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V40 District mall New Cairo by City Edge Developments
Start Price
163,000 EGP / meter
2.5% Down Payment
9 Years Installments
Project details
| Location | Fifth Settlement |
|---|---|
| Unit areas | Starting from 64 m² |
| Start Price | 163,000 EGP / meter |
| Payment Plan | 2.5% Down Payment , 9 Years Installments |
| Project Type | Administrative units , Commercial units , Medical units , |
| Developer | City Edge Developments |
| Unit types | clinics , Commercial , offices , |
| Sales number of City Edge Developments | 01118183030 (Click the number to call) |
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V40 District Mall New Cairo is the first project launched by City Edge Developments in New Cairo, a mixed-use destination standing directly on North 90th Street facing Maxim Mall, with a frontage stretching 400 meters.
The project holds 659 units divided between administrative offices, medical clinics and retail shops, with prices starting from EGP 163,000 per square meter for offices, a down payment starting at only 2.5%, instalments extending up to 9 years, and a reservation deposit of EGP 100,000.
What separates V40 District Mall from most commercial developments in the area is the operational layer behind it: a full facility management system covering MEP services, smart parking control and automated façade cleaning, supported by two basement levels holding 2,100 parking spaces.
V40 District Mall New Cairo
The Meaning Behind the Name V40 District
The name V40 District carries a direct link to the identity and the scale of the development. The letter “V” refers to the vision City Edge applies across its fourth-generation projects, while the number “40” reflects the size of the wider phase within which the mall was launched.
The word “District” is the most accurate part of the name. The project is not built as one closed administrative tower, but as 11 separate buildings that together form a working business district with internal streets, walkways and a central plaza.
A Detailed Overview of V40 District Mall
City Edge chose to enter the New Cairo market through a commercial, administrative and medical project rather than a residential one, and the decision follows a clear reading of North 90th Street.
Over the past few years this road has turned into the strongest commercial artery in the Fifth Settlement, lined on both sides with corporate headquarters, clinics and international retail brands.
The architectural concept is built on the idea of an open district instead of an enclosed mall. The eleven buildings are spread across the land so that each one overlooks landscaped walkways and the central plaza, which gives every building an independent façade and its own entrance.
This distribution raises the value of interior units that would normally lose their view and exposure inside a traditional closed layout.
Each building rises ground floor plus 4 repeated floors. The ground level is dedicated to retail, restaurants and cafés that depend on direct visibility and pedestrian movement, while the upper floors are allocated to administrative offices and medical clinics that work better with quieter access and more privacy.
Reflective glass covers most of the façades, serving two purposes at once. It brings in the maximum amount of natural light to reduce energy consumption, and it gives commercial and administrative units strong visual presence from the main street.
On the infrastructure level, the project sits on two basement levels totalling roughly 89,000 sqm that hold the parking, the service areas and 57 storage units allocated to unit owners, alongside a central air conditioning network running on a chilled water system that delivers higher operational efficiency across large-scale buildings.
A professional facility management structure covers mechanical and electrical maintenance, waste handling and automated façade cleaning through suspended systems. These are the operational details that determine the value of a commercial mall years after handover, often more than the finishing materials themselves.
V40 District Mall master plan
V40 District Mall Details Table
| Item | Details |
|---|---|
| Project Name | V40 District Mall New Cairo |
| Developer | City Edge Developments |
| Company Structure | Joint venture between the New Urban Communities Authority and the Housing and Development Bank |
| Location | Fifth Settlement — directly on North 90th Street, facing Maxim Mall |
| Land Area | 20 acres (approx. 84,000 sqm) |
| Total Built-Up Area | Approx. 127,000 sqm |
| Frontage | 400 meters on North 90th Street |
| Number of Buildings | 11 buildings |
| Number of Floors | Ground floor + 4 repeated floors |
| Number of Units | 659 units |
| Unit Distribution | Administrative: 352 offices — Medical: 224 clinics — Retail: 83 shops |
| Unit Types | Retail shops — administrative offices — medical clinics — F&B units |
| Unit Sizes | From 64 sqm up to 400 sqm |
| Office Price per sqm | From EGP 163,000 to EGP 216,000 |
| Clinic Price per sqm | From EGP 182,000 to EGP 256,000 |
| Retail Price per sqm | Starting from EGP 200,000 |
| Unit Prices Start From | EGP 15,485,000 for a 95 sqm office |
| Payment Plans | Down payment from 2.5% with instalments up to 9 years |
| Reservation Deposit | EGP 100,000 |
| Delivery Date | 2029 |
| Finishing Type | Core & Shell for offices and clinics — fully finished option available for selected clinics |
| Parking | Two basement levels of 89,000 sqm holding 2,100 cars |
| Operating Company | Integrated facility management system (operator name not officially announced yet) |
| Guaranteed Lease Agreement (GLA) | Not announced within the current launch |
Contact us now for the latest offers and prices at V40 District Mall
V40 District Mall Location
V40 District Mall stands directly on North 90th Street in the heart of the Fifth Settlement, right in front of Maxim Mall. This stretch of road carries the highest commercial density and the highest land values in New Cairo, with retail, administrative and medical activity already established along both sides.
Commercially, the value of the location comes from exposure. A 400-meter frontage places the project in front of tens of thousands of vehicles every day, which removes a large share of the marketing cost that a tenant normally carries in an interior location away from main roads.
The surrounding residential belt is the real customer base. Water Way Compound sits immediately next to the project, while Hyde Park Compound, Azad, La Terra and The Address East all fall within a quarter of an hour. The American University in Cairo adds a heavy daily flow of students and faculty on top of that.
Landmarks Near V40 District Mall
| Landmark / Destination | Approx. Distance |
|---|---|
| Maxim Mall | 1 minute |
| Water Way Compound | 2 minutes |
| The American University in Cairo | 4 minutes |
| South 90th Street | 5 minutes |
| Mushir Tantawy Axis | 5 minutes |
| Hyde Park Compound | 7 minutes |
| Cairo English School and SABIS School | 8 minutes |
| Cairo Festival City Mall | 10 minutes |
| Mohamed Bin Zayed North Axis | 10 minutes |
| Ring Road | 15 minutes |
| New Administrative Capital | 20 minutes |
| Cairo International Airport | 35 minutes |
V40 District Mall location
Malls and Projects Near V40 District
The project sits inside a cluster that already holds some of the strongest commercial and administrative malls in the Fifth Settlement. For an investor this proximity works in favour of the asset, since it turns the area into a complete business destination that a client visits for more than one purpose in a single trip. The most notable neighbouring projects are:
Plus 90 Mall: a commercial, administrative and medical project on 90th Street built around mid-sized units suited to smaller offices and independent clinics.
City Hall 90 Mall: a mixed-use mall combining retail shops and offices within the same commercial corridor.
Aisle 90 Mall: a commercial and administrative development targeting service businesses and brands that need a frontage on 90th Street.
In Town Mall: a commercial and administrative mall in the Fifth Settlement built on an open layout with service and entertainment areas.
On the residential side, the project is surrounded by Water Way, Hyde Park and The Address East, communities that form the daily customer base for the retail units and clinics inside the mall.
Invest in the strongest location on North 90th Street — contact us now
Unit Types, Sizes and Prices at V40 District Mall
V40 District Mall offers three main activities with sizes starting from 64 sqm and reaching 400 sqm. The built-up areas were distributed so that the administrative component takes the largest share at roughly 78,263 sqm, followed by retail at around 24,202 sqm, then the medical component at about 22,218 sqm.
| Unit Type | Floor / Position | Size (sqm) | Price per sqm from |
|---|---|---|---|
| Retail shops | Ground floor — frontage | As per available layout | EGP 200,000 |
| Administrative offices | First to fourth floor | 95 to 400 | EGP 163,000 |
| Medical clinics (Core & Shell) | Repeated floors | 93 to 371 | EGP 182,000 |
| Medical clinics (fully finished) | Repeated floors | 64 to 79 | EGP 255,000 |
The prices listed above are instalment prices rather than cash prices, and they represent the current launch phase, which remains subject to change with every new release. Within the same activity, the price per meter moves according to the floor and the position of the unit: office rates reach EGP 216,000 per sqm and clinic rates reach EGP 256,000 per sqm for the units with the best location and view.
The general rule inside the project is that ground floor retail carries the highest rate per meter because it captures the frontage and the pedestrian flow directly, then the rate steps down across the upper floors as visual exposure decreases.
To check the latest prices and book a site visit, reach the V40 District Mall hotline: +201118183030
Units at V40 District Mall
Payment and Instalment Plans at V40 District Mall
City Edge released two payment systems for V40 District Mall, both built on a low down payment against a long instalment period. This structure suits the investor who prefers to spread the cost across the early operating years instead of committing a large amount of cash at contract stage.
| Payment Plan | Down Payment | Additional Instalment | Instalment Period |
|---|---|---|---|
| First plan | 2.5% | 7.5% after 3 months | 9 years |
| Second plan | 5% | 5% after 3 months | 7 years |
The reservation deposit stands at EGP 100,000, deducted from the unit value once the contract is signed. A cash purchase option is also available with a discount on the total price, set according to the phase released and the unit selected.
Annual maintenance charges and the operating deposit have not been officially announced so far. It is worth confirming both figures with the sales team before signing, since they feed directly into the net investment return on the unit.
Delivery Date at V40 District Mall
The developer has set 2029 as the handover date for V40 District Mall units, with actual operation starting gradually as the buildings are delivered and the ground floor retail units are fitted out.
The vast majority of units are delivered on a Core & Shell basis, meaning the unit is handed over with the structural shell, the façades, electrical and plumbing connection points and central air conditioning feeds, while the owner handles internal partitioning, flooring and ceilings according to the nature of the business.
Smaller clinics come with a fully finished option that includes air conditioning units and core fittings. This suits a doctor who prefers to start operating immediately without going through a finishing phase and the cost and time it carries.
Reserve your unit with a deposit of only EGP 100,000 — contact us now
Services and Facilities at V40 District Mall
City Edge draws on its experience running large developments in New Alamein and the New Administrative Capital to operate V40 District Mall, and the system is built on a clear separation between visitor routes and service routes. The following sections cover the details that matter most.
Facility Management and Operations
V40 District Mall runs on a complete facility management structure covering scheduled mechanical, electrical and plumbing maintenance through a resident MEP team, alongside a waste management system based on sorting and collection in dedicated zones away from visitor circulation.
An automated suspended system handles glass façade cleaning from the building roofs. In developments built around large glazed elevations this is a decisive operational detail, since it protects the appearance of the mall and reduces the recurring maintenance burden carried by tenants.
Parking and Smart Access Control
The project stands on two basement levels totalling roughly 89,000 sqm with capacity for 2,100 cars, a ratio that matches the unit count and avoids the single biggest issue facing administrative and medical malls, which is parking congestion at peak hours.
An electronic parking management system directs vehicles and controls entry and exit, while the basement also holds 57 storage units allocated to retail owners, a practical feature that saves tenants the cost of renting separate off-site storage.
Medical and Family Support Services
A scan lab operates inside the project to serve the medical clinics on site, which raises the value of the medical units because it saves the patient a separate trip elsewhere to complete diagnostics.
The development also includes a day care centre, a family entertainment centre and an internal supermarket. These services extend the time a visitor spends inside the mall and, as a direct result, increase spending opportunities for the retail units and F&B outlets.
Core Services at V40 District Mall
| Category | Available Services |
|---|---|
| Operations and management | Facility management, resident MEP team, waste management, automated façade cleaning |
| General facilities | Panoramic lifts, service lifts, escalators, central air conditioning on a chilled water system, backup generators |
| Security and parking | 24/7 security, CCTV coverage, smart access gates, two basement parking levels with a management system |
| Common areas | Central plaza, landscaped walkways, restaurant and café zones, waiting areas, prayer rooms |
| Additional services | Supermarket, day care centre, scan lab, family entertainment centre, ATMs |
Services at V40 District Mall
Commercial Investment Advantages at V40 District Mall
The investment case for the project rests on measurable factors tied to the location, the internal mix and the surrounding customer base. The most significant of them are set out below.
A customer base that exists before operation begins: within a quarter of an hour the project is surrounded by some of the largest communities in the Fifth Settlement, among them Water Way, Hyde Park, Azad, La Terra and The Address East, all holding thousands of occupied residential units. In practice this means the mall does not have to build a customer base from zero the way projects in newly developed areas do.
Activity mix lowers occupancy risk: splitting the project across 352 offices, 224 clinics and 83 retail shops means the mall is not tied to a single activity. A softer period in office demand does not stall the whole development, because clinics and retail respond to a completely different demand cycle.
Standing demand for medical units: New Cairo continues to see rising demand for equipped clinics as the private healthcare sector expands. Having a scan lab inside the project makes a medical unit more attractive to lease than a clinic inside a conventional office building.
A low down payment lifts the return on deployed capital: with a down payment starting at 2.5% and instalments running 9 years, the investor enters with limited liquidity compared with a cash purchase or with placing the same amount in a bank deposit. The difference is structural: a real estate asset holds its value against inflation, while the real value of a deposit erodes over time.
A long frontage supports rental value: a 400-meter frontage on a main road means a larger number of units with direct exposure, and those are the units that typically command the highest rental rates inside any commercial mall.
For a detailed breakdown of expected returns by unit type and floor, reach the V40 District hotline: +201118183030
Why Invest in the Fifth Settlement?
The Fifth Settlement is the most mature commercial property market in east Cairo. It is a fully populated and fully serviced district rather than an area still under development, which means a commercial unit there reaches stabilized occupancy faster than one in a newer zone.
Supporting that is a road network linking the area to the New Administrative Capital and central Cairo through the Mushir Tantawy Axis, the Mohamed Bin Zayed Axis and the Middle Ring Road, alongside a concentration of universities, international schools and hospitals that generate steady daily traffic throughout the year.
More detail on price per meter and the projects across the district is available on the Fifth Settlement page.
Do not miss the first launch prices — contact us now
About City Edge Developments
City Edge Developments was established in 2017 as a strategic partnership between the New Urban Communities Authority and the Housing and Development Bank. That structure gives the company a distinct position in the market as the development arm of state entities holding a land bank across the country’s most valuable locations.
The company manages investments exceeding EGP 1.3 billion across projects in New Cairo, the New Administrative Capital, the North Coast, New Alamein, Sheikh Zayed and New Mansoura, applying fourth-generation city standards in infrastructure and smart systems throughout.
Its portfolio spans residential, coastal and commercial developments, including New Alamein Towers, North Edge Towers, Mazarine, The Gate Towers, Downtown New Alamein and Zahya New Mansoura.
City Edge Developments Portfolio
| Project | Location | Type |
|---|---|---|
| Al Maqsad | New Administrative Capital | Residential |
| New Garden City | New Administrative Capital | Residential |
| Baroque | New Administrative Capital | Residential |
| Etapa | Sheikh Zayed | Residential |
| New Alamein Towers | New Alamein | Residential / touristic |
| North Edge Towers | New Alamein | Residential / touristic |
| Mazarine | New Alamein | Residential / coastal |
| The Gate Towers | New Alamein | Residential / commercial |
| Downtown New Alamein | New Alamein | Commercial / entertainment |
| Zahya Towers | New Mansoura | Residential |
Other City Edge Projects on Our Website
City Edge’s presence in New Cairo is not limited to the commercial project alone. The company holds residential developments within the same catchment that work alongside the mall as one ecosystem, in addition to its major projects in the New Administrative Capital:
V40 Compound New Cairo: the residential side of the same development, holding a range of homes immediately adjacent to the mall, which makes its residents a daily customer base for the retail units.
V60 Compound New Cairo: another residential project by the company in New Cairo, planned around low density and generous green areas.
Lush Valley New Cairo: a residential development combining villas and apartments with extended payment plans inside the Fifth Settlement.
Al Maqsad New Capital: one of the company’s best known projects in the New Administrative Capital, built on the concept of an integrated community with wide green spaces.
New Garden City: a residential project in the New Administrative Capital drawing its urban character from the historic Garden City district.
Book Your Investment Unit at V40 District Mall
V40 District Mall New Cairo brings together a set of elements that rarely appear in a single development in New Cairo:
A 400-meter frontage on North 90th Street directly facing Maxim Mall, 659 units split across three activities that lower occupancy risk, parking for 2,100 cars, a down payment starting at 2.5% with instalments over 9 years, and a state-backed developer, which reduces the risk of default or delayed handover.
For the current availability list, the latest prices and a site visit, reach the Real Estate Capsule team on the V40 District Mall hotline: +201118183030
Available daily from 10 AM to 10 PM
Contact us now for a free consultation on V40 District Mall
Frequently Asked Questions
Administrative office rates start from EGP 163,000 per sqm and reach EGP 216,000, while medical clinics range between EGP 182,000 and EGP 256,000 per sqm. Retail units start from EGP 200,000 per sqm, with the rate varying by floor and unit position.
Two plans are available: 2.5% down payment with an additional 7.5% after three months and instalments over 9 years, or 5% down payment with a further 5% after three months and instalments over 7 years. The reservation deposit is EGP 100,000, deducted from the unit value.
The project holds 659 units across 11 buildings of ground floor plus four repeated floors, divided into 352 administrative offices, 224 medical clinics and 83 retail shops.
Most units are delivered Core & Shell, which covers the structural shell, façades, electrical and plumbing connections and central air conditioning feeds. A fully finished option including air conditioning is available for smaller clinics between 64 and 79 sqm.
City Edge has not announced a guaranteed lease or fixed return scheme within the current launch, so leasing and operating the unit remains entirely the owner's decision.
The project sits on two basement levels of roughly 89,000 sqm holding 2,100 cars, along with 57 storage units for retail owners and an electronic parking management system.
Administrative offices run from 95 sqm up to 400 sqm, Core & Shell clinics range between 93 and 371 sqm, and fully finished clinics fall between 64 and 79 sqm.
The developer has set 2029 as the handover date, with operation starting gradually as buildings are delivered and ground floor retail units are fitted out.
For availability, current prices and site visits, contact the V40 District Mall hotline: +201118183030 — available daily from 10 AM to 10 PM.
For details on City Edge projects and the payment plans available, contact: +201118183030
