What's Replacing Pembroke Mall in Virginia Beach?

If you've been watching what's happening at the old Pembroke Mall site in Virginia Beach, the short answer is: a lot. 

The former Pembroke Mall, a 54-acre property that anchored the heart of Virginia Beach since 1966, is being completely transformed into Pembroke Square. This $200 million mixed-use redevelopment is one of the largest private investments Hampton Roads has seen in years. The indoor mall closed in 2022, but rather than sitting vacant, the site is actively rising into something the city hasn't had before: an accessible, live-work-play destination in the middle of Virginia Beach.

What's actually being built at Pembroke Square, and when does it open?

The project is rolling out in three phases. Phase 1 - Aviva Pembroke, a seven-story, 153-unit senior living community that opened in December 2024 at the corner of Jeanne Street and Constitution Drive, offering independent living, assisted living, and memory care. Phase 2 is a Tempo by Hilton hotel: 156 rooms, seven stories, developed with The Landmark Group, with construction underway now and an opening targeted for 2026, complete with a restaurant and a rooftop bar. Phase 3 is The Pembroke, a 273-unit luxury apartment community with a 611-space parking garage, which is breaking ground in 2026 and is expected to be complete in 2027. Throughout it all, major tenants including Target, Nordstrom Rack, REI, Kohl's, The Fresh Market remain open.

The entertainment angle is just as exciting as the residential side.

Pembroke Square added a new Brazilian restaurant and relocated the Funny Bone Comedy Club to the site with a major expansion that includes DraftCade, featuring 48 craft beers on tap, 28 big screens, and 100 classic arcade games. The Virginia Beach City Council also approved up to $22.35 million in public funding for two free parking garages on the property, mirroring the free-parking model that made Town Center across the street work. The goal, plainly stated by the developer, is for Pembroke Square to become a central lifestyle destination for the entire region.

Pembroke Square sits at the center of one of Virginia Beach's most connected corridors.

The Pembroke area runs directly alongside Town Center and sits within easy reach of I-264, Kempsville, Aragona Village, and the Central Business District. In real estate, we talk a lot about neighborhood amenities and accessibility, but what Pembroke Square represents is something more fundamental: a signal that the city is doubling down on this part of Virginia Beach for the long term. Mixed-use anchor projects like this have a track record of lifting surrounding property values, drawing new residents, and making neighborhoods genuinely more desirable to live in. If you've been eyeing homes in this corridor, the trajectory here is about as clear as it gets.

The bottom line: Pembroke Square isn't just a redevelopment project. It’s a new chapter for Virginia Beach.

From senior living to luxury apartments, boutique hotel stays to comedy nights, the former mall site is being rebuilt into the kind of place people plan their weekends around. For anyone already living near Independence Boulevard or Pembroke or anyone considering a move to Virginia Beach this is the neighborhood story worth following right now. And if you're curious about what homes look like in the surrounding area and what this development might mean for your next move, we'd love to help you explore.

Pembroke Square  |  4554 Virginia Beach Blvd, Virginia Beach, VA 23462  |  pembrokesquarevb.com