.
• A price per meter starting from EGP 110,000 for administrative and medical units across a total area of 5,300 m².
• Three payment plans beginning at 0% down and reaching 7 years of installments.
• Offices and clinics delivered fully finished with air conditioning, ready to lease from handover day.
• Vertical separation between commercial, administrative and medical activity, protecting the privacy of each use and stabilising the occupancy rate.

To book your unit or find out details of available units by floor and size, get in touch with the Twenty Plus Mall New Cairo sales team on: ‎+201117879909

Available daily from 10 AM to 10 PM