W55 New Cairo

W55 New Cairo: large offices for company headquarters

W55 New Cairo is an administrative project by The Waterway Developments on the Tahrir axis, opposite The Waterway Villas compound. Offices on offer run from 184 to 305 m², priced from EGP 36,561,000 to 62,640,000, with 10% down, 8 years of instalments and handover in May 2030.

These are not small offices for one person or a team of two. They are headquarters-sized spaces for mid-sized and large companies, or for an investor seeking a corporate tenant on a long lease. So the sums here differ from an apartment or a shop; let us go step by step.

Who is W55 for?

A company wanting to own its headquarters

Instead of rent that rises every year, an office from 184 m² over 8 years becomes the company's own in the end, and an asset on its balance sheet.

An investor wanting a corporate tenant

Large offices let to companies on long leases, so income is steadier than small units whose tenants change every year.

Someone wanting an office near El Rehab and Madinaty

The Tahrir axis takes you to 90th Street, El Rehab, Madinaty and Nasr City without the traffic of the inner districts.

A group of partners

Several partners can buy a large office together and share the deposit and instalment, but agree everything in writing from the start.

The sums: the smallest office

• Size and price: 184 m² at 36,561,000, about 198,700 per m².
• Deposit: EGP 3,656,100.
• Instalment: about 342,800 a month over 8 years.
• The largest office: 305 m² at 62,640,000, about 205,400 per m².

These are approximate and before any increases; the details are under payment plans.

184 m² or 305 m²?

The price per metre is close for large and small, about 199,000 to 205,000. So there is no discount for size, and you pay full price for every extra metre. The real question: do you actually need that space? If your company is growing, the larger office saves you a move in a few years. If you are buying to let, the smaller office is easier to let, because more companies need 184 m² than 305 m².

W55 against the area's offices

Using the price per m² of the cheapest office in nearby projects:

• The Waterway Villas: from the same developer opposite, about 242,600.
• The Gray: about 233,000.
• Cinco: about 219,600.
• Rock Gold: about 203,200.
• V40: about 195,600.
• Patterns: about 186,700.
• Garnet: about 156,000.

W55 sits mid-market for offices in the area: cheaper than The Gray, Cinco and The Waterway Villas' offices, and close to V40 and Rock Gold. The key difference is that the offices here are large, while most neighbours' cheapest offices are small. So when comparing, compare a large office with a large office.

Large offices: letting works differently

A small office has a wide market: a lawyer, an accountant, a start-up. A large office has a narrower one: mid-sized and large companies. That has an upside and a downside:

• Upside: a large company leases long, spends on fitting out the office and does not move easily.
• Downside: if the tenant leaves, the office may stand empty longer until you find another company needing the same space.

The return: how to work it out

Do not buy on the basis that "rents in New Cairo are high". Work it out: ask about rents for offices of the same size in the area, multiply by 12, subtract annual maintenance and the expected empty months between tenants, and divide the net figure by the price. Note that handover is in 2030, so there is no rent before then, and you will pay about three and a half years of instalments with no income.

8 years of instalments for an office

Many offices on the market sell on shorter terms than residential units with larger deposits, such as D Line in Zayed at 10% down over 5 years. Here it is 10% down over 8 years, a relatively comfortable plan for an administrative unit. So the monthly instalment is lighter than many offices at the same price, which makes it easier for a company to buy its headquarters rather than rent. But always compare the total price, not just the instalment.

Company headquarters: own or rent?

If you own a company, compare the monthly instalment with the rent you now pay for an office of the same size. If the instalment is close to the rent, ownership makes sense, because in the end the office belongs to the company. But note that handover is about three and a half years away, so you will pay rent and instalment together during that time.

Buying an office off-plan: what is the risk?

When you buy an office handed over years later, you bet on 3 things: that the project is delivered on time, that the area stays in demand from companies, and that the finishing and services turn out as promised. To reduce the risk, make sure the handover date and delay penalty are in the contract, visit the developer's delivered projects, and ask about companies that bought or rented before you.

Fitting out a large office

An office of 184 m² or more needs internal partitions, central or split air conditioning, lighting, networking and furniture. That costs a fair amount and takes months after handover. So if you are buying to let, ask yourself: will you fit it out and let it ready at a higher rent, or let it as it is and have the tenant fit it out? The second is cheaper for you but the rent is lower.

New Cairo as an office market

So office supply is large and competition for tenants is real. What sets one office apart from another: the location on a main axis, the right size, parking and building management. W55 has the location on the Tahrir axis, so ask about the rest.

The location: the Tahrir axis

The project is on the Tahrir axis in New Cairo, about 8 minutes from the American University, reached by the Tahrir axis, North and South 90th Street, the Nasr road and the Ring Road. Around it are the banking district, Point 90 Mall, Maxim Mall, the German University and the Air Force Hospital, with El Rehab and Madinaty close by. So staff and clients come easily from every direction. See it under location, or browse the other projects on the New Cairo page.

Who is The Waterway?

The Waterway Developments works in New Cairo, Zayed and on the coast, with projects including The Waterway New Cairo and Waterway West. Because W55 faces the developer's own compound, there is a ready residential audience next to the offices, and staff who could live steps from work, which makes the offices easier to let to companies that care about their staff's comfort.

Things to know before you buy

• Ask what licence the office allows: administrative only, or could it be clinics.
• The finishing level is not recorded with us, so ask about it, because fitting out a large office is costly.
• Ask about the parking allocated to each office, because a large company needs plenty of spaces.
• Ask about annual maintenance charges, the building's operating hours and security.
• Make sure the handover date is in the contract, and ask about the delay penalty.
• Read the pros and cons and the amenities above.

Your next step

Look at the sizes under available units, and turn to the FAQs for any question.

If you want to know the sizes available today and each office's price, message Masharf on WhatsApp from the button on this page, and we will send you a written offer with the deposit, instalment and handover date for each available size.