AyalaLand Malls

What AyalaLand Malls does

AyalaLand Malls, Inc. (DBA: Ayala Malls) is the mall development and management subsidiary of Ayala Land (PSE: ALI), one of the Philippines' largest real estate developers. The company operates a portfolio of multi-level lifestyle shopping, dining, and entertainment destinations across Metro Manila and the Visayas region, including Trinoma and Ayala Malls Cloverleaf in Quezon City, Ayala Center Cebu (operating since 1994), and the upcoming Ayala Malls Gatewalk in Mandaue City, Cebu (56,000 sqm, ~400 merchant spaces, opening December 2026). The core offering is physical retail mall space leased to tenant merchants on a recurring basis, with end consumers (general shoppers and families) accessing integrated retail, dining, cinema, and entertainment experiences. The company's supporting technology includes a mobile application featuring the Zing Points loyalty program for customer engagement and repeat visits, a B2B Trade Hall platform for prospective retail tenant acquisition, and standard social media presence across Facebook, Instagram, and YouTube.

Revenue is generated primarily through commercial retail space leasing to a diverse tenant base — described as recurring/subscription-style B2B2C contracts — with anchor tenants such as IKEA at Gatewalk and various retail, dining, and entertainment operators across the portfolio. The company serves two primary customer segments: general consumers (persona-based, seeking consolidated lifestyle experiences) and retail tenants/merchants (B2B, seeking high-foot-traffic physical storefronts in prime locations). The pricing model and specific lease terms are not publicly disclosed. The company is headquartered in Makati, Philippines, employs 251-500 people, and was incorporated as a dedicated corporate entity in 2019, though its mall operations trace back to the 1994 opening of Ayala Center Cebu. Recent regulatory activity includes LTFRB show cause orders at the Quezon City mall terminals (Trinoma and Cloverleaf) for insufficient passenger terminal facilities.

Name

AyalaLand Malls

Legal name

AyalaLand Malls, Inc.

Website

https://ayalamalls.com.ph

Company type

Private

Founded year

2019

Operating status

Operating

Headcount range

251–500 employees

Short description

AyalaLand Malls, the mall-operations subsidiary of Ayala Land (PSE: ALI), develops and manages lifestyle shopping, dining, and entertainment destinations across the Philippines, leasing retail space to hundreds of tenants and serving general consumer foot traffic through properties including Trinoma, Cloverleaf, and the upcoming Gatewalk in Cebu.

Ownership category

akta.pro rank

Product category

Shopping Mall Operations

NAICS

General Merchandise Retailers (455)

SIC

Retail-Department Stores (5311)

akta.pro primary industry

Regional Department Store–Anchored Multi-Category Retail (Store-in-Store) (CRAGAFAH)

akta.pro secondary industry

Regional Department Stores (Omnichannel / Digital-First Regional Players) (CRAGAFAJ)

Keywords

• Shopping mall operations
• Retail space leasing
• Lifestyle destinations
• Mall property management
• Tenant leasing services

Headquarters

HQ city

Pasig

HQ country

Philippines

HQ region

Asia

Offices4 records

Markets served

GTM type

B2B

Offering type

Services

Cost components

Operations, Personnel, Infrastructure, Marketing or Sales, Technology or R&D

Revenue model

1. Retail Mall Leasing: AyalaLand Malls generates revenue by leasing commercial retail space to merchants and tenant brands within its mall properties. Tenants include anchor stores like IKEA and various retail, dining, and entertainment establishments.

Go-to-market motion1 record

Distribution channels3 records

Marketing channels5 records

Core offering

AyalaLand Malls operates a network of shopping, dining, and entertainment destinations across the Philippines, leasing commercial retail space to merchant tenants and operating physical mall properties. The company runs multi-level mall properties such as Ayala Center Cebu, Trinoma, and Ayala Malls Cloverleaf, and is developing new lifestyle destinations like Ayala Malls Gatewalk in Cebu. It also offers a B2B platform (Trade Hall) for trade partners, cinema facilities at select locations, and a mobile app with a Zing Points loyalty program for consumer engagement.

Product overview

AyalaLand Malls operates a portfolio of shopping, dining, and entertainment destinations across the Philippines. The core offering centers on Ayala Malls as the umbrella brand, supplemented by Trade Hall (B2B platform) and Cinemas. Individual mall properties include Ayala Malls Gatewalk (Cebu, opening December 2026), Ayala Malls Cloverleaf, Trinoma (both in Quezon City), and Ayala Center Cebu (flagship, opened 1994). The company also offers a mobile app featuring Zing Points loyalty rewards.

Differentiator

Problem solved

Functional benefit

Products and services

• Trade Hall A B2B platform offered by Ayala Malls for trade and business partners to engage with the mall's commercial operations and tenancy opportunities.
• Cinemas Movie theater facilities available at select Ayala Malls locations offering cinematic entertainment experiences for consumers.
• Ayala Malls Gatewalk A new 56,000-square-meter lifestyle destination in Mandaue City, Cebu featuring approximately 400 merchant spaces and IKEA's first Visayas-region store spanning around 4,000 square meters.
• Trinoma Ayala Malls location in Quezon City, North Avenue, operating as a multi-level shopping, dining, and entertainment destination.
• Ayala Malls Cloverleaf Ayala Malls location in Quezon City, Quezon Avenue, operating as a shopping, dining, and entertainment destination.
• Ayala Center Cebu Flagship Ayala Mall in Cebu, opened in 1994, marking Ayala Land's initial investment in the Visayas region.

Named customers1 record

Segments2 records

Ideal customer profiles2 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature1 record

Partnerships

One partnership is on record.

• IKEAcoreChannel Partner/ Reseller/ Distributor · 1 December 2026IKEA serves as anchor tenant at Ayala Malls Gatewalk in Mandaue City, Cebu. This represents IKEA's first store in the Visayas region, spanning approximately 4,000 square meters with access to over 8,500 products. The partnership provides significant foot traffic and brand recognition for the new mall location.

Scale indicators4 records

Recent moves7 records

Expansion highlights3 records

Direct peers

• Federal Land: Federal Land develops mixed-use developments including retail components in Metro Manila, overlapping with AyalaLand Malls in the high-end lifestyle destination category targeting upper-income Filipino consumers.
• Vista Land & Lifescapes: Vista Land operates integrated malls and commercial centers within its Philippine residential developments, competing for similar middle-class retail tenants and consumer foot traffic in provincial and Metro Manila locations.
• SM Prime Holdings: SM Prime is the largest mall operator in the Philippines, directly competing with AyalaLand Malls across Metro Manila and provincial cities with a similar multi-tenant lifestyle mall format and anchor-tenant-driven foot traffic model.
• Robinsons Land Corporation: Robinsons Land operates a portfolio of Robinsons Galleria and Robinsons Place malls in the Philippines, overlapping directly with AyalaLand Malls in regional mall operations and lifestyle destination retail leasing.
• Megaworld Corporation: Megaworld develops and operates large-scale lifestyle malls and townships in the Philippines (e.g., Lucky Chinatown, Uptown Bonifacio), competing with AyalaLand Malls for premium anchor tenants and high-income shoppers.
• Filinvest Land: Filinvest develops Festival Supermall and other mixed-use retail destinations in the Philippines, providing comparable regional mall competition with overlapping tenant mixes and consumer segments.

Broad incumbents

• Unibail-Rodamco-Westfield: URW operates a global portfolio of flagship destination malls, including Westfield centers, providing a benchmark for premium lifestyle mall operations, anchor tenant curation, and digital loyalty platform monetization at scale.
• CapitaLand (Ascott / Mall Asia): CapitaLand is a major pan-Asian real estate group with retail malls and integrated developments across Singapore, Malaysia, and China, comparable as a broader incumbent in the regional lifestyle mall and mixed-use property category.

Regional players

• Central Pattana: Central Pattana is Thailand's largest retail property developer operating CentralWorld, CentralPlaza, and other lifestyle malls; comparable as a regional Southeast Asian mall operator with similar anchor-tenant strategy and lifestyle positioning.
• Suntec REIT: Suntec REIT owns and operates Suntec City and other mall and office assets in Singapore, providing a regional benchmark for mall leasing economics, tenant mix strategies, and lifestyle destination positioning in Southeast Asia.

Market position

Strengths1 record

Weaknesses1 record

Competitive moat4 records

Key risks5 records

Key highlights6 records

Customer concentration

• YouTubeyoutube.com/channel/UCkZGCcsk7YZ_QcgP6hwcJrQ
• Facebookfacebook.com/AyalaMalls360
• Instagraminstagram.com/iloveayalamalls
• Xx.com/AyalaMalls
• LinkedInlinkedin.com/company/ayalaland-malls-inc-

Revenue estimate

Valuation estimate

Number of profiles

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about AyalaLand Malls