Andorra: A Proven Center with Untapped Potential
Located at 701 Cathedral Road, Andorra serves an affluent population in Roxborough and Northwest Philadelphia, where retail demand continues to outpace supply.
The center sits within a three-mile trade area of 94,000 residents, with an average household income of $154,000 and 65% of residents holding a bachelor’s degree or higher—metrics that exceed national averages.
Despite its prime location, strategic redevelopment opportunities in this part of the city are limited. Andorra’s repositioning underscores a key Federal advantage: our ability to execute capital-efficient transformations in supply-constrained markets where barriers to entry remain high.
Our plan introduces a high-performing grocery anchor alongside thoughtful community-serving enhancements to meet the expectations of today’s consumer.
Key Redevelopment Highlights
- ~70,000 SF of redesigned retail space
- 50,000 SF GIANT supermarket, replacing the former Acme
- Reconfiguration of 20,000 SF, including a new 10,000 SF KinderCare childcare center
- 14,000 SF of landscaped plazas, outdoor dining, curbside pickup, and improved pedestrian access
- Revamped parking for improved circulation and direct access to Cathedral Road
LA Fitness is also underway on an interior remodel, with plans to reopen in May, adding momentum and further elevating the overall experience at the center.
The Power of Grocery-Anchored Retail
GIANT, the #1 grocer in greater Philadelphia, is expected to power daily foot traffic, drive leasing velocity, and reinforce Andorra’s role as a community hub. Since announcing the redevelopment, the center has seen increased interest from food and beverage, health and wellness, and service-oriented tenants eager to co-locate near the new anchor.
“Andorra is a great example of what we do best, taking a well-located asset and making it stronger. The addition of GIANT and the reconfiguration of small-shop space align with how we think about long-term value creation in our portfolio.”
Don Wood, President and CEO
Redevelopment That Delivers
Construction at Andorra is underway, with new tenants slated to open in Spring 2026.
The project is anticipated to deliver 7% to 8% incremental returns as part of Federal’s broader, ~$1 billion active development pipeline. Andorra’s repositioning is supported by a grocery-anchored leasing strategy, reconfigured retail aligned with tenant demand, community-oriented enhancements that increase dwell time, and targeted upgrades that improve long-term efficiency.
Part of a Bigger Picture
Andorra isn’t a one-off. It’s one of several strategic redevelopments across our portfolio—each rooted in our ability to enhance well-located properties in affluent, high-density markets. With a focused portfolio and experienced team, we consistently deploy capital where it creates the most durable impact.
Federal’s Commitment to Community Investment
The Andorra redevelopment is a continuation of Federal’s long-term approach to reinvestment. Our centers are designed to be the dominant destination in their market. And with every reinvestment, we raise the bar for what that experience can look like. By pairing disciplined capital allocation with thoughtful placemaking, Andorra reflects what differentiates Federal: a proven ability to reinvest with purpose, execute in constrained markets, and create enduring value.
