In Q4 2025, the holiday season brought strong visitation to King of Prussia. December marked the highest monthly visitation of 2025 with 4.1M total visits, while Black Friday alone generated approximately 270K visits in a single day, demonstrating King of Prussia’s continued strength as a regional retail destination. Retail vacancy remained remarkably low at 2.3% across 6.1M SF. The Placer.ai Recovery Dashboard shows that, as of December 2025, retail chains in King of Prussia are performing 111% above their December 2019 levels.

Entering 2026, King of Prussia’s commercial market also highlights continued vibrancy and recovery across other sectors. Office vacancy rates remain steady across all classes this quarter. Class A vacancy continued to perform well at 13%. Class B vacancy is 14.8% and Class C vacancy is 14.2%. Overall, the leasable office market over 10K SF recorded a vacancy rate of 14.3% across 6.5M SF and 106 properties. Including owner-occupied office properties, the total market reached 7.8M SF across 157 properties, with a lower overall vacancy rate of 13.1%.

Industrial properties held steady with a 3.7% vacancy rate across 7.4M SF, reflecting continued demand. Flex space, totaling 2.1M SF, recorded a vacancy rate of 15.1%. The medical sector recorded vacancy of 20.4% across 494K SF, while life sciences remained a standout performer with a low vacancy rate of 4.4% across 2.3M SF.

As 2026 begins, steady demand across office, retail, industrial, flex and life sciences sectors continues to support an active commercial market in King of Prussia.

Qi Guo

Manager of Research & Data Analytics

King of Prussia District

Featured Business

King of Prussia Mall Welcomes Netflix House

Netflix House officially opened at King of Prussia Mall in November 2025. Spanning 120K SF, the attraction brings hit series including Wednesday, One Piece, Stranger Things and Squid Game to life through interactive experiences, themed dining and live events.

According to Placer.ai, Netflix House attracted more than 262K visits from 241K unique visitors in its first two months of operation, with traffic peaking on Black Friday, when the venue recorded 11,400 visits in a single day. Visitors spent an average of 52 minutes on site, reflecting high levels of engagement consistent with immersive entertainment uses.

Netflix House has also proven to be an effective driver of activity across the broader King of Prussia District. More than 39% of Netflix House visitors also visited stores at King of Prussia Mall, while significant shares continued on to King of Prussia Town Center, Valley Forge Shopping Center and Overlook King of Prussia, reinforcing strong cross-shopping and entertainment synergies.

The Placer.ai Recovery Dashboard shows that, as of December 2025, retail chains in King of Prussia are performing 111% above their December 2019 levels. The leisure category dominated this timeframe, reaching 161% of 2019 levels, underscoring the growing role of leisure and entertainment as key drivers of retail recovery and growth.

netflixhouse.com

160 N Gulph Rd.

Trail project planned near King of Prussia Mall gets new funding

Boston investor buys three buildings in King of Prussia for $17.5M in expanding portfolio

Spotlight

King of Prussia District Launches New Business Recruitment Ad Campaign

Business recruitment advertising has long been a key part of King of Prussia District’s strategy to attract new companies to KOP. From 2022 through 2024, the District’s HQ KOP campaign helped elevate King of Prussia’s profile as a premier business destination, reaching C-suite executives and relocation decision-makers through billboards, digital ads, transit placements and, in Fall 2024, the District’s first-ever commercial on connected TV and cable.

Building on that momentum, King of Prussia District is proud to launch its newest business recruitment advertising campaign, Your Business Belongs Here. Targeting C-suite leaders and those with relocation responsibilities across the Greater Philadelphia region and Center City Philadelphia, the campaign was shaped through research and collaboration with the commercial real estate community, as well as insights gathered through KOP Insiders interviews. The key themes that rose to the top — including unmatched accessibility, a deep talent pool, high-quality and diverse building options, vibrant amenities and a collaborative business environment — were carefully considered by the District’s longtime creative partner, AgileCat, in developing the new campaign.

Your Business Belongs Here emphasizes how access, amenities and opportunity converge in King of Prussia, positioning KOP as an ideal place for businesses to grow and thrive. In 2026, the campaign will target C-suite leaders in Greater Philadelphia across digital and static billboards, connected TV, digital advertising and print.

These business recruitment advertising campaigns are one piece of a broader, coordinated effort by King of Prussia District to strengthen the community and drive long-term economic success. Coupled with the District’s work across its five programs, these initiatives help advance the mission of accelerating economic growth in King of Prussia by making it more vibrant, attractive and prosperous. Together, this holistic approach ensures that King of Prussia continues to evolve as a connected, competitive and thriving destination for businesses and the people who power them.

Event Review

Takeaways from King of Prussia District's Q4 2025 Commercial Properties Webinar

On January 27, King of Prussia District hosted our second commercial webinar, offering a preview of the findings from the Q4 2025 Commercial Property Quarterly and a closer look at the strong retail sector in our community.

We were joined by several retail industry experts from CBRE & King of Prussia Mall:

Adam Kohler, Executive Vice President, CBRE

Erica Schiffman, Senior Associate, Retail Advisory & Transaction Services, CBRE

Robert C. Hart, SCSM, General Manager, Simon Property Group’s King of Prussia Mall

Adam Kohler and Erica Schiffman of CBRE shared perspectives on King of Prussia Town Center, highlighting its year-round events and support of King of Prussia District initiatives, such as Block Party and Igloo Garden on the Green. They also reflected on what makes the Town Center unique compared to other shopping centers and how return-to-office work patterns are influencing consumer activity.

Robert Hart of Simon Property Group’s King of Prussia Mall, highlighted the mall’s strong holiday season performance in 2025, noting that new openings such as Netflix House and Eataly have driven increased visitation. He emphasized the factors behind the mall’s continued success and shared updates on upcoming openings, including Dick’s House of Sport and Level99.

Missed it? Check out the full webinar below.

491 Allendale Rd., Suite 121

Available February 1, 2026, this 2,829 SF medical/office suite is located at the King of Prussia Medical Center, a well-established three-story medical office building in the heart of King of Prussia. Ideal for medical, healthcare or professional office users seeking a central, high-demand location. For more information or to schedule an inspection, please contact Joe Patti at 610-627-3652.

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860 1st Ave., Suite 9B

Available for lease at the Metropolitan Business Center, this 895 SF office suite is located at 860 First Avenue, Suite 9B, in Moore Park King of Prussia. Ideal for professional and small office users seeking a central business location. For more information or to schedule an inspection, please contact Joe Patti at 610-627-3652.

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Not a complete listing. All sales and leasing info from CoStar.

King of Prussia District is a 501(c)3 that accelerates economic growth by making King of Prussia vibrant, attractive and prosperous. This mission and our core values –progressive, determined and fun – drive the work that we do every day across five programs. 

Learn more at visitkop.com

DISCLAIMER

All information obtained using CoStar Analytics and field checked for accuracy by King of Prussia District. Vacancy rates are calculated using existing, non-owner occupied commercial buildings in Upper Merion Township only, over 10,000 SF, Class A, B, and C plus retail, industrial and flex. King of Prussia District uses "Direct % Vacant Available" in its vacancy reporting. All industrial and flex statistics are NNN.

234 Mall Boulevard, Suite 150, King of Prussia PA 19406 

484.681.9452 | Info@kopbid.com

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