Traditionally, Egypt is a nation of street retailers, with most
Egyptians shopping in local neighbourhoods and at classic
souks such as Cairo’s Khan el-Khalili. The country’s retail
sector has been struggling since 2011 due to the uprising
and subsequent political turbulence. Furthermore, high
inflation has been the norm in recent years and has eroded
consumer purchasing power, forcing consumers to cut
costs and shop for second hand goods. On the upside,
political stability has returned after the 2014 election,
with the government committed to promoting economic
prosperity. According to Euromonitor, retail (especially in the
grocery industry) saw a slight improvement in 2014 because
consumers tended to prioritise the purchase of essentials
when their incomes were hit hard by inflation.
Western style malls were introduced to the country around
a decade ago with the opening of the Maadi City Centre
and City Stars. More projects such as the Mall of Arabia and
Cairo Festival City followed, but the political upheaval of
recent years slowed further progress. Post-2014 optimism
has seen major retail pioneers, such as Majid Al Futtaim,
announcing that it plans to expand its investments in Egypt
by about E£18bn (US$2.4bn) over the next five years. The
new developments include the 455,500 m2 Mall of Egypt,
which is to be located in Sixth of October City. Mall of Egypt
will be host to 420 stores and will include Ski Egypt, the first
indoor ski slope on the continent of Africa. Other, notable
new mall projects include the expansion of the City Centre
Alexandria by another 12,000 m2.
Despite, the growing optimism toward Egypt as an
investment destination, many malls have vacancy rates
of 25% and higher due to retailers remaining wary of the
country’s political environment.
This phenomenon should abate as longer periods of political
stability are experienced, which would create an opportunity-
rich environment for retailers wishing to set up shop in
future.
As is the case with many of its African peers, e-commerce
is showing great potential in the Egyptian retail market.
Egypt is one of Africa’s most advanced markets in terms
of internet penetration, with internet users numbering half
of the adult population in the country, and still growing.
The major online retailer, Jumia, has recently established is
first retail hub in Giza in order to capitalise on the growing
number on online shoppers in the North African nation.
Outlook – Retailing in Egypt is expected to see a recovery
over the coming years, supported by a wide array of factors.
These include greater political stability, stronger economic
growth and a rising level of disposable incomes. Sales
growth in both the food and non-food retail sectors should
benefit from increased urbanisation, a youthful population
and widening internet access in the North African country.
As investment in Egypt’s formal retail industry improve, so
more people should move towards modern retailing spaces
as opposed to the conventional market or neighbourhood
retailer. Furthermore, according to yStats, online shopper
penetration in Egypt is less than 10% at present, which
means that massive potential exists in this market especially
as the stable political environment persists. Since Egypt
still has around 25.2% of individuals living below the US$2
per day (2011 dollars) poverty line, and due to higher
inflation as well as high unemployment rates, the food and
lower-end of the clothing retail sector will dominate over the
medium term.
Positives: Youthful population; emergent middle class; continued urbanisation
Sectors: FMCG; clothing; luxury goods
Risks: Purchasing power of consumers under pressure at present due to high inflation; threat of terror attacks by jihadist
groups on shopping malls; low economic growth; high unemployment
Egypt
17 | The African Consumer and Retail The African Consumer and Retail | 18
Ghana’s modern retail sector is restricted mainly to Accra, with
some recent activity in Kumasi. In addition, most Ghanaians
still do their weekly shopping at street markets as the middle
class, who typically frequent modern shopping malls, is
still small. Although there are currently only a small number
of international retailers on the scene, the comparatively
accommodative business environment makes the West
African country more attractive as an investment destination.
Ghana was ranked 70th out of 189 countries in the 2015 World
Bank Doing Business survey. Only three countries in Africa
are ranked higher than Ghana: Mauritius (28th), South Africa
(43rd), and Rwanda (46th). It is also less of a problem to source
products in Ghana than it is in some other African countries.
Companies that have set up manufacturing facilities in the
country include Unilever, PZ Cussons, and Denmark’s Fan Milk
Group. Retailers can therefore buy a variety of products locally
rather than import them.
The West Hills Mall (27,000 m2) on the Accra-Cape Coast
Highway, the largest of its kind in Ghana, opened its doors
for business on 30 October 2014. The new development
boasts two anchor tenants, Shoprite and Palace, as well as
63 line shops. The success of this mall, which has a 100%
occupancy rate, has also spurred the developers of the first
phase, Delico Investments, to draw up plans for additions
to the mall, which will add 12,154 m2 of retail space to the
facility. The success of developments such as the West Hills
Mall, Accra Mall (22,900 m2), A&C Square Mall (10,000 m2)
and the Oxford Street Mall (6,230 m2) have prompted further
development plans, with Broll Property Group projecting in
its 2014 annual report that more than 165,000 m2 of formal
retail space will come into operation by the end of 2016. The
rapidly growing demand for shopping options is outpacing
the supply of viable modern shopping spaces in the West
African nation, where retail rents have pushed to levels as
high as US$60/m2, according to Broll property. Other notable
new developments include the Achimota Mall (13,000 m2)
and the Kumasi City Mall (27,000 m2).
A number of South African retailers have expressed a desire
to expand their presence in Ghana, and to take up space in
new developments. These include Shoprite, Game, Foschini,
Mr Price, Spur, Truworths, Woolworths, Edgars, Famous
Brands and Pick and Pay. Well-known international retailers
have been more reluctant to enter the market, although Zara,
Mango, Hugo Boss, Tommy Hilfiger, and TM Lewin have
recently shown interest.
Investors, developers and retailers are also monitoring a
number of key risks such as the depreciating cedi, high
inflation, the recent slowdown in economic growth, the
government’s large fiscal deficit and the erratic electricity
supply. Some of these issues are however being addressed:
most notably, the recent start-up of the Atuabo gas
processing plant will boost Ghana’s electricity-generating
ability and the signing of an economic reform programme
with the IMF will help to reduce the budget deficit over the
medium term, which in turn would also reduce inflation.
This will however take a few years to start having a positive
impact on the Ghanaian economy, with consumers likely
to feel the pinch of a more austere budget (lower wage
increases in particular) in the interim.
Outlook – Formal retail space in Ghana is in short supply on
the back of increased latent demand from consumers, which
has been boosted over the past decade by strong levels of
economic growth, albeit slower in recent months. However,
consumers are currently under pressure due to high levels
of inflation, a rapidly depreciating currency, high commercial
bank interest rates, and higher utility and fuel prices. Private
consumption levels will therefore be negatively impacted
during the coming year, but we remain upbeat about the
long-term potential for the sector, which will be supported
by a growing middle class and a declining population growth
rate. E-commerce should also pick up in Ghana as around
five million (almost 20% of the population) internet users
are currently active. There is massive potential in this
market as stronger future growth prospects should be
accompanied by a higher number of internet users with
greater disposable incomes.
Positives: Opportunity to benefit from first demographic dividend; generally accommodating business environment;
popularity of shopping centres
Sectors: FMCG; clothing; electronics; appliances
Risks: Purchasing power of consumers under pressure at present due to high inflation and depreciating currency; risk of
higher taxes due to the government’s weak finances
Ghana