Fashion District Philadelphia
Retailer / private label
UnclaimedA downtown regional shopping and entertainment complex on Market Street in Center City Philadelphia, originally opened as The Gallery at Market East in 1977.
Last updated August 25, 2026
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Overview
Fashion District Philadelphia is a regional shopping and entertainment complex on Market Street in Center City, Philadelphia. The property occupies a strategically important section of the city's Market East retail corridor and is connected to several major public-transportation stations, including Jefferson Station, 8th Street, and 11th Street. Its current identity emerged from the redevelopment of The Gallery at Market East, an enclosed downtown mall that opened in 1977 and was expanded in 1983. The original Gallery was conceived during Philadelphia's postwar urban-renewal era, when downtown department stores faced increasing competition from suburban shopping centers. The Philadelphia Redevelopment Authority and Philadelphia Industrial Development Corporation worked with The Rouse Company to create an enclosed, climate-controlled shopping destination intended to bring a suburban mall format into the city center. Gimbels operated a major flagship location in the first phase, while the complex also included a food court, large landscaped interiors, and direct underground connections to regional rail and subway services. A second phase, The Gallery II, opened in 1983 with JCPenney as a principal anchor. The property was initially commercially successful and eventually contained more than 230 stores across roughly 1.1 million square feet of retail space. Over time, however, changing shopping patterns, competition from suburban and specialized retail centers, anchor-store closures, and a deteriorating physical environment weakened its performance. Gimbels closed in 1986, followed by successive replacements including Stern's, Clover, and Kmart. JCPenney left in 2001, and PREIT acquired the two portions of the complex between 2003 and 2004. By the late 2000s and early 2010s, the store count had fallen substantially and large areas were underused. Macerich acquired a 50 percent interest in 2014 and joined PREIT in planning a major transformation. The Gallery closed most of its interior to redevelopment in August 2015. Plans initially contemplated an outlet-oriented project, but the concept was revised toward a broader mix of retail, dining, and entertainment. The redesigned property reopened as Fashion District Philadelphia on September 19, 2019. Its new architecture included The Cube, a prominent glass atrium entrance, while the tenant mix added AMC DINE-IN, Round1 Bowling & Arcade, Primark, and other fashion, food, and leisure operators. The reopening occurred only months before the COVID-19 pandemic, which temporarily disrupted operations and weakened the financial position of PREIT. PREIT relinquished primary management control to Macerich in January 2021, and PREIT later sold its remaining interest after its second bankruptcy filing in December 2023. Macerich consequently became the property's full owner. Subsequent changes included the opening of Shoppers World and Giant Heirloom Market, the latter closing in December 2024, while several retailers—including Century 21 and Forever 21—departed amid corporate financial distress. Fashion District Philadelphia remains a major downtown retail, dining, entertainment, and transit-linked destination, but it continues to face occupancy and operating challenges. In 2023, management introduced an afternoon age curfew for unaccompanied minors following disturbances involving large youth crowds. In 2022, the Philadelphia 76ers proposed a new arena on part of the Market East site, but the proposal was later abandoned in favor of exploring a South Philadelphia location. By 2025, reporting described substantial vacancy among inline retail spaces, prompting Macerich to work with CBRE on leasing efforts.
History
Fashion District Philadelphia developed from Philadelphia's effort to reinforce Market Street as a downtown commercial center. Before the mall, Market Street was associated with major department stores such as Strawbridge & Clothier, John Wanamaker, Gimbels, Lit Brothers, N. Snellenburg & Company, and Frank & Seder. Postwar suburbanization and the growth of enclosed suburban malls weakened downtown retail, encouraging city planners to pursue a large, modern shopping project integrated with public infrastructure. The Philadelphia Redevelopment Authority, established in 1946, and the Philadelphia Industrial Development Corporation became central public partners in the redevelopment effort. Urban planner Edmund Bacon promoted a downtown version of the enclosed suburban mall, with climate control, concentrated retail, and pedestrian connections below street level. The project was approved in the 1960s, and The Rouse Company was selected as the principal developer. Rouse worked with local architectural firms and formed a network of project entities, while Gimbels agreed to operate a flagship department store. Construction began in 1974. The Gallery opened on August 11, 1977, with a large food court known as Market Fair, mature interior landscaping, and underground access to SEPTA rail and subway services. Its early performance supported an expansion. The Gallery II opened on October 12, 1983, extending the concourse and adding a three-story JCPenney store. The original section subsequently became known as The Gallery I. Anchor changes shaped the mall's next several decades. Gimbels closed in 1986 during liquidation. Stern's occupied the space before closing in 1990, and Clover later operated there before its own liquidation. Kmart eventually took the location in 1997. JCPenney closed in January 2001 because of profitability problems, and Burlington Coat Factory replaced it. PREIT acquired The Gallery in April 2003 and Gallery II in the third quarter of 2004. At its peak, the combined complex covered approximately 1.1 million square feet and housed more than 230 stores. The mall's performance declined during the 2000s and early 2010s. Store counts fell, anchor spaces changed repeatedly, and portions of the upper levels became underused. A proposed Foxwoods casino relocation to the property was discussed in 2008 and 2009 but did not proceed. Kmart announced that it would close its location in 2014, while plans for a new retail configuration and a Century 21 anchor were explored. Macerich purchased a 50 percent interest in July 2014 and joined PREIT in a redevelopment budgeted at approximately $325 million. The existing mall closed for substantial interior reconstruction in August 2015. The project was initially presented as an outlet-oriented development and was at one point considered for extensive demolition, but the concept changed in 2017 to a conventional mix of shops, restaurants, and entertainment. The renamed Fashion District Philadelphia opened on September 19, 2019. The Cube, a four-story glass entrance, became the project's architectural focal point. The post-reopening tenant program expanded the property's entertainment role. AMC DINE-IN Fashion District 8 opened in November 2019, providing Center City with a multitheater cinema after a long absence. Round1 Bowling & Arcade opened in December 2019, and Primark opened in September 2021. The pandemic temporarily closed the newly reopened complex and intensified the financial pressure on PREIT. Macerich took over primary management in January 2021, and PREIT ultimately transferred its remaining ownership interest to Macerich after its 2023 bankruptcy filing. Later developments reflected both repositioning efforts and continuing instability. Shoppers World replaced Century 21 in 2021, while Giant Heirloom Market opened in a former department-store space and closed in December 2024. A proposed 76 Place arena announced in 2022 would have occupied part of the Market East site, but opposition and an alternative agreement led the 76ers to abandon that plan. In 2023, the mall adopted an age-based afternoon curfew in response to disturbances. By 2025, substantial vacancy remained, and Macerich engaged CBRE to support leasing. The property therefore continues as an active but challenged urban mall whose importance derives from its location, transit links, and role in the ongoing redevelopment of Market East.
- 2023
Macerich becomes sole owner
[1]PREIT sells its remaining share after its second bankruptcy filing.
- 2021
Macerich assumes primary management
[1]Macerich takes primary control following PREIT's bankruptcy-related restructuring.
- 2019
Fashion District Philadelphia opens
[1]The transformed property opens on September 19 with a retail, dining, and entertainment format.
- 2015
Redevelopment closure
[1]The Gallery closes most of its interior in August for structural reconstruction and repositioning.
- 2014
Macerich takes a half interest
[1]Macerich acquires a 50 percent stake and joins PREIT in planning a major redevelopment.
- 2003
PREIT acquires The Gallery
[1]PREIT acquires the original Gallery portion from The Rouse Company.
- 2001
JCPenney departs
[1]JCPenney closes its store because of profitability problems; Burlington later occupies the space.
- 1986
Gimbels closes
[1]Gimbels closes its Gallery location during the chain's liquidation.
- 1983
The Gallery II opens
[1]The second phase opens on October 12, extending the enclosed mall and adding a JCPenney anchor.
- 1977
The Gallery opens
[1]The original Gallery at Market East opens on August 11 with department-store, specialty-retail, food-court, and transit-connected facilities.
Products and positioning
A centrally located urban shopping, dining, entertainment, and transit destination serving Philadelphia residents, commuters, visitors, and regional shoppers.
Shopping center · 2019
Fashion District Philadelphia
The principal retail and entertainment complex occupying the former Gallery at Market East site. It combines apparel, discount retail, dining, leisure, and entertainment tenants in a downtown, transit-connected format. The property is anchored by major operators including Burlington, Primark, AMC DINE-IN Fashion District 8, and Round1 Bowling & Arcade, although its tenant mix has changed repeatedly over time.
Enclosed regional mall · 1977
The Gallery at Market East
The original enclosed shopping mall opened in 1977 and expanded through The Gallery II in 1983. It was designed to bring a suburban-style shopping environment into downtown Philadelphia, with department stores, specialty retailers, a food court, landscaped interiors, and underground connections to the city's rail and subway network. The identity was retired when the redeveloped complex reopened as Fashion District Philadelphia.
Cinema and entertainment · 2019
AMC DINE-IN Fashion District 8
An eight-screen AMC DINE-IN multiplex that opened in November 2019 on the third floor of the redeveloped complex. Its arrival restored a multitheater cinema presence to Center City Philadelphia after a lengthy gap and strengthened the property's entertainment-oriented positioning.
Entertainment venue · 2019
Round1 Bowling & Arcade
A bowling and arcade entertainment venue that opened at Fashion District Philadelphia in December 2019. It forms part of the complex's strategy of combining conventional shopping with destination leisure activities.
Marketing campaigns
- 2014Fashion District redevelopment program
Philadelphia
Macerich and PREIT promoted a major redevelopment intended to replace the aging Gallery with a more contemporary urban retail and entertainment destination. The program included extensive physical reconstruction, a new entrance, revised circulation, and a changing tenant strategy.
Outcome. The project culminated in the opening of Fashion District Philadelphia in September 2019, although subsequent vacancy and operational challenges remained.
Brand decisions
2023
Adoption of an afternoon age curfewStrategyBackground
Management cited disturbances involving large groups of teenagers as the reason for changing access rules.
Action taken
Visitors under 18 were required after 2 p.m. to be accompanied by someone over 23.
Aftermath
The measure became part of the property's security and visitor-management policy.
2023
Macerich obtains full ownershipM&ABackground
PREIT entered a second bankruptcy proceeding and sought to dispose of assets and interests.
Action taken
PREIT sold its remaining share of Fashion District Philadelphia to Macerich.
Aftermath
Macerich became the sole owner and continued efforts to stabilize occupancy and leasing.
2019
Launch of Fashion District PhiladelphiaProduct launchBackground
The former Gallery required a new identity and physical format after years of declining occupancy and anchor turnover.
Action taken
The redeveloped complex opened to the public on September 19 as Fashion District Philadelphia.
Aftermath
The property gained new entertainment and fashion tenants, but its reopening was followed within months by pandemic-related disruption.
2017
Redevelopment concept shifts from outlets to mixed-use mallStrategyBackground
The project had been promoted during planning as an outlet-oriented destination, but the developers reconsidered the format while the redevelopment was underway.
Action taken
The planned outlet concept was abandoned in favor of a broader combination of retail, dining, and entertainment venues under the Fashion District Philadelphia name.
Aftermath
The revised concept opened in 2019 and included a cinema, bowling and arcade venue, fashion retailers, restaurants, and a redesigned public entrance.
Recent events
Sources2 sources
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