Commercial projects are the malls, retail strips and mixed-use developments built around shops, restaurants and consumer footfall. They are the most yield-driven segment of the Egyptian market and the one most sensitive to location detail. Real Estate Capsule currently lists 177 projects offering commercial units across New Cairo, Sheikh Zayed, 6th of October and the New Administrative Capital, with unit prices from EGP 72,000 up to EGP 74,000,000, and per-metre pricing starting at EGP 32,900.
What drives the value of a commercial unit?
Unlike residential property, where value follows the quality of the surrounding community, a commercial unit is worth exactly what its footfall is worth. Three factors set that:
- Floor level. Ground floor commands the highest price per metre because it captures walk-in traffic directly. Value drops sharply with every floor above it unless an anchor tenant — a cinema, a food court, a hypermarket — pulls visitors upward.
- Frontage width. Two units of identical area perform very differently if one has six metres of glazed frontage and the other has three. Frontage, not floor area, is what a retail tenant is actually renting.
- Catchment population. A mall surrounded by already-occupied residential buildings trades from day one. A mall in a district whose homes have not been handed over may wait years to reach viable occupancy.
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Types of commercial unit
| Type |
Typical size |
Notes |
| Retail shops |
25 – 120 m² |
Highest price per metre, highest liquidity on resale |
| Cafés and restaurants |
80 – 300 m² |
Need kitchen extraction, gas provision and outdoor seating rights |
| Pharmacies |
15 – 60 m² |
Usually sold with activity exclusivity inside the project |
| Anchor and flagship units |
300 m² and above |
Long leases to brands; lower yield per metre but very stable |
Popular commercial projects on Real Estate Capsule
Questions to ask before signing
Who manages the tenant mix?
A mall without a professional leasing and operations manager tends to fill with whoever pays first, and an incoherent tenant mix depresses footfall for everyone in the building. Ask for the operator’s name and the projects they already run.
Is there a rental guarantee, and who backs it?
Guaranteed-return offers are common in this segment. What matters is the duration, the entity legally standing behind the guarantee, and what happens at the end of the guarantee period.
What is the delivery condition?
Core and shell means you or your tenant will pay for full fit-out. Factor that cost in before comparing two units on headline price alone.
How many similar units are being sold?
If the developer is releasing forty comparable shops, you are competing with thirty-nine other landlords for the same tenants on day one.
Frequently asked questions
Is commercial property a better investment than residential in Egypt?
Commercial units generally offer higher gross yields but carry more risk: vacancy periods are longer, performance depends on the whole building succeeding, and resale liquidity is lower than for apartments. They suit investors who can hold through a slow ramp-up phase.
Why is the ground floor so much more expensive?
Because retail revenue correlates directly with walk-in traffic, and ground-floor units capture that traffic without asking the customer to take a lift or escalator. The price gap between ground and upper floors reflects a real difference in achievable rent.
Can I buy a commercial unit and use it as an office?
Often yes, but it is rarely economical — you would be paying retail pricing for space that generates office-level rent. Look at administrative units instead.
Get the latest list of available commercial units and updated prices
