The top seven cities recorded gross leasing of approximately 4.1 million sq. ft. of Grade A mall space in H1 2026, compared with only around 0.9 million sq. ft. of new completions. This means retailers leased almost 4.5 times the amount of Grade A space delivered during the period.

The demand-supply imbalance comes even as both leasing and new mall completions moderated from the exceptionally strong levels recorded in 2025. Leasing declined approximately 24% year-on-year in H1 2026, while new completions fell by around 57%.

Mall supply fails to keep pace with retailer demand

ANAROCK’s data shows that the mismatch between Grade A mall supply and leasing demand has been building over several years.

In 2023, the top seven cities added approximately 5.3 million sq. ft. of new Grade A retail supply against gross leasing of 6.5 million sq. ft. In 2024, new supply dropped sharply to just 1.1 million sq. ft., while leasing remained at around 6.5 million sq. ft.

The gap widened considerably in 2025. Although new mall supply recovered to approximately 5.2 million sq. ft., leasing surged to a record 13 million sq. ft.

The trend continued in H1 2026, when only 0.9 million sq. ft. of new Grade A mall space was completed against leasing of 4.1 million sq. ft.

Anuj Kejriwal, CEO – Retail and CEO – Europe, Middle East & Africa, ANAROCK Group, said the supply problem is cumulative and has been worsening over the years. According to him, consistent leasing demand has steadily absorbed available Grade A space even as new mall completions have fluctuated.

The result is a supply-constrained market where retailers are increasingly facing difficulty in securing suitable locations.

Delhi-NCR the only market with new Grade A mall supply

Delhi-NCR was the only market among the top seven cities to record new Grade A mall completions during H1 2026.

The region added approximately 0.9 million sq. ft. of new supply, while leasing stood at approximately 1.26 million sq. ft.

Mumbai, Hyderabad, Bengaluru, Pune, Chennai and Kolkata recorded leasing activity but virtually no new Grade A mall completions during the first half of the year.

This means retailers in these markets were largely competing for space within existing Grade A malls, further tightening the availability of quality retail locations.

Why is new mall development difficult?

ANAROCK said the shortage cannot simply be attributed to developers failing to respond to rising demand. Developing a successful Grade A mall is more complex than delivering several other forms of real estate.

Large-format malls require sizeable and contiguous land parcels in strategically located catchments. Developers also need to commit substantial upfront capital and undertake detailed consumer and catchment analysis.

Securing anchor tenants, obtaining approvals and completing construction can further lengthen the development cycle.

The availability of suitable land has become a particular constraint in established urban markets, while rising land prices can make projects more difficult to structure.

According to Kejriwal, approval timelines, financing conditions and construction schedules can also delay delivery. The sharp decline in new supply in 2024, when only 1.1 million sq. ft. of Grade A mall space was completed despite strong leasing demand, demonstrated how quickly the development pipeline can be disrupted.

The 57% year-on-year fall in new completions during H1 2026 further highlights that mall supply cannot be increased quickly in response to rising retailer demand.

Grade A mall vacancy falls to 6.7%

The tightening supply-demand equation is also reflected in vacancy levels.

Grade A mall vacancy across the top seven cities fell to 6.7% in H1 2026, the lowest level recorded since 2010, according to ANAROCK.

The post-pandemic vacancy rate had peaked at 15.5% in 2021. Before the pandemic, the highest Grade A mall vacancy was recorded in 2011 at 21.5%.

The contrast with lower-quality retail stock is significant. Grade B and C malls across major cities continue to report substantially higher vacancy levels, ranging from approximately 8% to as high as 35%.

The data suggests that India’s challenge is not a shortage of retail real estate in terms of total space. Instead, the market is short of well-located, professionally managed and institutionally owned Grade A and A+ malls capable of meeting the requirements of major national and international retailers.

Opportunity for developers and institutional investors

ANAROCK said the combination of low vacancy, strong retailer demand and the continued growth of experience-led consumption creates an opportunity for developers and institutional investors to increase investment in high-quality retail assets.

The opportunity is particularly significant in markets where Grade A mall vacancy has already fallen to near-record lows.

However, unless new supply increases meaningfully, retailers could face longer waiting periods for prime locations, rising occupancy costs and greater competition for established mall space.

The H1 2026 data therefore points to a structural shift in India’s organised retail real estate market: demand for quality mall space is increasingly outpacing the ability of developers to deliver new Grade A supply.

Also Read: India’s Retail Boom to Attract USD 3.5 Billion in Next 3 Years as Western Malls Crumble

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Purple Style Labs (PSL), a luxury fashion retail chain, has secured a major retail space in South Mumbai’s iconic Ismail Building. PSL Retail Private Limited has leased approximately 59,350 sq ft of retail space for a period of five years. The monthly rent for the store is set at ₹3 crore, translating to an annual rent of ₹36 crore for the first year.

According to property registration documents, the rent will increase annually, with the second-year rent rising to ₹39 crore, followed by ₹42 crore in the third year, ₹43.8 crore in the fourth year, and ₹45.6 crore in the final year of the lease. PSL has also deposited ₹18 crore as a security deposit for the transaction.

The lease transaction was officially registered on December 23, 2024, with a stamp duty payment exceeding ₹53 lakh and a registration fee of ₹1,000.

Zara Exits from South Mumbai

Marking the end of an era, Spanish fast-fashion brand Zara has closed its flagship store in South Mumbai’s Fort area after nearly a decade of operation. The store, which occupied 51,300 sq ft of space in the Edwardian neoclassical Ismail Building at Flora Fountain, was a landmark retail destination in the city.

A notice displayed outside the Zara store informed customers of its closure:

“Please be informed that this Zara store will cease operations after the end of business on February 23. We will continue to assist you at all our Zara stores in Mumbai.”

Zara originally registered the lease for the South Mumbai store on April 1, 2016, with a tenure of 21 years. However, property registration documents indicate that the company decided to exit the store after just nine years.

At the time of its lease agreement in 2016, Zara paid ₹2.25 crore in monthly rent and deposited ₹13.5 crore for the 47,565 sq ft space it occupied. The brand’s exit from this prime location signals a shift in the retail landscape of South Mumbai, making way for new players like Purple Style Labs.

Changing Retail Dynamics in South Mumbai

The transition from Zara to Purple Style Labs reflects the evolving retail preferences in South Mumbai, where luxury and high-end fashion brands are expanding their footprint. With PSL’s entry into the Ismail Building, the space is set to be repurposed to cater to a different segment of fashion consumers, bringing a new retail experience to the historic location.

While Zara’s departure marks the end of its presence in this iconic building, PSL’s move into the space suggests that luxury fashion remains in high demand in Mumbai’s prime shopping districts. As the city’s retail sector adapts to new consumer trends, the transformation of this space will be closely watched by industry experts and shoppers alike.

Also Read: India Retail Trends

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