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Note: This article may feature real estate photography and/or virtual, conceptual, and lifestyle illustrations, used exclusively for illustrative purposes to convey the project's overall ambiance and lifestyle.
EMC Mall New Cairo is a wholly medical building, with no retail units and no administrative offices sharing its entrance or its lifts. In a market crowded with mixed-use malls, this project chose to do a single thing.
That one decision is what separates EMC Mall from most of what is launched in the Yasmine services district. A doctor who buys a clinic here does not share a waiting area with restaurant customers or compete with office staff for a parking space.
Eliwah Group developed the project in the Yasmine services district of New Cairo, one minute from North 90th Street. EMC Medical Center New Cairo sits beside the Air Force Hospital and Shefa Specialized Hospital, placing it inside an already-working medical cluster.
Clinic prices at EMC Mall Eliwah Group start from 2,000,000, at a price per metre starting from 100,000, with a 10% down payment and instalments reaching 10 years.
This guide covers the location, design, clinic sizes, prices and payment schemes, then turns to what actually matters to a buyer: the expected return, the real risks, and the questions to settle in writing before signing.
EMC Mall New Cairo occupies the Yasmine services district, the dedicated services zone serving the Yasmine, Lotus and Narges neighbourhoods. That designation matters, because it determines who passes the building every day.
One minute by car separates EMC Medical Center New Cairo from North 90th Street, the main artery feeding traffic across the whole of New Cairo. That proximity shortens the trip for a patient travelling in from any neighbourhood.
EMC Mall Eliwah Group adjoins the Air Force Hospital, one of the largest medical facilities in east Cairo. A working hospital next door generates a daily flow of patients and companions that the project does not have to manufacture from scratch.
Shefa Specialized Hospital stands close by as well, placing EMC Mall inside a medical cluster rather than leaving it as an isolated building. A clinic opening inside an established cluster starts from an existing patient base rather than from zero.
The surrounding area holds the five-star Dusit hotel and the Petrosport Club. The club alone counts thousands of members — a segment that is geographically close to EMC Medical Center New Cairo and financially able to pay for private care.
New Cairo ranks among the highest districts in Egypt for average income and private healthcare spending. That demographic profile is the economic foundation the whole project rests on.
The other side of the location is that the Yasmine district has seen more than one services project launched within two years. Competition for the medical tenant around EMC Mall is real, and the drawbacks section returns to it.
EMC Mall New Cairo was designed in collaboration with the consultancy OY Studio. The building was not drawn as a retail mall and later adapted for clinics; it was planned as a medical facility from the outset, and that difference shows in operation rather than on the facade.
The most consequential element in the design is the fully independent medical entrance. Patients share their entrance with no other activity, which preserves the privacy of a medical visit inside EMC Medical Center New Cairo and keeps circulation from mixing.
A building planned as medical from day one sizes its electrical loads for imaging equipment, routes dedicated drainage for laboratories, and widens corridors for wheelchair movement. None of these can be retrofitted into a retail shell, and they are what distinguish EMC Mall Eliwah Group.
EMC Mall runs Digital Twin technology in partnership with VOOM — a live digital replica of the building tracking assets and maintenance in real time. The practical benefit to a clinic owner is that faults are caught before they cost a working day.
Units are delivered fully finished and furnished. That means a buyer at EMC Medical Center New Cairo carries no fit-out cost and no preparation period, and begins operating from the handover date itself.
Clinic areas at EMC Mall New Cairo start from 20 square metres. That size targets specialties needing no heavy equipment — internal medicine, dermatology, nutrition — and represents the lowest capital entry point in the building.
Mid-range areas run between 26 and 40 square metres and form the most widely demanded band. That size at EMC Mall Eliwah Group accommodates an examination room plus a small dedicated waiting area.
Third-floor areas reach 41 square metres with a prominent frontage. This tier at EMC Medical Center New Cairo suits specialties requiring multiple pieces of equipment or more than one room — dentistry, physiotherapy and imaging among them.
Choosing an area at EMC Mall is a decision about specialty, not only about budget. A dental clinic operates awkwardly in 20 square metres, while a nutrition practice in 41 pays for space it never uses.
The table below this paragraph lists the areas and price ranges for every tier, refreshed directly from the database, so the figures for EMC Mall New Cairo never depend on what was typed on publication day.
| Unit Type | Area | Starting Price |
|---|---|---|
| Clinic | 20 – 25 m² | 2,000,000 |
| Medium Clinic | 26 – 40 m² | — |
| Front-Facing Clinic | 41 m² | — |
The price per metre at EMC Mall New Cairo starts from 100,000. Price per metre is the correct figure for comparing medical projects, because a total unit price shifts with area alone.
The total price of a clinic at EMC Mall Eliwah Group starts from 2,000,000. That figure applies to the smallest area and rises with size and with the position of the unit within its floor.
Price per metre varies from unit to unit at EMC Medical Center New Cairo according to floor and frontage. A unit with prominent frontage carries a premium over an internal one, and floors nearer the reception price above the upper levels.
Measured against neighbouring medical and commercial projects, EMC Mall sits in the mid band for the Yasmine district. Review Ozone and 90 Gate before booking.
It is also worth reviewing Lynks, Mall Central and Hyde Park Business District. Comparing against a mixed-use scheme shows what EMC Mall gains from its medical specialisation and what it gives up.
The sharper comparison is against 9MC, the same developer's other medical project. Setting the two side by side reveals how Eliwah Group prices a medical metre in New Cairo versus the New Capital.
EMC Mall New Cairo offers four payment schemes in which the deposit percentage rises against the length of the instalment schedule. The logic is consistent: every increase in the deposit buys an additional year of payments.
The minimum deposit starts at 10%, a low figure for a medical project. That percentage opens EMC Medical Center New Cairo to a doctor early in their career rather than to investors alone.
The practical rule is that a low deposit suits a buyer who intends to operate the clinic personally and needs liquidity to equip it. A higher deposit suits a buyer at EMC Mall Eliwah Group purchasing to let, who wants a lighter monthly instalment.
Investing in EMC Mall New Cairo runs on a different logic from a retail mall. A clinic does not depend on passing footfall but on booked appointments, which makes occupancy steadier and far less seasonal.
A medical tenant is a long-term tenant by nature. A doctor who builds a patient base at one address does not relocate easily, and that lowers tenant turnover at EMC Mall Eliwah Group compared with retail units.
Two paths are open to a buyer. The first is letting the clinic to a practising doctor: the yield is lower but steady, with no daily management inside EMC Medical Center New Cairo.
The second is a doctor operating their own clinic, converting the unit price from a rental expense into an owned asset. This path carries the highest return at EMC Mall, but it demands professional presence rather than capital alone.
Delivery fully finished and furnished raises the early return by removing months of fit-out from the equation. A clinic at EMC Mall New Cairo can generate income from the handover date rather than six months after it.
One caution stands: the project has announced no specific handover date. Any return calculation for EMC Mall Eliwah Group made before the operating date is known is a calculation missing its time dimension.
EMC Mall New Cairo includes a central 200-square-metre waiting area, fully fitted out. A furnished central waiting lounge spares the owner of a small clinic from surrendering part of their own area to a waiting room.
A main reception serves the entire building with staff trained to receive patients and direct them. That shared service at EMC Medical Center New Cairo reduces each clinic's need for its own receptionist.
HPM and One Way handle management and commercial operation of the building. A professional operator is what actually determines occupancy at EMC Mall Eliwah Group, because marketing a medical building is a trade of its own.
The Digital Twin system provides real-time asset and maintenance tracking with operational analytics. Inside EMC Mall that technology translates into a shorter response time whenever a fault affects a working clinic.
Security covers round-the-clock surveillance plus fire alarm and suppression systems meeting medical-building standards. Fire requirements in a medical facility are stricter than in a retail mall, and they are applied at EMC Medical Center New Cairo.
Parking accommodates high volumes with managed entry and exit. Parking ratio is decisive for a clinic specifically, because a patient arrives at a fixed appointment with no time to circle EMC Mall New Cairo looking for a space.
Cleaning and periodic maintenance operate around the clock. In a medical facility cleanliness is not a matter of appearance but an operating condition, and it is a standing item in the management contract.
The first advantage at EMC Mall New Cairo is complete medical specialisation. The building holds no retail and no offices, which gives it one clear identity in the patient's mind.
The second is the independent medical entrance. Separating patient circulation from every other activity inside EMC Medical Center New Cairo raises privacy and eases congestion at peak hours.
The third is delivery fully finished and furnished. That removes an entire cost line and months of preparation time from the buyer's calculation at EMC Mall Eliwah Group.
The fourth is the established medical cluster. Proximity to the Air Force Hospital and Shefa places EMC Mall inside a catchment that generates patient movement before the project even opens its doors.
The fifth is the operating partnerships with HPM, One Way and VOOM. Professional management is the difference between a full medical building and a half-empty one, and it is contractually secured at EMC Medical Center New Cairo.
No project is without weaknesses, and it is only honest to set the drawbacks of EMC Mall New Cairo beside its advantages. Two structural risks apply specifically to a wholly medical building, and both are worth pricing before you commit.
The first drawback is that complete specialisation confines the tenant pool to one category. If medical demand in the Yasmine district softens, a unit owner at EMC Mall cannot let the space to another activity.
Mitigation: check pre-contracting rates with doctors and operators, and favour mid-range areas. A flexible area inside EMC Mall serves several specialties rather than one.
The second drawback is that no specific handover date has been announced. That makes it harder for a buyer at EMC Mall to price the cost of waiting against a unit ready to operate today.
Mitigation: write the handover date and a late-delivery penalty explicitly into the contract, and review the Eliwah Group record on projects it has already delivered. Past compliance is the only indicator available to a buyer at EMC Mall New Cairo.
Before signing any contract at EMC Mall New Cairo, certain items must be fixed in writing. What follows runs from the clauses that cost the most to retrofit down to the ones a clinic owner can still negotiate after handover.
Ask for the unit and floor number on the approved master plan, not on the marketing brochure. Position within the floor at EMC Medical Center New Cairo is what explains the price gap between two units of identical area.
Confirm the electrical load allocated to the unit is stated numerically. A dental or imaging clinic draws more than a consultation room, and adding capacity later at EMC Mall Eliwah Group is expensive or impossible.
Ask about the dedicated drainage route if your specialty needs a laboratory or a dental chair. This provision cannot be added after handover at EMC Mall, whatever you are willing to pay.
Review the handover clause: a fixed date, a late penalty and a defined handover procedure. Its absence from an EMC Medical Center New Cairo contract leaves the buyer without recourse, and it is the most important clause in this file today.
Request the maintenance deposit, its annual rate and its escalation mechanism in writing. This deposit is collected at EMC Mall New Cairo outside the unit price and surprises anyone who did not budget for it.
Ask what percentage of units is contracted to date and which medical operators have signed. A half-empty medical building generates no patient traffic, and early occupancy at EMC Mall is the truest indicator available.
The question is not whether the project is good but whether it fits your position. The answer for EMC Mall New Cairo differs fundamentally between a doctor seeking premises and an investor seeking yield.
EMC Medical Center New Cairo suits a doctor already practising in east Cairo who wants to own their premises rather than rent them. For that buyer specifically, the instalment converts from a lost expense into a built asset.
It also suits an investor seeking a stable long-term tenant. A doctor does not relocate every two years the way a retail unit does, which makes the yield at EMC Mall Eliwah Group lower but far more regular.
A doctor whose practice must open this year is looking at the wrong building. Until a handover date is fixed, EMC Mall cannot be scheduled against a clinic launch, and anyone on that timetable should view units already licensed and operating.
It equally does not suit a buyer wanting the freedom to change activity. Purchasing at EMC Medical Center New Cairo means buying inside a wholly medical building, with no option to convert the unit into an office or a shop later.
On timing, entering early buys a lower price per metre before operations mature. But that gap at EMC Mall New Cairo is paid for by carrying construction risk and occupancy risk together — a conscious trade, not a free advantage.
The advertised unit price is not what you will actually pay. Calculating the true cost at EMC Mall New Cairo means adding items that never appear on a price list.
The first is the maintenance deposit, paid once on contract or at handover. It sits outside the unit price at EMC Medical Center New Cairo and is not refunded on resale.
The second is the recurring annual maintenance charge, payable throughout ownership. In a medical building with intensive shared services such as EMC Mall Eliwah Group, that charge runs higher than in a conventional office block.
The third is registration, notarisation and contracting fees, calculated on the unit price at EMC Mall and rising with its value.
The fourth is medical equipment. Although EMC Mall New Cairo is delivered finished and furnished, specialist equipment falls on the buyer and is usually the largest line after the unit price itself.
The fifth is medical practice licensing and clinic registration with the competent authorities. These procedures consume time and cost before the first patient is seen at EMC Medical Center New Cairo.
The sixth is the cost of waiting: instalments paid for years before any revenue. That is the genuine hidden cost at EMC Mall, and it belongs in any comparison against a ready-to-operate medical unit.
Eliwah Group is an Egyptian developer led by Eng. Sayed Eliwah, whose experience in contracting and construction spans more than twenty years. That construction background is what separates the company from a developer that began in marketing.
Eliwah Group has executed work for government bodies covering social housing, Dar Misr and Sakan Misr, alongside building more than 500 post offices for the National Postal Authority. A government delivery record is a compliance indicator that is hard to claim falsely.
The Eliwah Group portfolio includes malls in the New Administrative Capital, among them 9MC, alongside Mall 99, Key Mall, Blue Sky and Circle Mall. Browse the full Eliwah Group portfolio to compare the record.
The company has prior presence in New Cairo through Blue Waters Mall and more than thirty projects across the Lotus, Narges and Banafseg neighbourhoods. That local footprint means Eliwah Group knows the Yasmine district rather than entering it for the first time.
What matters to a clinic buyer from the Eliwah Group record is not the number of malls but occupancy rates after handover. Ask about occupancy in its delivered projects before contracting on a unit at EMC Mall New Cairo.
Edited and verified by the CompoundGate Editorial Team. Last updated: September 2, 2026.
EMC Mall sits in the Yasmine services district of New Cairo, one minute from North 90th Street, beside the Air Force Hospital, Shefa Specialized Hospital, the Dusit hotel and Petrosport Club.
| If your priority is… | Consider | Why |
|---|---|---|
| Lower budget | Arabella | From 1,700,000 EGP · same area |
| Same tier, different area | Stone Capital Mall | New Capital |
| Same developer, different project | 9MC | New Capital |
Eliwah Group
Eliwah Group is an Egyptian developer with more than twenty years in contracting, specialised in medical malls. For the Arabic version of this page, visit Eliwah Group. Overview of Eliwah Group Eliwah Group is known as the developer of the 9MC medical mall in the New Administrati...
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