What are the newest stores and retail openings at Fashion Island in 2026?
Fashion Island has added several first-in-region concepts in 2026, including Ralph Lauren with California's first Ralph's Coffee (January 2026), Rothy's (March 2026), and Varley's first West Coast location (June 2026). The center at 401 Newport Center Drive, Newport Beach, continues to attract exclusive luxury and lifestyle brands that you won't find anywhere else on the West Coast.
If you follow Newport Beach closely, you already know that Fashion Island isn't just a mall. It's a lifestyle signal. The brands that choose to open here, especially as first-in-state or first-in-region concepts, say something about the caliber of the market they're entering.
And in 2026, the momentum at Fashion Island has been real. Here's what's new, what's worth a visit, and why it matters if you're thinking about living in this corner of Orange County.
The 2026 Retail Openings Worth Knowing About
Ralph Lauren and Ralph's Coffee: January 2026
The biggest retail story at Fashion Island this year landed in January. Ralph Lauren opened a new flagship store on January 20, 2026, carrying Polo Ralph Lauren, Double RL, Women's Collection, and Purple Label under one roof. That's the full range, from weekend casual to white-glove luxury.
What made the opening genuinely notable was the addition of Ralph's Coffee, which debuted alongside the store as the first Ralph's Coffee location in all of California. If you've followed the brand's New York locations, you know it's more than a coffee counter, it's a full lifestyle expression. Local coverage from the Daily Pilot confirmed the scope of the opening and the depth of the merchandise offering.
Rothy's: March 2026
Rothy's, the San Francisco-based brand known for its recycled-material footwear and accessories, announced its Fashion Island arrival for March 31, 2026, via the center's official events page. Rothy's has a loyal following among buyers who want design-forward pieces with a sustainability angle, and a Fashion Island location fits that profile well.
Varley: June 2026, First West Coast Location
The most recent major opening came in June 2026, when Irvine Company Retail announced that Varley had opened its first West Coast location at Fashion Island. Varley is a London-founded luxury athleisure brand with a strong following in the wellness and fitness space. A first-in-region opening of this kind doesn't happen by accident, it reflects the spending power and lifestyle orientation of the Newport Beach market.
Coming Soon: Levain Bakery and Teleferic Barcelona
Beyond apparel and footwear, Fashion Island's 2026 expansion extends into food and dining. Irvine Company Retail confirmed in May 2026 that Levain Bakery, the New York institution famous for its thick, oversized cookies, is coming to the center. Teleferic Barcelona, a Spanish restaurant concept, is also slated to open in 2026. Both signal that Fashion Island is investing in destination dining alongside its retail lineup.
Before you plan a visit around any specific tenant, I'd recommend checking the Fashion Island directory directly, it's updated regularly and is the most reliable way to confirm current store hours and suite locations. Standard center hours are Monday through Saturday 10 a.m. to 8 p.m. and Sunday 11 a.m. to 6 p.m., though individual store hours can vary.
Why Fashion Island Matters to Newport Beach Real Estate
I've been living in Newport Beach since I was a kid, and one of the things I tell every buyer who's new to the area is that Fashion Island isn't just convenient, it's part of the address. When a brand like Varley chooses its first West Coast location here, or Ralph Lauren builds its first California coffee concept here, that's a market validation that goes beyond retail.
Buyers at this price point care about the full lifestyle picture: where they'll have dinner, where they'll grab coffee on a Sunday, what the walk-in shopping experience looks like on a Tuesday afternoon. Fashion Island delivers all of that within a few minutes of most Newport Beach neighborhoods.
Recent Zillow market data shows the Newport Beach median sale price sitting at $3,721,300, with homes moving in a median of 34 days. Newport Coast, just up the hill, carries a median of $12,350,000. These aren't numbers that exist in a vacuum, they reflect a community where lifestyle infrastructure like Fashion Island is genuinely priced into the real estate.
Area | Median Sale Price | Median Days on Market |
|---|---|---|
Newport Beach | $3,721,300 | 34 |
Newport Coast | $12,350,000 | 44 |
Corona del Mar | $3,950,000 | 53 |
Costa Mesa | $1,425,000 | 52 |
Laguna Beach | $3,395,000 | 43 |
Huntington Beach | $1,299,000 | 24 |
Irvine | $1,400,000 | 17 |
Coto de Caza | $2,287,500 | 47 |
Source: Zillow sales data, trailing ~90 days, as of August 2026. Area-level medians, individual home values vary by condition, street, and timing.
If you're exploring what it actually looks like to live near Fashion Island, my Newport Beach neighborhoods guide breaks down the distinct pockets of the city and what each one feels like day to day. And if you're weighing harbor-front living against a beach-adjacent home, my post on Newport Beach harbor vs. beach living walks through exactly that trade-off.
The broader Orange County coastal market is active. According to recent Zillow data, there are 355 active listings in Newport Beach right now, with 76 new listings added in the past 30 days and 316 homes sold in the trailing 90 days. That's a healthy, moving market, not a slow one.
If you're curious what a home near Fashion Island actually looks like at current prices, or if you want to understand which Newport Beach neighborhoods put you closest to this kind of lifestyle infrastructure, that's exactly the conversation I have with buyers before we start touring. Every situation is different, and the only way to get a real picture is to run through it with someone who knows these streets.
Frequently Asked Questions
What are the newest stores at Fashion Island in 2026?
The confirmed 2026 openings at Fashion Island include Ralph Lauren with California's first Ralph's Coffee (January 2026), Rothy's (March 2026), and Varley's first West Coast location (June 2026). Levain Bakery and Teleferic Barcelona are also announced for 2026. Check the Fashion Island directory for the most current tenant list before visiting.
When did Ralph Lauren open at Fashion Island?
Ralph Lauren opened its Fashion Island location on January 20, 2026, carrying Polo Ralph Lauren, Double RL, Women's Collection, and Purple Label. The opening also introduced Ralph's Coffee to California for the first time, making it the brand's first California coffee location. The Ralph Lauren press release confirmed the January 20 date.
Is Rothy's open at Fashion Island yet?
Rothy's was announced for Fashion Island with a date of March 31, 2026, via the center's official events page. To confirm current hours and whether the store is actively open, check the Fashion Island directory for the most up-to-date listing.
Is there a Fashion Island directory with current tenants and store hours?
Yes. The official Fashion Island directory is the best source for current tenants, suite numbers, and store hours. Standard center hours are Monday through Saturday 10 a.m. to 8 p.m. and Sunday 11 a.m. to 6 p.m., but individual store hours can differ, so it's worth checking before you go.
Which luxury brands have opened at Fashion Island recently?
In 2026, Fashion Island has added Ralph Lauren (with Purple Label and Women's Collection), Varley (its first West Coast location), and Rothy's. The center already carries anchors including Nordstrom (Suite 901) and a wide range of luxury and contemporary brands. Irvine Company Retail's news page is the best place to track new announcements as they're made.
Fashion Island keeps raising the bar, and so does the real estate surrounding it. If you want to understand what living near this level of lifestyle infrastructure actually looks like at today's prices, I'd love to walk you through it. Schedule a conversation here and let's talk about what Newport Beach looks like for you.
Equal Housing Opportunity. Vanessa Moore | CA DRE# 01930133; Harcourts Mariners Mile | CA DRE# 02222263. Regulated by the California Department of Real Estate. This article is general information only and is not legal, tax, or financial advice, confirm your own numbers with your attorney, tax advisor, lender, or escrow officer.
