Simon Property Group is planning a multimillion-dollar refresh at The Outlets at Orange, its third major project in Orange County since 2023. 

Unlike redevelopments underway at Brea Mall and The Shops at Mission Viejo, the project in Orange will focus on updating the open-air center’s aesthetics rather than expanding its footprint. 

“Simon consistently reinvests billions of dollars across its global portfolio to keep our properties market leading,” Simon’s VP of Development Jocelyn Gubler told the Business Journal. 

The renovation comes as the outdoor shopping center anchored by AMC Theatres and Nordstrom Rack, has experienced a decline in revenue. It generated an estimated $305 million in taxable sales for the 12 months ended June 30, down from $312 million a year ago, according to data collected by the Business Journal (see list, page 25). 

Though the mall isn’t expanding its footprint, it is adding a variety of marquee retailers as part of the upcoming renovation including a Coach outlet with an attached coffee shop and patio seating, and a new Michael Kors store. Those build on recent store debuts such as Barnes & Noble, Vans and Skechers. 

“With recent additions like Barnes & Noble, Vans, Skechers, and upcoming marquee brands like Coach and Michael Kors, we really need to have a physical space that matches the high caliber of the retail lineup,” Gubler said. 

The 864,000-square-foot center opened in 1995 and has more than 120 stores and more than 25 food offerings. It is 98% occupied. Simon noted that it has a waitlist for prospective tenants. 

Planned improvements include repaving concrete walkways with more durable flooring, adding shade structures and seating areas, updating lighting and repainting store exteriors. A water fountain in front of the AMC movie theater will be replaced with a seating area designed for year-round use. 

Simon is in the final stages of obtaining permits from the city, with construction fencing expected to go up by the end of the year. The company aims to finish the renovation before the end of 2027. 

“I couldn’t be more excited about the upcoming renovations coming soon to the Orange Outlets,” Mayor Dan Slater told the Business Journal. “This major investment will make this already prime ‘Orange Crush’ location the place to be for great entertainment and quality shopping.” 

Gubler said the improvements are intended to “elevate the look and feel” of the center to attract potential breakout brands in Southern California. She added that The Outlets also receive a number of international visitors every year — which is why the mall, built in 1995, rebranded from The Block in 2012 to showcase retail offerings more clearly for first-time visitors. 

“Because it has that premier position in the minds of our locals, we want to make sure that the physical environment matches what our shoppers expect from their preferred center,” Gubler said. “It’s time to give it some new life.” 

OC Projects Reflect Broader Strategy 

The Outlets at Orange renovation is part of a broader investment strategy at Indianapolis-based Simon Property Group, one of the largest shopping mall owners in the United States. The company operates a nationwide portfolio of malls, premium outlets and other retail properties and has increasingly pursued redevelopments that add dining, entertainment and other experiences. 

In Orange County, that strategy has taken different forms. 

Simon’s $300 million overhaul in Brea added a new outdoor plaza and a 123,000-square-foot Life Time fitness center, as well as a 377-unit luxury apartment building scheduled for 2028. The mall will be “100% open” in the next few weeks. Kalbi Social, a Korean restaurant, will be the final piece of Brea’s outdoor development to open. 

An additional 50,000 square feet of new outdoor space is under construction at The Shops at Mission Viejo, where two new full-service restaurants and a two-story Arhaus store will operate. The new outdoor village is expected to open shortly after Black Friday, with North Italia planning to open during the holiday season. Tommy Bahama Marlin Bar, Gus’s BBQ, Sur la Table, and Blue Bottle Café — will open in the first half of 2027. 

Maintaining a Premier Position 

Simon President and Chief Executive Eli Simon said on the company’s second-quarter earnings call in August that projects totaling more than $600 million were expected to begin construction during the second half of this year. 

“Our development pipeline remains robust with over $4 billion of projects, which we believe will generate attractive returns, enhance our properties and support long-term growth,” he told analysts. 

At the end of the second quarter, the company reported 96% occupancy across its shopping center portfolio and retailer sales of $838 per square foot for the trailing 12 months ended June 30. Approximately half of the $1.07 billion net cost for all the firm’s current development projects were dedicated to mixed-use projects like at Brea Mall. 

When considering any major “robust” renovation, Simon looks for sustained customer demand and “strong retailer appetite” in high-growth, high-density markets, Gubler said. Outlets at Orange fit seamlessly into that. 

“We wanted our name to be a be a breadcrumb, if you will, to help all of our visitors know that you’re going to get ‘the outlets,’” she said.