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The Promenade at Blue Cliff is an open-air lifestyle center located in the West Los Angeles area, near the coastal cliffs in Pacific Palisades, California. Developed in the late 1990s, it spans approximately 250,000 square feet with a focus on upscale retail, dining, and entertainment. The property benefits from its proximity to affluent residential neighborhoods and major thoroughfares like the Pacific Coast Highway and Sunset Boulevard, providing strong accessibility for both local and tourist traffic.
Current occupancy stands at 78%, with a tenant mix comprising 40% national anchors such as Anthropologie and Lululemon, 30% quick-service and casual dining options including Sweetgreen and Shake Shack, 20% local specialty stores, and 10% experiential tenants like a boutique fitness studio. Annual footfall averages 4.2 million visitors, driven by weekend events and seasonal promotions.
Rent levels range from $45 to $65 per square foot on a triple net basis, reflecting the premium submarket positioning. Market reports from CBRE indicate stable retail performance in West LA, with co-tenancy clauses protecting smaller retailers from anchor vacancies.
Leasing advantages include flexible term options starting at 5 years and build-out allowances up to $50 per square foot for qualifying tenants. However, challenges include moderate competition from nearby The Grove and Westfield Century City, which draw higher luxury footfall, and occasional access issues during peak traffic hours on surrounding roads.
Demographic profile features households with median incomes exceeding $150,000, aged 25-54, emphasizing health, wellness, and experiential shopping.
Operational quality is rated average, with recent investments in landscaping but noted maintenance delays in public areas per ICSC reports.
Overall, the center suits mid-tier retailers targeting lifestyle-oriented consumers, though saturation in casual dining categories poses risks for new entrants.
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Hours of Operation
Hours
| Monday | 10:00 AM — 09:00 PM |
| Tuesday | 10:00 AM — 09:00 PM |
| Wednesday | 10:00 AM — 09:00 PM |
| Thursday | 10:00 AM — 09:00 PM |
| Friday | 10:00 AM — 10:00 PM |
| Saturday | 10:00 AM — 10:00 PM |
| Sunday | 11:00 AM — 06:00 PM |
Hours may vary on public holidays. Check with individual stores for specific holiday schedules.
Insights
Demographics and Footfall
The primary trade area encompasses Pacific Palisades and Brentwood, with a population of 120,000 within a 5-mile radius. Median household income is $162,000, and the demographic skews toward professionals aged 30-50 with high education levels (65% college graduates). Annual footfall reached 4.2 million in 2025, per Placer.ai data, with 60% from local drive-time visitors and 40% from broader LA metro. Peak periods align with summer tourism, boosting dwell time to 45 minutes on average. However, weekday traffic dips 30% below weekends, influenced by remote work trends post-pandemic, potentially impacting daily sales for non-essential retail.
Tenant Mix and Occupancy
Occupancy hovers at 78% as of Q4 2025, down from 85% pre-2020, according to CoStar analytics.
The mix includes strong anchors like a 20,000 sq ft Williams Sonoma and diverse dining with 15 outlets representing 25% of GLA. Weak categories include electronics, with two vacancies persisting due to e-commerce shifts. Co-tenancy provisions require 70% occupancy for rent abatements, offering protection but highlighting vulnerability if anchors like the cinema underperform. Recent leasing activity favors pop-up and experiential tenants, filling 12,000 sq ft in the past year, though overall turnover remains elevated at 15% annually amid market saturation in apparel.
Lease Terms and Market Risks
Base rents average $55 per square foot NNN, with 3-5% annual escalations and percentage rent thresholds at 7% of sales. CAM charges add $12-15 psf, covering common area maintenance rated as adequate but with reports of deferred infrastructure upgrades from JLL market insights. Risks include intense competition from e-commerce and nearby power centers, contributing to a 5% sales decline in 2025 for soft goods categories. Accessibility via PCH is convenient but prone to congestion, reducing impulse visits by 20% during rush hours. Economic sensitivity in the high-income demo could amplify downturns, advising diversified tenant strategies to mitigate saturation in wellness and dining segments.
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Los Angeles, CA
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Los Angeles, CA
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