King of Prussia Town Center
A lifestyle shopping center and mixed-use development in King of Prussia, Pennsylvania.
Last updated August 24, 2026
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Overview
King of Prussia Town Center is a lifestyle shopping center in the King of Prussia census-designated place of Upper Merion Township, Montgomery County, Pennsylvania. It is located immediately west of the larger King of Prussia mall and forms the retail component of the 122-acre Village at Valley Forge mixed-use development. Rather than operating as a conventional enclosed mall, the center is organized around an outdoor, walkable Main Street and Town Square, combining retail, restaurants, services, fitness, and public-oriented gathering space. The town center grew out of a long-running redevelopment effort involving a former golf course near the King of Prussia mall. In the late 1990s, developer Dennis Maloomian acquired approximately 138 acres and proposed replacing the golf course with a mixed-use community containing residential, office, and retail uses. The project required rezoning and encountered sustained opposition from township officials and nearby residents. Maloomian attended Upper Merion Township meetings for roughly 18 months while pursuing the approvals. After unsuccessful appeals, the Pennsylvania Supreme Court ruled in his favor in 2003, allowing the property-rights dispute to proceed in his favor. The development concept subsequently evolved toward a suburban downtown rather than a simple shopping complex. The revised plan incorporated apartments, townhouses, offices, and a retail district intended to function as a town center. Maloomian continued discussions with local planners, including a 2004 presentation of a comparable development in Reston, Virginia. In 2006, Upper Merion Township and Maloomian reached an agreement permitting the project to move forward. Construction was later delayed by the 2008 financial crisis and Great Recession. The first completed element associated with the town center was a Wegmans grocery store, which opened in 2014. In April 2015, JBG Smith acquired 20 acres from Maloomian for construction of the lifestyle-center portion. The retail center opened in summer 2016 after reported construction spending of $100 million. Some of its principal tenants, including Nordstrom Rack and LA Fitness, relocated from an earlier shopping center near the King of Prussia mall. The broader Village at Valley Forge also includes apartments, townhouses, condominiums, office space, and the Children's Hospital of Philadelphia's Specialty Care and Surgery Center. The center's tenant mix spans grocery, apparel and home-related retail, beauty, outdoor recreation, fitness, coffee, fast-casual dining, full-service restaurants, and personal services. Anchor and major tenants identified in reference material include Wegmans, Nordstrom Rack, Ulta Beauty, REI, and LA Fitness. Restaurants and other establishments have included Founding Farmers, Fogo de Chão, The Habit Burger Grill, and Starbucks, alongside Williams Sonoma, Hair Cuttery, Drybar, and SmileDirectClub. Its open-air design, dining concentration, and connection to nearby residences and offices position it as a lifestyle-oriented complement to the adjacent enclosed King of Prussia mall. In 2017, JBG Smith sold the property to funds managed by CBRE Group for $183 million. In 2019, Williams Sonoma signed a lease at the center. The available reference material does not identify a current operating company, a current beneficial owner, a chief executive, or a definitive corporate parent. The property remains an active retail destination within the Village at Valley Forge, although tenant rosters may change over time.
History
The history of King of Prussia Town Center is tied to the redevelopment of a golf-course property near the King of Prussia mall. In the late 1990s, developer Dennis Maloomian acquired approximately 138 acres and proposed a mixed-use project containing residential and retail development, with the golf course initially serving as a buffer. The rezoning required for the plan produced strong opposition from local residents and township officials. Maloomian attended Upper Merion Township meetings for about 18 months while seeking approval and later challenged the restrictions in court. After several unsuccessful appeals, the Pennsylvania Supreme Court ruled in his favor in 2003. The proposal subsequently changed from a more conventional golf-course-centered concept into a suburban downtown incorporating apartments, townhouses, offices, and a retail town center. Maloomian continued working with township planners and in December 2004 presented a comparable development in Reston, Virginia. Upper Merion Township and Maloomian reached an agreement in 2006 that allowed the project to proceed. The financial crisis and Great Recession beginning in 2008 delayed construction. The wider development became known as Village at Valley Forge. It ultimately included the retail center as well as residential properties, offices, and the Children's Hospital of Philadelphia's Specialty Care and Surgery Center. The first portion associated with the town center was a Wegmans grocery store, completed in 2014. In April 2015, JBG Smith purchased 20 acres from Maloomian for the lifestyle-center retail district. The open-air center opened in summer 2016 after reported construction costs of $100 million. Nordstrom Rack and LA Fitness relocated there from a shopping center near the King of Prussia mall. The center's physical concept emphasizes an outdoor Main Street and a Town Square rather than an enclosed mall format. Town Square includes grass, water features, and a custom fire wall reported to be 60 feet high. The tenant mix has included national retailers such as Wegmans, Nordstrom Rack, Ulta Beauty, REI, and Williams Sonoma, together with restaurants, coffee shops, fitness facilities, beauty providers, and other services. This format gives the property a distinct role alongside, rather than in place of, the neighboring King of Prussia mall. In 2017, JBG Smith sold the property to funds managed by CBRE Group for $183 million. Williams Sonoma signed a lease in 2019. The available source material does not establish the current owner, manager, corporate parent, executive leadership, or a complete current tenant roster. Accordingly, the center is best described as an active open-air lifestyle retail property within the Village at Valley Forge, with ownership and tenant details requiring verification from current property records.
- 2019
Williams Sonoma joined the tenant roster
[1]Williams Sonoma signed a lease at the center.
- 2017
Property sale to CBRE-managed funds
[1]JBG Smith sold the property to funds managed by CBRE Group for a reported $183 million.
- 2016
Lifestyle center opened
[1]King of Prussia Town Center opened in summer 2016 as an open-air retail and dining district.
- 2015
JBG Smith acquired the lifestyle-center site
[1]JBG Smith acquired 20 acres for construction of the retail lifestyle center.
- 2014
Wegmans opened
[1]Wegmans became the first completed element of the broader development.
- 2006
Township agreement enabled the project
[1]Upper Merion Township and Maloomian reached an agreement permitting the town-center development to move forward.
- 2003
Pennsylvania Supreme Court ruling
[1]The court ruled in favor of Dennis Maloomian in the dispute surrounding the proposed rezoning and redevelopment of the golf-course property.
Products and positioning
An open-air lifestyle center combining shopping, dining, services, and public space within a larger mixed-use suburban development, positioned as a complement to the adjacent King of Prussia enclosed mall.
Lifestyle shopping center · 2016
Open-air retail district
The center's principal offering is an outdoor retail environment organized around Main Street and Town Square. It combines shops, restaurants, services, and gathering areas in a walkable format designed to support both destination visits and everyday use by nearby residents, office workers, and visitors to the King of Prussia area.
Grocery · 2014
Grocery and food retail
Wegmans is a major grocery component of the development and was the first completed element associated with the town center. The broader food offering also includes coffee, fast-casual, and full-service restaurants, supporting the center's role as both a shopping destination and a dining district.
Specialty retail · 2016
Fashion, beauty, home, and outdoor retail
The retail mix has included Nordstrom Rack, Ulta Beauty, REI, Williams Sonoma, and other specialty stores. Together, these tenants cover off-price fashion, beauty products, outdoor equipment, kitchenware, and home-related merchandise, giving the center a broad lifestyle orientation rather than a single-category focus.
Food service and services · 2016
Dining and personal services
Restaurants and service providers have included Founding Farmers, Fogo de Chão, The Habit Burger Grill, Starbucks, Hair Cuttery, Drybar, and SmileDirectClub. The precise current tenant roster may differ, but this category remains central to the center's lifestyle and mixed-use positioning.
Fitness and wellness · 2016
Fitness facilities
LA Fitness is identified as an anchor tenant. Its presence adds recurring fitness and wellness traffic to the center and complements the retail, dining, residential, and office uses planned for Village at Valley Forge.
Brand decisions
2019
Williams Sonoma leaseOtherBackground
The center continued expanding its specialty retail mix after opening.
Action taken
Williams Sonoma signed a lease at King of Prussia Town Center.
Aftermath
The lease added a nationally recognized home and kitchen retailer to the tenant lineup.
2017
Sale to CBRE-managed fundsM&ABackground
Following the center's opening, JBG Smith transferred ownership of the property.
Action taken
JBG Smith sold the property to funds managed by CBRE Group.
Aftermath
The transaction changed the reported ownership structure; the available source does not identify the property's current owner.
Reported sale price. $183 million (2017)
2016
Launch of King of Prussia Town CenterProduct launchBackground
After planning delays and the 2014 opening of the associated Wegmans store, the retail portion of the project was ready to open.
Action taken
The open-air lifestyle center opened in summer 2016 with retail, dining, fitness, and service tenants.
Aftermath
The center became the retail component of Village at Valley Forge and an outdoor complement to the adjacent enclosed King of Prussia mall.
Reported construction cost. $100 million (At opening in 2016)
2015
JBG Smith acquired land for the retail centerM&ABackground
The larger Village at Valley Forge development required a dedicated retail component near the existing King of Prussia mall.
Action taken
JBG Smith purchased 20 acres from Dennis Maloomian in April 2015 for development of the lifestyle center.
Aftermath
The transaction preceded the center's summer 2016 opening.
2006
Adoption of a mixed-use suburban downtown planStrategyBackground
The original redevelopment effort faced rezoning disputes and local opposition. The project was reshaped into a broader Village at Valley Forge plan with apartments, townhouses, offices, and an outdoor town center.
Action taken
Upper Merion Township and Dennis Maloomian reached an agreement allowing the revised mixed-use development to proceed.
Aftermath
The agreement established the planning basis for the later lifestyle center, although construction was delayed by the Great Recession.
Sources2 sources
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