Monmouth Mall opened in 1960 at the junction of Route 35 and Route 36 in Eatontown and, before redevelopment, ranked as the fourth largest enclosed mall in New Jersey at roughly 1.5 million sq ft. Kushner Companies broke ground in May 2024 on Monmouth Square, a 500 million dollar de-malling of the same site into about 920,000 sq ft of open-air retail and 1,000 residences. Macy’s, Boscov’s, AMC Theatres and Barnes and Noble continue to trade while the enclosed concourse around them is taken down and rebuilt as streets.
The phasing is grocery-led. Whole Foods Market opened a 40,000 sq ft store on 29 July 2026, the first new tenant to trade on the redeveloped footprint; Cava, Offshore Coffee Co. and Strong Pilates are among the signed tenants opening through 2026 and 2027, and completion of the redevelopment is scheduled for 2028. ICSC reported existing and pre-lease occupancy at 75 percent in April 2025, with about 248,000 sq ft of retail and restaurant space then available.
The trade area is the Monmouth County shore corridor. Exit 105 of the Garden State Parkway and Route 18 feed the site from Red Bank, Long Branch and Middletown, and the residential component puts 1,000 households on the property itself. An 82,000 sq ft medical outpatient facility opened on the site in 2022, with a further 30,000 sq ft of medical space in the plan, alongside a two-acre public green and a town square.
For retailers the relevant change is format, not location. Monmouth Square offers street-front in-line space, a residential population on site and the co-tenancy of a grocer alongside the retained department-store anchors, on a site that has traded continuously through the rebuild.
