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TriNoma, situated at the intersection of EDSA and North Avenue in Quezon City, Philippines, operates as a key super-regional mall under Ayala Land's portfolio, having opened in 2007.
Spanning a gross leasable area of 195,000 square meters across four retail levels, it accommodates approximately 550 tenants, including anchor The Landmark supermarket and department store. The tenant mix comprises a balanced array of fashion outlets, lifestyle brands, electronics, and extensive F&B options, highlighted by alfresco dining in Trinoma Park and multiple cinemas. Directly linked to the MRT-3 North Avenue station, the mall benefits from superior public transit access, supplemented by 8,000 parking slots, though EDSA traffic congestion poses occasional drawbacks.
In Quezon City's competitive northern submarket, TriNoma holds a strong position with occupancy rates near 97% as reported in Savills' 2024 analysis, driven by proximity to government offices, residential townships like Vertis North, and commercial hubs. The surrounding demographics feature a youthful urban population exceeding 2.9 million residents, including professionals, families, and students from nearby institutions, fostering consistent footfall estimated at over 20 million visitors annually.
Leasing opportunities are enhanced by Ayala Land's ongoing P17 billion investment in flagship mall reinventions, including a 79,000 sqm expansion at TriNoma slated for Q4 2025, which aims to refresh infrastructure and elevate experiential retail. Current rent levels range from PHP 1,800 to 2,500 per sqm per month for prime spaces, with anticipated 15-20% escalations post-renovation. While these factors support stable performance, retailers must navigate intense competition from the adjacent SM North EDSA, potential market saturation in apparel and F&B categories, and broader Metro Manila vacancy trends rising to 15.5% in early 2024 due to new supply.
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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 | 10:00 AM — 10:00 PM |
Hours may vary on public holidays. Check with individual stores for specific holiday schedules.
Insights
Demographic Profile
Quezon City, home to over 2.9 million residents, presents a diverse demographic with a median age of 25, comprising young professionals, middle-class families, and students from institutions like the University of the Philippines Diliman. TriNoma's strategic location near business districts and residential developments attracts high disposable income shoppers, bolstering sales in premium fashion and dining segments. However, income disparities within the area may challenge mid-range retailers, as economic pressures could shift spending toward value-oriented options, impacting category-specific performance amid a 5-7% annual population growth rate.
Competitive Landscape
TriNoma competes directly with SM North EDSA, the Philippines' largest mall boasting 450,000 sqm GLA and higher mass-market appeal through anchors like SM Hypermarket. While TriNoma differentiates via upscale tenant curation and integrated transit access, the proximity intensifies rivalry, potentially diluting footfall during peak periods. Quezon City's retail submarket remains robust with 97% occupancy, but emerging e-commerce penetration and new developments like Vertis North could heighten saturation risks in F&B and apparel, necessitating strong brand differentiation for sustained tenant viability.
Leasing and Operational Metrics
Leasing terms at TriNoma feature base rents of PHP 1,800-2,500 per sqm monthly for ground-level spaces, inclusive of service charges around PHP 200-300, with escalations of 10% annually and 15-20% post-2025 expansion. Occupancy hovers at 95-97%, supported by Ayala's management expertise, while footfall exceeds 20 million yearly, enhanced by events and promotions. Operational challenges include aging pre-redevelopment infrastructure, such as HVAC systems, and accessibility issues from EDSA congestion, which may elevate logistics costs; retailers should evaluate fit-out allowances and turnover timelines averaging 3-6 months.
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Quezon City
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City Snapshot
Quezon City
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