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Say what you will, the entrances to Emerald Square Mall are bold and grand

It's rare to find a JCPenney you can still shop at! Visit while you can.

Shortly before closing, some areas of the mall could use better lighting - but the neon is outstanding

The curved openings in the ceilings are reminiscent of Livingston Mall in New Jersey

Emerald Square Mall's design is creative and unique

There are still a fair amount of food vendors in the food court

The current owners have committed to repairing the escalators

If you'd like to open an optometry business, this storefront is fully furnished.

The stairways and light fixtures are iconic, I would recognize them anywhere

Emerald Square Mall: Can Massachusetts' Retail Icon Make a Comeback?

Opened in 1989, Emerald Square Mall was envisioned as a premier shopping destination for southern Massachusetts and nearby Rhode Island communities. Built near the intersection of Route 1 and I-295, the three-story enclosed mall offered over half a million square feet of retail space and drew heavy foot traffic during its early years. The mall’s opening came during a boom in regional mall development, and its timing and location were seen as ideal for capturing suburban consumer demand.

Retail Growth and Peak Years

During the 1990s and early 2000s, Emerald Square thrived. Anchor stores like JCPenney, Sears, and G. Fox (which later became Filene’s, then Macy’s) attracted shoppers from across the region. For a time, the mall was unusual in having two separate Macy’s stores operating within the same complex. These anchor tenants, along with a wide variety of national chains, helped the mall reach full occupancy and spurred additional retail growth along the surrounding Route 1 corridor.

Stagnation and Decline

Emerald Square’s fortunes began to shift by the mid-2000s. Newer retail developments such as Providence Place and the Wrentham Outlets drew customers away, while online shopping trends steadily chipped away at brick-and-mortar traffic. Lechmere, Lord & Taylor, and several other tenants departed, leaving behind large, empty anchor spaces. Maintenance issues began to appear, and by the 2010s, the mall’s occupancy rate had dropped significantly. Vacancies mounted, and the loss of stores like Olympia Sports and the Disney Store marked a turning point. The departure of Sears in 2021, a key anchor since the mall’s inception, further accelerated the decline.

Ownership Changes and Redevelopment Hopes

In 2022, the mall changed hands from Simon Property Group to Kohan Retail Investment Group, a company known for acquiring distressed malls. Ownership later transferred to Summit Properties USA, which currently lists Emerald Square among its 27 retail properties. Summit has expressed interest in reviving the property, mentioning plans such as fixing escalators and creating family-friendly spaces.

Meanwhile, local officials have explored redevelopment strategies to address the mall’s long-term viability. Proposals have included turning vacant anchor stores into residential units or repurposing the site into a mixed-use development featuring housing, tech offices, or sports facilities. However, structural limitations and high redevelopment costs have stalled many of these ideas.

Present Challenges and the Road Ahead

Today, more than half of Emerald Square’s retail space is vacant. Public perception has shifted, with many residents viewing the mall as a deteriorating and underutilized space. Incidents like the temporary closure due to a snow-related leak in early 2025 have only reinforced its image as a “dead mall.” In response, state lawmakers have introduced legislation aimed at motivating property owners to either lease vacant spaces or pursue redevelopment.

While Emerald Square’s future remains uncertain, both public officials and current ownership appear focused on avoiding demolition and exploring adaptive reuse strategies to restore relevance to this once-thriving shopping center.

My Impressions

Though it may have a declining reputation with locals, I thought the design of Emerald Square Mall was fantastic. From the cool, Art Deco inspired architecture to the neon lighting, Emerald Square manages to be both distinct and impressive, with plenty of amazing vantage points where one can look out over three floors of concourses. There were also a number of local businesses inside, and there appeared to be a sports card convention on the first floor. These things build a sense of community, and while the vacant storefronts are undeniably present, mall tenants like the National Black Doll Museum of History and Culture and Josh’s Toys and Games give you an experience you can’t find elsewhere. It’s easy to dunk on struggling malls, but if you go in looking for a wild retro design and some fun stores to spend time at, understanding that there are vacant storefronts as well, I doubt you’ll be disappointed. Personally, I loved it.

Matthew Christopher MA North Attleborough Aug 05, 2025 Malls Places to Visit Retail Stores

Location: North Attleborough MA

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