Oxford Valley Mall
Oxford Valley Mall is a two-story regional shopping mall near Langhorne in Middletown Township, Bucks County, Pennsylvania.
Last updated August 25, 2026
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Overview
Oxford Valley Mall is a two-story shopping mall in Middletown Township near Langhorne, Pennsylvania, in Bucks County. The center is located near Sesame Place amusement park and serves the suburban Philadelphia and central Bucks County retail market. It was developed by The Kravco Company and opened in 1973. The mall has historically combined department-store anchors, specialty retailers, dining, entertainment, and adjacent commercial and residential development. The property’s anchor history reflects the consolidation and restructuring of American department-store retail. Gimbels was converted to Stern’s in 1986 after Allied Stores acquired several Gimbels locations in the Philadelphia area. Macy’s also entered the center in 1986 through the conversion of Bamberger’s. Stern’s was replaced by Sears in 1989, and the mall received a major renovation in 1990. A separate ten-screen cinema was added in 1992, with four additional auditoriums later added in 2004. In 1995, the mall created a second-floor food court in space that had previously formed the upper level of a Woolworth store. That period also brought improvements to circulation, climate control, and several department-store interiors. The former Wanamaker’s location changed to Hecht’s in 1995 and then to Strawbridge’s in 1997 after May Department Stores acquired the Strawbridge’s chain. Following Federated Department Stores’ acquisition of May Department Stores, Strawbridge’s closed in 2006 and Boscov’s took over the former anchor space. Boscov’s closed in 2008 during that company’s restructuring. Sears announced the closure of its Oxford Valley location in 2018 as part of its nationwide store-reduction program connected with its Chapter 11 bankruptcy; the store closed in January 2019. Macy’s and JCPenney consequently remained the mall’s principal operating department-store anchors. Simon Property Group manages the mall and, according to the cited reference material, owns an 85.5 percent interest. The property has been considered in the context of broader mixed-use redevelopment rather than as a static retail-only site. A 2019 proposal associated with Simon and related entities contemplated apartments, new food and retail concepts, refreshed office space, and lifestyle-oriented amenities. The long-vacant former Wanamaker’s and Boscov’s building was demolished in December 2022. Atlee Square, a luxury apartment project on that site, began accepting leasing applications in August 2024 and was ultimately completed with 391 units. This adjacent residential development expands the mall area’s role as a mixed-use destination while the shopping center continues operating as a retail and entertainment venue.
History
Oxford Valley Mall was developed by The Kravco Company and opened in 1973 in Middletown Township near Langhorne, Pennsylvania. Its location beside Sesame Place helped place the mall within a broader family-oriented commercial and leisure district in Bucks County. From its opening, the center was organized as a two-story regional shopping mall with department stores serving as major traffic generators and a broad selection of smaller retailers and services. The mall’s history closely follows the changing structure of department-store retail in the Philadelphia region. In 1986, the Gimbels anchor was converted to Stern’s after Allied Stores acquired seven Gimbels stores in the area. In the same year, Bamberger’s was converted to Macy’s, establishing one of the center’s enduring anchor identities. Stern’s subsequently closed several Philadelphia-area stores, and Sears replaced the Oxford Valley location in 1989. The mall underwent renovation in 1990, including work on its circulation areas, air-conditioning system, and department-store interiors. Entertainment and dining were expanded during the 1990s and 2000s. A separate ten-screen movie theater opened behind Sears in 1992, and four more auditoriums were added in 2004. In 1995, the mall opened a second-floor food court in space that had formerly been the upper level of a Woolworth store. The same period included replacement of a spiral pedestrian ramp and fountain with a glass-enclosed elevator, along with other modernization work. Wanamaker’s was converted to Hecht’s in 1995 and then became Strawbridge’s in 1997 after May Department Stores acquired the Strawbridge’s chain. The next major anchor transition occurred after Federated Department Stores acquired May Department Stores. Strawbridge’s closed in 2006, and Boscov’s moved into the former anchor location. Boscov’s later closed in 2008 as part of its corporate restructuring. The mall retained other major department stores, including Macy’s, JCPenney, and Sears. Sears announced in October 2018 that its Oxford Valley store would close under a nationwide closure program tied to its Chapter 11 bankruptcy filing. The store closed on January 7, 2019, leaving Macy’s and JCPenney as the remaining open department-store anchors identified in the reference material. Simon Property Group manages the mall and holds an 85.5 percent ownership interest according to the cited Wikipedia reference. In 2019, Simon and related entities were reported to be considering a substantial mixed-use redevelopment of the mall and surrounding property. The concept included a roughly 600-unit high-end apartment complex on the former Wanamaker’s and Boscov’s site, along with possible restaurants, lifestyle uses, new retailers, office improvements, fitness facilities, pools, shared indoor and outdoor spaces, and pet-oriented amenities. The proposal reflected the wider shift among regional malls toward integrating residential and experiential uses with conventional retail. The vacant former anchor building was demolished in December 2022. Atlee Square, a luxury apartment project on the site, began accepting leasing applications in August 2024 and was ultimately completed with 391 units. Oxford Valley Mall therefore remains an active retail center while its surrounding property has evolved toward a mixed-use format. Its current identity combines department-store shopping, specialty retail, food and entertainment uses, and proximity to Sesame Place and new residential development.
- 2024
Atlee Square begins leasing
[1]The adjacent luxury apartment development begins accepting leasing applications and is ultimately completed with 391 units.
- 2022
Former anchor building demolished
[1]The vacant former Wanamaker's and Boscov's building is demolished for future redevelopment.
- 2019
Mixed-use redevelopment concept reported
[1]Simon Property Group and related entities are reported to be considering apartments and additional retail, dining, lifestyle, and office uses around the mall.
- 2008
Boscov's closes
[1]Boscov's closes its Oxford Valley location during a corporate restructuring.
- 2006
Strawbridge's closes and Boscov's takes over the space
[1]Strawbridge's closes following Federated Department Stores' acquisition of May Department Stores, and Boscov's occupies the former anchor.
- 2004
Cinema expands
[1]Four additional auditoriums are added to the mall’s movie theater.
- 1997
Hecht's becomes Strawbridge's
[1]The anchor changes again after May Department Stores acquires the Strawbridge's chain.
- 1995
Food court opens and Wanamaker's becomes Hecht's
[1]The mall adds a second-floor food court and changes the Wanamaker's anchor to Hecht's.
- 1992
Cinema opens
[1]A separate ten-screen movie theater is added behind Sears.
- 1990
Mall renovation
[1]The center receives renovation work, including improvements to circulation, air conditioning, and department-store interiors.
Products and positioning
A large suburban regional mall serving Bucks County and the greater Philadelphia-area market, combining department stores, specialty retail, dining, entertainment, and mixed-use development.
Anchor retail · 1973
Department-store retail
Oxford Valley Mall's principal retail anchors include Macy's and JCPenney. These department stores provide broad assortments across apparel, footwear, accessories, beauty, home goods, and related merchandise. The center has also hosted Gimbels, Stern's, Sears, Wanamaker's, Hecht's, Strawbridge's, and Boscov's during different periods of its history.
In-line shopping · 1973
Specialty retail
The mall's in-line tenant mix consists of specialty shops and services typical of a large suburban regional mall. Categories include fashion, accessories, jewelry, beauty, gifts, electronics, food, and personal services. The available reference describes the center as having approximately 111 stores, although individual tenants may change over time.
Food and beverage · 1995
Food court and dining
A second-floor food court opened in 1995 in space that had previously been the upper level of a Woolworth store. It forms part of the mall's dining offer alongside other food and beverage tenants and supports longer visits by shoppers and families.
Entertainment · 1992
Cinema entertainment
A separate ten-screen movie theater was added behind the Sears anchor in 1992, with four additional auditoriums added in 2004. The cinema expanded the property beyond conventional shopping and reinforced its role as an entertainment destination.
Brand decisions
2022
Removal of vacant former anchor buildingStrategyBackground
The former Wanamaker's, Hecht's, Strawbridge's, and Boscov's building had remained vacant after Boscov's closed in 2008.
Action taken
The building was demolished to clear the site for future redevelopment.
Aftermath
Atlee Square apartments were developed on the former anchor-site location and began accepting leasing applications in 2024.
2019
Pursuit of mixed-use redevelopmentStrategyBackground
The mall faced a changing anchor-retail environment, including the departure of Sears and the earlier closure of the Boscov's location. Simon Property Group and related entities considered a broader redevelopment of the mall and surrounding land.
Action taken
The reported concept included approximately 600 high-end apartments, new restaurants and retailers, lifestyle uses, refreshed office space, fitness facilities, pools, shared spaces, and pet-oriented services.
Aftermath
The former anchor building was demolished in 2022, and the site was subsequently used for the Atlee Square residential development.
Recent events
- 2024
Atlee Square begins leasing near Oxford Valley Mall[1]
Other
Atlee Square, a luxury apartment development on the former anchor-site location, began accepting leasing applications. The completed project contains 391 units.
- 2022
Former Wanamaker's and Boscov's building demolished[1]
Other
The long-vacant former department-store anchor building was demolished to prepare the site for future redevelopment.
- 2019
Mixed-use redevelopment plan proposed for Oxford Valley Mall area[1]
Other
Simon Property Group and related entities were reported to have proposed a redevelopment concept involving high-end apartments, new restaurants and retailers, lifestyle amenities, and refreshed office space.
- 2018
Sears announces closure of its Oxford Valley Mall store[1]
Bankruptcy · Leadership change
Sears announced that its Oxford Valley Mall location would close as part of a nationwide plan to shutter 142 stores during the company’s Chapter 11 bankruptcy proceedings.
Sources2 sources
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