Irvine Company Retail Leasing A Comprehensive Guide for Brands

Irvine Company is a premier commercial real estate developer and operator in coastal California, with a long history in master-planning and real estate ownership.

In its retail division, Irvine Company Retail manages over 40 open-air shopping destinations, including landmark centers such as Fashion Island, Irvine Spectrum Center, The Market Place, and neighborhood/community retail hubs.

The company emphasizes a curated tenant mix, community integration, and a consultative leasing approach.

Within its leasing operations, Irvine Company offers both traditional long-term retail leases and more flexible / temporary / pop-up leasing programs (called “specialty leasing”) for short-term in-line storefronts, seasonal activations, and brand experiments.

Understanding Irvine’s retail leasing model is essential for brands aspiring to operate in Southern California’s high-demand coastal markets.

Fundamentals of Irvine Company Retail Leasing

Leasing Philosophy & Strategy

Irvine Company positions its retail centers not just as shopping hubs but as lifestyle destinations. Each center is designed to cater to its specific community, with a balanced mix of dining, entertainment, services, and retail.

Their leasing philosophy includes a consultative approach working closely with tenants on build-out, design, growth planning, and marketing support.

Long-term ownership and reinvestment are core to their approach in contrast to frequent property turnover, they aim for stable, high-quality environments.

Because of this, tenants often benefit from consistency, well-maintained properties, and a brand environment that supports foot traffic and consumer experience.

Types of Retail Leases & Terms

Irvine Company offers several retail leasing structures:

• Standard retail leases: Long-term leases for in-line storefronts or anchor spaces.

• Specialty / pop-up / short-term leases: For brand activations, seasonal concepts, or testing new markets.

• Temporary in-line leasing: Shorter commitments within existing retail corridors.

• Commercial partnerships & sponsorships: In addition to physical space, brands can partner in marketing, event programming, and experiential activations.

The terms typically include base rent, percentage rent (depending on sales), common area maintenance charges, and tenant improvement allowances negotiated per tenant.

In specialty leasing, Irvine offers more flexibility, allowing short-term rental without heavy capital investment ideal for seasonal or experimental concepts.

These multiple lease options help Irvine align tenant needs with market dynamics, allowing brands of all scales to participate.

Key Centers & Leasing Examples

Below are real-world examples showing how Irvine Company retail leasing is structured across its properties, and what kinds of opportunities brands see.

Irvine Spectrum Center

Irvine Spectrum Center is one of Irvine Company’s flagship open-air retail centers. It boasts over 1,197,330 square feet of leasable area.

Retail leasing here involves national and regional brands, restaurants, entertainment anchors, and specialty tenants. The leasing team supports full build-outs and coordinates center-wide marketing.

For brands, Spectrum offers high foot traffic, strong regional draw, and a curated tenant mix to support synergy across complementary uses.

The Market Place (Tustin / Irvine)

The Market Place, located at the intersection of I-5 and Jamboree Rd, spans over 1.4 million square feet.

Leasing here includes large anchor tenants, fashion, wellness, dining, plus specialty retail spaces. The mix is designed to balance daily convenience with experiential offerings.

Brands looking for regional exposure find The Market Place compelling due to its traffic, visibility, and ability to attract both Irvine and Tustin markets.

Fashion Island

Fashion Island in Newport Beach is Irvine Company’s coastal luxury retail destination.

Its leasing strategy favors high-end, design-focused, and brand-driven tenants. The environment is curated to luxury clientele, with landscaping, architectural quality, and experiential design woven into leasing expectations.

For high-end or luxury brands, Fashion Island offers not just leasing but brand alignment, elevated ambiance, and supporting infrastructure for premium buyers.

These examples illustrate how different centers under Irvine each employ tailored leasing strategies according to market, branding, and consumer demographics.

How Technology is Transforming Retail Leasing at Irvine

Data-Driven Leasing Decisions

Irvine Company uses advanced analytics to optimize tenant mix, lease terms, and center performance. Footfall data, sales metrics, and consumer behavior insights help the retail leasing team structure favorable terms and recognize emerging trends.

This data-driven method aids in identifying which types of tenants or categories are oversupplied or undersupplied, and which lease durations perform best.

Virtual Leasing Tools & Visualizations

Prospective tenants can view spaces virtually, examine floor plans in 3D, and navigate spaces remotely. This reduces physical site visits, accelerates decision-making, and broadens reach to out-of-region brands.

Tech also enables interactive prototypes (e.g. virtual build-out simulations) to let tenants see how their brand might occupy a space before committing.

Leasing & Property Management Platforms

Irvine likely employs integrated leasing & property management software to streamline contracts, tenant requests, maintenance, and revenue management. This provides seamless coordination between leasing, operations, and financial teams.

Such platforms improve communication, track progress, and maintain transparency creating a better experience for tenants and management alike.

Retail Activation & Experiential Tools

Irvine supports brand activations, pop-up events, and experiential marketing as part of leasing. Tools for managing event scheduling, modular pop-up infrastructure, and marketing campaign integration are increasingly used to drive engagement.

Technology enables flexible, high-impact use of open spaces, seasonal activation zones, and brand partnerships, augmenting leasing value beyond just renting square footage.

By combining leasing and technology, Irvine Company strengthens its retail centers’ performance and attractiveness to modern brands.

Benefits of Partnering with Irvine in Retail Leasing

Access to Prime, Curated Environments

Brands gain access to premium, well-maintained retail centers with strong regional foot traffic. Irvine’s design and branding standards improve the appeal of each tenant.

Strategic Marketing & Promotional Support

Irvine often collaborates in marketing campaigns, center events, and branding initiatives giving tenants exposure beyond their storefront.

Leasing Flexibility & Specialty Options

Whether a tenant desires a long-term lease or a short-term retail activation, Irvine provides options via its specialty / pop-up leasing programs.

Stability & Long-Term Property Commitment

Since Irvine holds long-term ownership of its properties, tenants benefit from greater continuity, less frequent turnover, and more consistent property standards.

Technology & Market Intelligence

Access to data, virtual tools, and leasing technology gives tenants better insight into performance and adaptability to changing consumer patterns.

These advantages make leasing with Irvine more than just renting it’s a partnership for brand growth.

Use Cases: When Irvine Retail Leasing Makes Strategic Sense

Launching or Expanding Retail Presence in Southern California

A brand entering or growing in the OC / LA market can lease in Irvine’s retail centers. The curated mix and visibility help lift brand presence quickly.

Pop-up or Seasonal Concept Testing

Brands can use Irvine’s specialty leasing (short-term, pop-up) to test new products, market responsiveness, or temporary activations before committing to a full lease.

Repositioning or Rebranding

An existing tenant can relocate to better Irvine properties or adjust formats (e.g. shift from standard retail to experiential concept) with Irvine’s consultative leasing support.

Diversifying Retail Portfolio

Retailers can secure multiple locations across Irvine Company’s portfolio to diversify exposure across lifestyle, entertainment, and neighborhood centers.

Mixed-Use / Omni-Channel Strategies

Brands combining physical and digital presence can use Irvine’s centers as fulfillment showrooms, experiential venues, and anchor points for omnichannel retail.

These use cases demonstrate how Irvine’s leasing framework accommodates brands at various stages and strategies.

Practical Steps to Secure a Retail Lease with Irvine

1. Research suitable centers: Identify which Irvine retail center aligns with your brand and market.

2. Review leasing criteria: Irvine typically evaluates tenant brand fit, category, sales potential, services, and design standards.

3. Engage leasing contacts: Reach out via Irvine’s leasing inquiry forms or direct leasing contacts (as listed for Spectrum, Market Place, etc.)

4. Submit business plan & pro forma: Show concept, target market, sales projections, and customer experience model.

5. Design & build-out negotiation: Work with Irvine’s standards and consultative approach to define tenant improvements.

6. Sign lease & activate marketing: Coordinate signage, launch campaigns, grand openings, and center-level promotions.

7. Ongoing performance and relationship: Leverage Irvine’s support, data, and promotional platform for sustained success.

Frequently Asked Questions (FAQ)

Q1: What is the difference between standard retail leasing and Irvine’s specialty leasing?
Standard retail leases generally involve long-term commitments for in-line storefronts or anchors, with tenant improvement allowances and base rent. Irvine’s specialty leasing (also called pop-up or temporary leasing) allows shorter-term leases for in-line spaces, event zones, or seasonal activations. It’s ideal for brands testing markets or running limited campaigns.

Q2: Which Irvine retail centers are most prominent for leasing?
Key centers include Irvine Spectrum Center (with over 1,197,330 GLA), The Market Place in Tustin / Irvine (1.4M+ GLA), and Fashion Island in Newport Beach (luxury coastal retail environment). Each has distinct demographics and brand positioning.

Q3: How does Irvine support tenant marketing and growth?
Irvine offers consultative support in build-out, marketing platforms, center events, commercial partnerships, and exposure via its robust marketing network. Their leasing teams often collaborate in co-branding, promotions, and customer acquisition strategies.