Bema Mall New Capital by Qontrac Developments represents a strategic commercial and administrative investment opportunity in Egypt’s New Administrative Capital, spanning 3,500 sqm in the vibrant MU23 district. Developed by Qontrac with 55 years of construction expertise and designed in partnership with international consultancy firm Ökoplan, this mixed-use project delivers contemporary retail and office spaces with competitive pricing and flexible payment structures.

The mall features commercial units and administrative offices starting from 27 sqm, with prices beginning at EGP 891,000. Flexible payment plans require just 10% down payment with installments extending up to 8 years, while delivery is scheduled for 2025. Strategic positioning between R2 and R3 residential zones ensures consistent foot traffic and strong rental demand.

Why Invest in Bema Mall New Capital?

Bema Mall New Capital presents compelling investment fundamentals for commercial property buyers. Here’s what distinguishes this development:

Prime MU23 Location: Situated at the intersection of R2 and R3 residential districts with direct monorail station access, ensuring maximum visibility and visitor flow from high-density residential communities.

Competitive Commercial Pricing: Ground floor retail units priced at EGP 110,000 per sqm and first-floor commercial spaces at EGP 55,000 per sqm offer significant value compared to established commercial districts while administrative offices start at just EGP 33,000 per sqm.

Extended Payment Flexibility: 10% down payment with up to 8 years installment plans reduces capital requirements, with 50% cash discount available for investors preferring immediate full payment.

High Traffic Location: Proximity to government quarter, diplomatic district, and dense residential zones guarantees consistent customer flow for retail tenants and professional accessibility for office occupants.

Experienced Developer Partnership: Qontrac’s 55-year track record combined with Ökoplan’s international design expertise ensures quality execution and timely delivery, minimizing investment risk.

Mixed-Use Revenue Potential: Combination of retail and administrative functions diversifies income streams, with retail commanding higher rents while offices provide stable long-term occupancy.

Low Reservation Requirements: Commercial units require just EGP 50,000 reservation fee while administrative offices need only EGP 20,000, making entry accessible for various investor profiles.

Semi-Finished Delivery: Units delivered with semi-complete finishes allow investors to customize spaces according to tenant requirements while reducing initial capital outlay.

Bema Mall New Capital Location & Accessibility

The New Administrative Capital’s rapid development creates unique opportunities for early commercial investors. Bema Mall’s MU23 location capitalizes on this growth, positioning the project within Egypt’s emerging governmental and financial center where demand for commercial services continues accelerating.

MU23 district occupies a strategic position between the R2 and R3 residential neighborhoods, two of the capital’s most densely populated areas. This placement ensures the mall serves thousands of nearby residents while remaining accessible to government employees, diplomats, and business professionals working in adjacent districts. The location balances high visibility with operational convenience, critical factors for commercial success.

Key Nearby Landmarks:

• Steps from Monorail Station for capital-wide connectivity
• 10 minutes to Government Quarter serving ministerial complexes
• 15 minutes to Diplomatic District and Embassy Row
• Adjacent to R3 Residential District with thousands of units
• 5 minutes from Egyptian Japanese University
• 20 minutes to New Capital International Airport
• Direct access via Al Amal Axis and Mohamed Bin Zayed Road
• Close to Iconic Tower and Green River landmarks
• Near Al Massa Hotel and major hospitality zone
• Walking distance to Egypt Mosque and cultural sites

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Design & Architecture at Bema Mall

Master Plan & Commercial Design

Bema Mall’s architectural concept prioritizes functionality and aesthetic appeal through collaboration with Ökoplan, an international design consultancy specializing in mixed-use developments. The 3,500 sqm footprint optimizes every meter to deliver maximum commercial value while maintaining comfortable circulation spaces.

The ground floor features an open plaza design accommodating diverse retail formats from cafes and restaurants to boutique shops and service providers. This outdoor commercial area enhances visibility and creates an inviting atmosphere for casual visitors. Floor-to-ceiling glass facades maximize natural light penetration while showcasing tenant activities to passersby, a critical factor in attracting foot traffic.

The structure comprises a ground floor plus nine identical upper levels, each allocated 1,100 sqm of commercial and administrative space. This vertical organization separates retail activities on lower floors from professional offices above, reducing conflicts between different user types while optimizing space utilization for respective functions.

Interior Planning & Unit Design

Interior spaces emphasize flexibility and adaptability. Starting sizes of 27 sqm allow small businesses and startups to establish presence in a prime location, while unit combination options enable larger enterprises to secure contiguous spaces matching their operational requirements. This scalability appeals to diverse tenant profiles from individual practitioners to regional corporations.

Circulation systems include panoramic elevators and escalators facilitating vertical movement between floors while serving as architectural features. Wide corridors prevent congestion during peak hours, particularly important for retail floors experiencing high visitor volumes. Smart lighting combines natural daylight with energy-efficient artificial systems, creating productive environments for office workers while highlighting retail merchandise effectively.

Semi-finished delivery standards include structural completion, MEP rough-ins, and exterior facade work, allowing tenants to customize interior finishes according to brand standards and functional needs. This approach reduces initial investment while providing flexibility unavailable in fully finished spaces.

Unit Types & Sizes in Bema Mall New Capital

Bema Mall addresses various commercial requirements through thoughtful space planning. The development balances investor demand for smaller, affordable units with market needs for larger consolidated spaces, creating opportunities across the investment spectrum.

Available Commercial Spaces:

Ground Floor Retail Units: Starting from 27 sqm, these street-level spaces command premium visibility for restaurants, cafes, retail boutiques, and service businesses requiring high customer interaction and foot traffic exposure.

First Floor Commercial Spaces: Beginning at 27 sqm, these units suit retailers, showrooms, and service providers seeking lower costs than ground floor while maintaining commercial functionality and good accessibility via escalators.

Administrative Offices: From 27 sqm upward across multiple floors, these spaces accommodate professional services, consultancies, small businesses, and regional offices requiring business addresses in the capital without ground-floor retail costs.

Combined Units: Investors can merge adjacent spaces to create larger facilities matching specific operational requirements, with combinations reaching 100+ sqm for enterprises needing expanded footprints.

Each 1,100 sqm floor allows for multiple unit configurations, with the smallest 27 sqm modules combining to form various larger layouts. This modular approach ensures efficient space utilization while accommodating different tenant sizes without wasted square footage.

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Bema Mall New Capital Pricing Strategy

Qontrac Developments positions Bema Mall competitively within the New Capital’s commercial real estate market. Pricing reflects current construction costs and area market rates while remaining accessible to investors seeking entry-level commercial properties in Egypt’s fastest-growing business district.

Ground floor retail commands premium pricing due to superior visibility and foot traffic, while upper commercial floors offer value pricing for businesses prioritizing affordability over street presence. Administrative office rates provide the lowest per-sqm costs, targeting professional services, startups, and small businesses requiring prestigious addresses without retail-level expenses.

Current Price List 2026:

• Ground Floor Commercial: EGP 110,000 per sqm (Total from EGP 2,970,000)
• First Floor Commercial: EGP 55,000 per sqm (Total from EGP 1,485,000)
• First Floor 118 sqm Units: From EGP 12,327,000
• Administrative Offices: EGP 33,000 per sqm (Total from EGP 891,000)

Pricing factors include floor level, unit size, view orientation, and corner positions. Ground floor corner units command premiums due to dual-street exposure, while interior offices on upper floors represent the most affordable entry points. The 50% cash discount for full payment significantly reduces effective pricing for capitalized investors.

Bema Mall Payment Plans

Qontrac structures financing to accommodate various investor profiles. Understanding that commercial property investment requires substantial capital, the developer provides payment flexibility reducing upfront cash requirements while maintaining competitive total pricing.

The standard payment plan requires 10% down payment, making a EGP 891,000 administrative office accessible with just EGP 89,100 initially. The remaining 90% divides into equal installments over 8 years with zero interest, effectively spreading the investment across nearly a decade. For a EGP 3,000,000 commercial unit, monthly payments approximate EGP 28,000 over the 96-month period.

Payment Structure:

• Reservation Fee: EGP 50,000 (commercial units) / EGP 20,000 (offices)
• Down Payment: 10% of total price
• Installment Period: Up to 8 years
• Delivery Condition: Semi-finished
• Cash Discount: 50% off for full payment

The 50% cash discount transforms pricing economics dramatically. A EGP 1,485,000 first-floor commercial unit becomes EGP 742,500 with immediate full payment, creating instant equity for investors with available capital. This discount recognizes the time value of money while incentivizing developer cash flow.

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Amenities & Facilities at Bema Mall New Capital

Essential Commercial Services

Security infrastructure operates continuously with trained personnel monitoring all entry points, common areas, and parking facilities. CCTV coverage blankets the property with modern surveillance systems providing recorded documentation and real-time monitoring capabilities. Electronic access gates manage vehicle and pedestrian traffic, preventing unauthorized entry while maintaining smooth flow during business hours.

Multi-level parking accommodates hundreds of vehicles with organized zones for short-term retail customers and long-term office tenant parking. Clear signage and intelligent lighting systems facilitate easy navigation, while designated accessible parking near elevators serves mobility-impaired visitors. Parking management systems can implement paid parking for retail customers while providing tenant validation programs.

High-speed elevators from international manufacturers provide reliable vertical transportation, critical for upper-floor office accessibility and retail customer convenience. Escalators connecting ground and first-floor commercial zones create continuous pedestrian flow between retail levels. Emergency stairwells meet safety codes while providing alternative circulation during peak periods or maintenance activities.

Operational & Commercial Features

Central air conditioning maintains comfortable temperatures across all seasons, crucial for Egypt’s extreme summer heat. Zoned climate control allows different areas to operate on independent schedules matching varying business hours between retail and office tenants. Energy-efficient systems reduce operational costs while ensuring consistent environmental comfort.

High-speed fiber optic internet infrastructure supports modern business operations, cloud computing, video conferencing, and digital payment systems. Coverage extends throughout the building ensuring connectivity in offices, retail spaces, and common areas. Backup systems prevent service interruptions during technical issues or maintenance windows.

Premium display screens positioned strategically throughout the mall provide advertising opportunities for tenants while offering wayfinding information for visitors. Digital signage systems can be updated remotely, allowing dynamic content scheduling and promotional messaging aligned with tenant marketing campaigns or seasonal events.

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Investment Value & ROI Potential

Bema Mall’s investment case rests on multiple value drivers. The New Administrative Capital’s rapid population growth creates expanding demand for retail services and professional office space, while limited commercial supply in operational districts maintains pricing power for building owners.

Retail rental rates in established New Capital commercial projects range from EGP 500-1,500 per sqm annually depending on location and tenant quality. Ground floor Bema units purchasing at EGP 110,000 per sqm could generate 5-10% gross rental yields based on market rates, with potential appreciation as the area matures and surrounding infrastructure completes.

Administrative office spaces typically command EGP 300-600 per sqm annual rents in the capital. At EGP 33,000 per sqm purchase price, investors could achieve 7-12% gross rental yields from office tenants, particularly attractive compared to residential property yields averaging 4-6% in Egyptian markets.

Capital appreciation potential derives from the area’s development trajectory. As government operations fully transition to the capital and residential population density increases, commercial property values historically appreciate 15-25% annually during growth phases. Early investors in previous Egyptian new cities experienced similar or higher appreciation rates during comparable development stages.

The 50% cash discount creates immediate equity. Purchasing at half price relative to installment buyers provides instant 100% return on investment before considering rental income or future appreciation. This structure particularly benefits investors planning to hold properties long-term rather than flipping quickly.

About Qontrac Developments

Qontrac Developments brings substantial construction and development experience to Bema Mall. With 55 years of industry presence, the company has evolved from traditional contracting into comprehensive real estate development, leveraging construction expertise to deliver quality projects on schedule and budget.

The organization comprises over 10 subsidiary companies specializing in various construction and development aspects, creating integrated capabilities from land acquisition through project delivery and property management. This vertical integration reduces third-party dependencies while ensuring consistent quality standards across all project phases.

Qontrac’s partnership with Ökoplan demonstrates commitment to international design standards. The consultancy brings European architectural principles and mixed-use planning expertise, elevating Bema Mall’s design above typical local commercial projects. This collaboration ensures the development meets sophisticated investor and tenant expectations.

Notable Previous Projects:

Yaru Compound New Administrative Capital: A residential development establishing Qontrac’s capabilities in the new capital market, demonstrating understanding of local planning requirements and buyer preferences in this strategic location.

The company’s extensive portfolio across Egyptian new cities provides relevant experience in developing projects within emerging urban areas, understanding infrastructure timing, market entry strategies, and managing construction in areas experiencing rapid transformation.

Potential Considerations

Prospective investors should evaluate several factors. The New Administrative Capital remains under development, meaning some surrounding infrastructure and services may not reach full operational capacity for several years. While this creates opportunity through lower entry pricing, it also requires patience as the area matures and tenant demand builds gradually.

The mall’s location in MU23, while strategic relative to R2 and R3 residential districts, may require marketing efforts to attract customers from more distant capital areas until the monorail and road networks fully integrate. Initial tenanting phases might offer discounted rates to anchor businesses willing to establish early presence.

Some investors perceive 27 sqm as limiting for certain business types. However, this sizing strategy deliberately targets small businesses, startups, and professional practitioners who cannot afford larger spaces but value prime location presence. Unit combination options address larger tenant requirements when needed.

Construction timelines in Egyptian new cities occasionally experience delays due to infrastructure dependencies, regulatory processes, or material supply issues. Qontrac’s construction background mitigates these risks, but investors should plan for potential delivery adjustments and maintain flexible business timelines.

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