Medical projects are the malls and buildings that dedicate entire floors — or whole blocks — to clinics, diagnostic centres and pharmacies. Over the past few years this has become an investment category in its own right, concentrated in the New Administrative Capital, New Cairo and 6th of October. Real Estate Capsule currently lists 85 projects offering medical units, with unit prices from EGP 72,000 up to EGP 14,070,000, and per-metre pricing between EGP 32,900 and EGP 160,000 in projects sold by area.
Why medical real estate became its own category
Until recently the standard Egyptian clinic was a converted apartment in an ordinary residential building. That model has receded for two reasons. First, patients now expect an organised medical environment — proper waiting areas, privacy, easy access. Second, the technical requirements of modern practice, from dedicated drainage to ventilation to equipment power loads, simply do not exist in residential blocks.
The result is that developers now allocate whole floors or standalone buildings to medical use, pre-fitted so a unit can be brought into service with minimal modification.
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Types of medical unit
| Type |
Typical size |
Specific requirements |
| Clinics |
35 – 90 m² |
Internal bathroom, dedicated drainage, waiting area |
| Radiology and laboratories |
100 – 250 m² |
High electrical loads, radiation shielding, adequate ceiling height |
| Pharmacies |
15 – 60 m² |
Ground floor with direct frontage onto circulation |
| Dental and physiotherapy centres |
60 – 150 m² |
Water and compressed-air points at multiple locations |
What makes a medical unit succeed
Critical mass inside the building
A single clinic inside a general retail mall does not perform like a clinic inside a fully medical floor. Having a pharmacy, a laboratory and a radiology centre in the same building creates a patient loop that raises occupancy for every unit at once.
Proximity to an already-populated catchment
Medical practice depends on current residents, not future ones. A medical project surrounded by occupied housing trades immediately; one in a district whose homes have not been delivered may wait years.
Access and waiting space
Patients arrive at appointed times, usually with a companion. Insufficient waiting space or awkward lift access reduces the practical value of a unit no matter how well finished it is.
Popular medical projects on Real Estate Capsule
Frequently asked questions
Can an administrative unit be converted into a clinic?
Not always. Clinics need dedicated drainage, ventilation and sometimes shielding — all installed during construction and difficult to retrofit. Review the MEP drawings before buying, not after.
What is the difference between buying to practise and buying to invest?
If you are a physician who will operate the unit yourself, prioritise position within the building and ease of access for your patients. If you are buying to lease, prioritise the occupancy rate of the medical floor as a whole and whether a management company handles tenant placement.
Are medical units more expensive than administrative ones?
Usually yes within the same project, because the additional technical fit-out is priced into the metre rate, and because demand for medically equipped space exceeds supply in most developments.
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