The $1.5 Billion Transformation: 7 Shocking Ways Garden State Plaza Is Becoming A 'Town Center' By 2027

The iconic Westfield Garden State Plaza, long known as the largest and most luxurious shopping destination in New Jersey, is on the cusp of an unprecedented transformation. As of , the mall’s owner, Unibail-Rodamco-Westfield (URW), is moving forward with a massive, multi-phase, mixed-use redevelopment plan that will fundamentally change the shopping experience and the surrounding Paramus landscape. This isn't just a renovation; it’s a complete evolution into a 'town center'—a live, work, and play community hub for Bergen County and the wider New York metropolitan area.

The ambitious project, which includes the addition of residential units, a hotel, and significant green space, is a direct response to the changing retail environment, aiming to integrate luxury shopping with modern suburban living. The groundbreaking for the first phase is anticipated for late 2024 or mid-2025, with the first residential buildings expected to welcome tenants in 2027.

Westfield Garden State Plaza Profile: Key Facts & History

The Garden State Plaza is more than just a mall; it is a historical landmark and an economic powerhouse for New Jersey. Its profile highlights its significance in the retail landscape:

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• Official Name: Westfield Garden State Plaza (GSP)
• Location: Paramus, Bergen County, New Jersey
• Owner/Operator: Unibail-Rodamco-Westfield (URW), a global commercial real estate leader based in Paris.
• Opening Date: May 1, 1957. It was New Jersey's first suburban mall.
• Size: Approximately 2.1 million square feet of leasable space.
• Status: Often cited as the largest mall in New Jersey and the third-largest in the New York metropolitan area.
• Anchor Stores: Neiman Marcus, Nordstrom, Macy's (including a separate Macy's Home Furnishings store).
• Notoriety: It operates under Bergen County's famous "blue laws," which mandate the mall's closure on Sundays, a unique aspect that limits competition but also drives intense shopping traffic on the remaining six days.

The $1.5 Billion Vision: 7 Ways GSP is Becoming a 'Town Center'

The multi-year, multi-phase redevelopment is the most significant change in the mall's 60+ year history. The plan, developed in partnership with residential developer Mill Creek Residential, is designed to create a sustainable, walkable community. The total project is slated to include over 1,400 apartments, a hotel, and a senior care facility, fundamentally transforming the site from a retail center into a true mixed-use destination.

1. The Introduction of Multi-Generational Residential Living

The most striking element of the plan is the addition of residential units. The total build-out is planned for approximately 1,400 apartments. The first phase will feature two five-story, mixed-use buildings containing 575 modern housing units, directly integrating living spaces with the retail environment. This shift turns the mall into a neighborhood, attracting a permanent residential base.

2. The Creation of a New 'Town Green' Public Space

To serve as the heart of the new community, the development includes a one-acre "Town Green." This park-like green space will be a central gathering area for residents, shoppers, and visitors. The 'Town Green' concept is intended to host family-friendly activities, events, and seasonal festivals, providing a community hub that previously did not exist.

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3. New Retail and Dining Spaces Integrated with the Community

The ground floors of the new residential buildings will incorporate approximately 50,000 square feet of new retail space. This is a strategic move to create a street-level, walkable retail experience that complements the enclosed mall. The new spaces will likely feature local boutiques, cafes, and service-oriented businesses, enhancing the neighborhood feel.

4. A Dedicated Hotel and Senior Care Facility

Beyond apartments, the master plan includes a hotel and a senior care facility. The hotel will cater to out-of-town shoppers and business travelers, while the senior care facility addresses the need for multi-generational living options within the new 'town center' ecosystem. This broadens the mall's utility beyond pure retail.

5. Major Upgrades to Public Transportation

Future phases of the project are set to include significant upgrades to the public transportation networks serving the area. This focus on infrastructure is crucial for supporting the increased residential density and ensuring the 'town center' remains accessible to the wider Bergen County and New York region.

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6. New 'Urban Bistro' Dining Hall Concept

While the mall already boasts a diverse food court and sit-down restaurants, future interior renovations have been planned to include a new dining hall with an "urban bistro" concept. This upgrade aims to elevate the casual dining experience, matching the premium feel of the mall’s luxury retail offerings.

7. Continued Investment in Luxury and Premium Retail

Even with the focus on residential and community space, URW continues to invest in the core retail experience. The mall remains the home of the "Luxury Collection of Shops," featuring high-end brands like Louis Vuitton, Gucci, and Tiffany & Co. The strategy is to maintain its status as a premium retail destination while adding new lifestyle components.

The Current Retail Landscape: New Stores and Entities (2024-2025)

The Garden State Plaza’s retail mix is constantly evolving, with new and exciting entities opening their doors even as the major redevelopment is underway. This influx of new tenants keeps the shopping experience fresh for its millions of annual visitors.

Recent and Upcoming Openings (2024–2025):

• E.A.K. RAMEN: A new ramen restaurant that opened in February 2025, adding a popular, modern Asian dining option to the food landscape.
• Salt & Butter: A brand-new kosher dairy restaurant that has recently opened, catering to the diverse community and expanding the mall’s unique culinary offerings.
• New Retailers: The mall regularly welcomes pop-up and seasonal stores, particularly around the holiday season, ensuring a dynamic mix of products for shoppers.

The current tenant roster is a testament to the mall's status as a major regional draw, featuring key department stores and a vast array of specialty shops. Entities like Apple, Zara, H&M, and Sephora ensure it remains a powerhouse for fashion, technology, and beauty. The presence of major luxury anchors like Neiman Marcus and Nordstrom solidify its position as a high-end destination.

The transformation of Westfield Garden State Plaza is a microcosm of the future of American retail—a shift from pure shopping centers to integrated community hubs. By blending luxury retail with residential living, green spaces, and modern amenities, the 'garden state mall' is securing its relevance for the next generation of New Jersey residents and shoppers. The 2027 completion of the first phase will mark a new chapter for Paramus, creating a walkable, multi-generational town center built around one of the state's most enduring landmarks.