What Happened to Westfield Garden State Plaza?

Westfield Garden State Plaza, located in Paramus, New Jersey, opened its doors on May 1, 1957, as the first suburban shopping mall in the state. Initially an open-air shopping 'plaza' developed by R.H. Macy & Co., it quickly became a major retail destination, attracting shoppers from across the region, including nearby New York City, partly due to New Jersey's lower sales taxes and tax-exempt clothing purchases. The mall underwent a significant enclosure between 1981 and 1984 to compete with newer, enclosed malls, and expanded its offerings with anchor stores like Nordstrom in 1990 and Neiman Marcus in 1997.

The mall's ownership transitioned in 1986 when the Westfield Group acquired it from Macy's. Under Westfield's management, the plaza continued to evolve, undergoing a $100 million revitalization in 2007 that added a 16-screen AMC Theatres and new specialty retail space. Further expansion in 2014 saw the opening of a 'Fashion District,' a $160 million investment that brought 22 new stores and restaurants. In 2018, the Westfield Group was acquired by Paris-based global real estate company Unibail-Rodamco, forming Unibail-Rodamco-Westfield (URW), the current owner and manager.

Facing the evolving retail landscape, marked by the growth of online shopping and competition from new megamalls like American Dream, URW began planning a significant transformation for Garden State Plaza. The groundwork for this shift started over a decade ago, with residential development included in the mall's internal master plan in 2015. A crucial turning point occurred in 2016 when the borough of Paramus revised its zoning laws to permit mixed-use residential development along its retail highways, making the project feasible. While URW initially announced plans for a mixed-use property in May 2019, the COVID-19 pandemic in 2020 caused delays. Despite URW's consideration in 2022 to sell its U.S. properties, the company recommitted to its flagship malls by 2023, including Garden State Plaza.

As of 2026, the long-anticipated redevelopment is officially underway. On April 29, 2026, URW, in a joint venture with Mill Creek Residential (MCR), held a groundbreaking ceremony for the first phase of the project. This initial 13-acre phase, known as Modera at Garden State Plaza, will convert vast parking areas into a walkable town center. It will feature two five-story buildings comprising 575 luxury rental apartments, a one-acre town square park and green space, and approximately 50,000 square feet of ground-level retail. The development aims to create a vibrant, sustainability-oriented destination, reducing reliance on automobiles and fostering a more connected community. Construction is expected to take about 30 months, with the first move-ins anticipated in mid-2028 and all units ready by early 2029. Future phases may explore adding a hotel, medical offices, and senior living facilities. The mall continues to operate as a top-performing retail destination, even as it embraces this significant evolution.