X Pand Mall Obour

X Pand Mall Obour is a retail, office and medical mall by Urban View Developments in New Obour on a 7,700 m² plot, priced from EGP 135,000 per m² in October 2026: a 25 m² shop at 3,375,000, with instalments of up to 10 years and handover in 2029.

People looking at a shop in X Pand Mall ask the same things: what a shop costs, whether the down payment is 5% or 10%, what the instalment is, when it hands over, and how it compares with nearby malls. This page answers them in that order, each with a dated figure.

X Pand Mall prices in October 2026

X Pand Mall shop prices in October 2026 are EGP 3,375,000 for 25 m², 4,050,000 for 30 m² and 5,400,000 for 40 m², all at 135,000 per m². This is what Masharf (Keller Williams Masharf) holds from the price list:

These shops are on the ground floor. The building has a ground floor and two upper floors, with office and medical units too, whose prices and sizes are not on the list; ask on WhatsApp at 01270970000 if you need an office or clinic. Because the price runs on one metre rate, each extra 5 m² adds EGP 675,000 and about 5,060 a month, so choose the size for the activity you will run or let to, and ask which activities each size allows.

X Pand Mall payment plan: 5% or 10% down?

On the October 2026 price list, the 5% is a reservation deposit and the contract down payment is 10%: on a 25 m² shop you pay EGP 168,750 to reserve and complete 337,500 at contract.

That matters for the sums: the cash you need before the first instalment is 10%, not 5%. Ask on WhatsApp whether the 5% is deducted from the 10%, exactly when the rest is due, and whether it is refundable if you withdraw. After the down payment, the balance runs over 10 years, about 25,310 a month on a 25 m² shop, needing a household income of about 75,900 a month if the instalment is a third of it, or about 121,500 for a 40 m² shop.

X Pand Mall completion date and cash by then

Handover is due in 2029, about three years away. If instalments start at contract, 36 instalments in you will have paid about 37% of the price, the 10% down plus 27% in instalments: about EGP 1,248,800 on a 25 m² shop and 1,998,000 on a 40 m² shop, with about seven years left after handover.

Paid over the 10 years

Each year adds about 9% of the price on top of the 10% down: 19% by the end of year one (EGP 641,300 on a 25 m² shop, 1,026,000 on a 40 m² shop), 37% by year three around handover, 55% by year five (1,856,300 and 2,970,000), 73% by year seven (2,463,800 and 3,942,000) and the full price by year ten.

What rent would an X Pand shop need to cover its instalment?

To cover an X Pand shop's instalment, rent must reach about EGP 1,013 per m² a month at any size, since the metre and term are the same; a 25 m² shop needs about 25,310 a month.

Compare that figure with real ground-floor shop rents in Obour at handover. If rents near the mall are lower, the shop will need money from you each month until rents rise, and before handover there is no rent at all, so the first 36 instalments come from your pocket. Ask too which frontage the shop faces, which activities are allowed, and who will manage the mall after opening, since management brings the brands and footfall that set the rent.

X Pand Mall or another mall near Obour?

X Pand's metre (135,000) is below shops at 3 Sides Mall (about 231,000) in neighbouring El Shorouk and below Belcon's shop metre (from 260,000), at October 2026 prices.

At 40 m², the ready 3 Sides Mall shop costs EGP 9,240,000, 3,840,000 more than X Pand, but it can be let today, at about 96,250 a month over 6 years. X Pand is well below it on metre and instalment, in exchange for waiting until 2029 and an Obour rather than El Shorouk address. Within Obour, it is compared with other malls such as Viale and the Murtaqa and Alba malls, but their figures are not confirmed by two sources, so ask about them if you want an in-city comparison.

Where is X Pand Mall, and who is Urban View?

X Pand Mall is in New Obour on a 7,700 m² plot, with a ground floor and two upper floors, developed by Urban View Developments. Its exact pin is not yet on our map, so ask for the location before visiting.

Urban View has no other project on Masharf as of October 2026, so ask which projects it has delivered and request the building permit and land contract before paying the reservation. A 7,700 m² plot with three floors makes a mid-sized mall, where footfall depends on who rents next to you.

X Pand Mall pros and cons

X Pand Mall's main advantage is a shop from EGP 3,375,000 over 10 years at a lower metre than El Shorouk malls; its main drawbacks are a 2029 handover and no announced operator, in October 2026.

• Pro: a 135,000 metre, below 3 Sides Mall and Belcon.
• Pro: up to 10 years to pay, from about 25,310 a month.
• Pro: shops from 25 m², a small entry into retail.
• Con: a 10% contract down payment; the 5% is only the reservation.
• Con: handover in 2029, with no rent before then.
• Con: the operator and the office and medical unit prices are not announced.

Before booking, ask on WhatsApp at 01270970000 and keep the dated written replies: how the 5% and 10% work and when each is due, the handover month in 2029, the frontage and permitted activities, who will manage the mall, office and clinic prices, and the building permit and land contract.