1. Introduction: The “First Mile” of New Cairo

In the anatomy of any city, the most valuable real estate is often found at the point of entry. One Ninety (1-90) by LMD (Landmark Sabbour) claims precisely this title. Situated at the intersection of the Ring Road and South 90th Street, it is effectively the gateway to New Cairo.

This is not a traditional mall or a simple office park. One Ninety is an 82-acre urban district designed to function as a self-sustaining city center. By integrating Grade-A office spaces, luxury retail boulevards, and—crucially—global hospitality brands managed by Marriott International, LMD has created an asset class that transcends typical Egyptian real estate.

For the foreign investor or the multinational corporation, One Ninety offers something rare in Cairo: an internationally managed ecosystem where business, leisure, and hospitality converge without the chaos of the city center. It is arguably the most significant mixed-use master plan currently under development in the East Cairo corridor.

2. Project Highlights: Executive Summary

For the investor seeking immediate data points, here is the operational snapshot of One Ninety:

• Developer: LMD (Landmark Sabbour).
• Location: The intersection of Ring Road & South 90th Street (The Entrance of New Cairo).
• Project Area: 82 Acres (331,000+ SQM).
• Project Type: Mixed-Use (Administrative, Retail, Hospitality, Branded Residences).
• Key Partners: Marriott International (W Cairo, St. Regis, Aloft).
• Office Sizes: Specific layouts from 121 SQM to 548 SQM.
• Retail Sizes: Large formats starting from 287 SQM with terraces.
• Starting Price (Offices): Approx. 24,900,000 EGP (Market Variable).
• Payment Plan (Offices): 5% Down Payment with installments over 7 Years.
• Unique Feature: Internal Monorail & 6-Acre Urban Park.

3. Location & Accessibility: The Strategic Corner

In commercial real estate, accessibility dictates rent. One Ninety sits on the most strategic corner in New Cairo. It is the first project you encounter when entering the Fifth Settlement from the Ring Road (Maadi/Downtown direction).

Why this location commands a premium:

1. Visibility: The project possesses a massive frontage on the Ring Road and 90th Street, acting as a landmark billboard for any business headquartered there.
2. Traffic Logistics: Employees and visitors can access the project without navigating the internal traffic congestion of the Fifth Settlement. You enter directly from the highway.

Connectivity Metrics:

• 10 Minutes to Maadi (via Ring Road).
• 10 Minutes to the American University in Cairo (AUC).
• 15 Minutes to Cairo International Airport.
• 20 Minutes to Heliopolis.
• Proximity: Adjacent to established high-end communities like Katameya Heights, Mivida, White Walk Mall and Hyde Park.

4. Developer Overview: LMD (Landmark Sabbour)

When investing in a project of this scale, the developer’s capacity to deliver infrastructure is paramount. LMD is a powerhouse in the Egyptian market, founded in 2011 (with roots going back to the Sabbour engineering legacy).

The International Footprint:

LMD distinguishes itself by being one of the few Egyptian developers with a tangible international presence.

• Dubai: Continental Tower (Dubai Marina).
• Barcelona: Muntaner 91.
• Egypt: Stei8ht (New Cairo), Zoya (North Coast), Aria (Mostakbal City).

The Marriott Partnership:

Perhaps the strongest vote of confidence in LMD is their partnership with Marriott International. Securing agreements for a W Hotel, St. Regis Residences, and Aloft Hotel within one project demonstrates a level of financial and operational due diligence that few local developers can pass.

5. Full Project Description: An Urban Ecosystem

One Ninety is designed to be a “15-minute city” within a city. Spanning 82 acres, the master plan is divided into functional districts, all connected by a pedestrian-friendly urban park and an internal transport system.

The “Urban Park” Concept:

LMD has dedicated a massive portion of the land to an open-air “Urban Park” (approx. 6 acres). This is not just landscaping; it is a programmable space for events, dining, and recreation, ensuring the project remains lively after office hours.

The Districts:

1. Business Quarter: A cluster of office buildings designed with glass curtain walls, offering efficient floor plates for multinational HQs.
2. Retail Avenue: A luxury shopping boulevard hosting flagship stores and high-end dining, moving away from the traditional “closed box” mall concept.
3. Hospitality District: Home to the W Cairo and Aloft hotels, providing accommodation for business travelers and tourists.

Internal Mobility (The Monorail):

To solve the issue of navigating such a large project, LMD has incorporated an Internal Monorail/Electric Tram system. This allows visitors to move from the office buildings to the retail area or hotels without using their cars, reducing carbon footprint and congestion.

6. Unit Types & Asset Classes (Detailed Inventory)

The inventory at One Ninety is categorized into high-value commercial assets. Unlike standard malls, LMD offers specific, large-scale configurations.

1. The Business Quarter (Administrative Offices)

These are “Grade A” offices designed for corporations. LMD provides a wide range of specific sizes to cater to different operational needs:

• Available Sizes: 121m, 144m, 151m, 157m, 163m, 189m, 226m, 255m, 271m, 295m, 318m, up to 548m.
• Specs: Double-height lobbies, fiber-optic connectivity, and smart building management systems (BMS).

1. Retail & F&B (Commercial)

• Sizes: Designed for destination dining with significant outdoor seating.

• Example 1: 287 SQM Indoor.
• Example 2: 262 SQM Indoor + 140 SQM Outdoor Terrace.
• Example 3: 379 SQM Indoor + 257 SQM Outdoor Terrace.
• Example 4: 630 SQM Indoor + 94 SQM Outdoor Terrace.

7. Facilities & Amenities: Global Standards

One Ninety offers infrastructure that meets the compliance standards of Fortune 500 companies.

• Solar Energy Grid: A significant portion of the project’s common areas and lighting is powered by solar energy, reducing operational costs (CAM charges).
• Smart Security: AI-driven surveillance, license plate recognition, and secured access points for office towers.
• Meeting & Conference Centers: Dedicated halls within the hotels and office towers for large-scale corporate events.
• Wellness & Spa: Luxury spa facilities associated with the hotels, accessible to residents and members.
• EV Charging Stations: Comprehensive infrastructure for electric vehicles in the parking basements.
• Emergency Infrastructure: Advanced fire suppression systems and backup power generation ensuring 100% uptime.

8. Payment Plans & Pricing Strategy

Disclaimer: Prices are indicative and subject to change by the developer.

Detailed Office Price List:

LMD has structured its pricing to reflect the premium nature of the project. Here is a breakdown of specific units:

Payment Plan A (Administrative Offices):

• 5% Down Payment.
• 5% after 3 months.
• 10% upon Delivery.
• Remainder: Installments over 7 Years.
• Maintenance Fee: 7%.

Payment Plan B (Retail/Commercial):

• 30% Down Payment.
• Remainder: Installments over 4 Years.
• Maintenance Fee: 8%.

9. Alternative Investment Options (Smaller Budgets)

If One Ninety’s entry price exceeds your budget or you require smaller starting spaces, LMD and the surrounding market offer alternatives:

• Cinco Mall: Offers administrative and commercial units starting from 50 SQM, ideal for small startups.
• T-Hub Mall: A nearby competitive option with prices starting from 80,000 EGP per meter.

10. Why One Ninety is Ideal for Foreign Investors

If you are evaluating the Egyptian market from abroad, One Ninety offers three distinct layers of security:

1. The “Dollar-Hedge” Asset:
   Premium commercial real estate in Cairo, especially those anchored by global hotels (Marriott), tends to hold its value against currency devaluation better than residential units. Rents in such projects are often pegged to the dollar or command top-tier EGP rates.
2. The “HQ” Demand:
   Multinational companies entering Egypt prefer New Cairo but demand proximity to the airport and Maadi (where many expats live). One Ninety’s location on the Ring Road makes it the logistical favorite for these companies, ensuring high occupancy for office investors.
3. Managed Environment:
   Unlike buying a shop in a random street, buying in One Ninety means the asset is managed by LMD and potentially serviced by the hotel infrastructure. The cleanliness, security, and tenant mix are strictly controlled, preserving the asset’s value.

Conclusion

One Ninety New Cairo is not just a mall; it is a financial district in the making. It represents the modernization of Egyptian real estate, moving towards integrated, mixed-use districts managed by global standards. For the investor looking for a high-yield commercial asset or a prestigious headquarters, One Ninety is the benchmark.

Ready to discuss the available inventory? Contact our commercial consultancy desk today for floor plans and site visits.