Tsawwassen Mills, located on Tsawwassen First Nation land in Delta, British Columbia, has undergone a remarkable transformation since being acquired by Central Walk in May 2022. Under the leadership of Weihong (Ruby) Liu, Chairwoman of Central Walk, and Linda Qin, CEO of Central Walk, the shopping centre has shifted from a traditional outlet model to an ambitious, multi-functional destination blending retail, culture, entertainment, and community engagement.
“We focus on community service. We focus on family and kids. We focus on promoting the mall and helping our tenants to thrive,” said Qin in an exclusive interview.
The 1.2 million-square-foot centre, originally developed by Ivanhoé Cambridge for $600 million, now houses around 200 tenants including Bass Pro Shops. However, Central Walk has added significant experiential elements to revitalize the property and attract a broader demographic.
Family-Friendly Entertainment Anchors the Revamp
One of the standout additions is Flyoland, a 30,000-square-foot children’s playground. “It’s become a hotspot for families,” Qin explained.
Adding to the entertainment roster is the newly introduced 5D cinema, which offers an immersive experience not commonly found in Canada. “This must be the first one in Canada,” Qin noted. “It’s fun, family-oriented, and a hotspot for entertainment.”
Beyond these attractions, Central Walk is preparing to unveil an Emoji-themed play area designed to serve as a photo-friendly, creative space for children. “It will be a hub where people can take pictures and enjoy a very unique vibe,” Qin added.
Permanent Stage and Cultural Programming
Another key initiative includes a permanent stage space at Entrance 3. “Ms. Liu is willing to sacrifice about 7,000 to 8,000 square feet of retail area to create a permanent stage for cultural and community events,” Qin shared. This stage will host a variety of performances and events, from fashion shows to multicultural celebrations.
Michael Zhang, General Manager of Grand Commercial Management, an affiliate of Central Walk, emphasized the importance of these entertainment and cultural additions. “We want to make this a one-stop suburban destination for the whole family,” Zhang said.
Honouring Indigenous Culture with Tourism Initiatives
Central Walk is also working closely with Tsawwassen First Nation to honour local Indigenous culture. Plans include the installation of totem poles, educational signage, and an enclosed street space featuring Indigenous art and storytelling elements.
“We want to build a tourism hotspot that educates both locals and tourists about the rich First Nations history and culture,” Qin explained. “By next June, we plan to have a major celebration to inaugurate this cultural area.”
Zhang elaborated further: “We are working with TFN leadership to ensure the cultural installations are authentic and meaningful. It’s our way of showing respect and creating a learning experience for visitors.”
Asian Fusion Food Hall: TM Wonder
Perhaps one of the most ambitious projects underway is a 24,000-square-foot Asian fusion food hall named TM Wonder. Inspired by similar developments in Asia such as Thailand’s Iconsiam, TM Wonder is designed to be more than just a food court.
“What we want is to create a higher customer satisfaction level,” Zhang said. “We looked at our changing demographics, with increased populations of Indian, Chinese, and Korean customers, and decided to create a food and entertainment space that reflects this multicultural makeup.”
The space will include 18 kiosks and CRUs (commercial retail units), a central bar, and live entertainment with stages for performances like jazz, classical music, DJs, and weekend theme markets. “Every weekend will feel different,” Zhang explained. “We want people to explore new foods and cultures each time they visit.”
The ability to extend operational hours thanks to independent exterior entrances is also a key differentiator. “Food courts inside malls often have to close when the mall closes,” Zhang noted. “TM Wonder will be able to stay open later, creating more opportunities for social dining and entertainment.”
Tenant Mix Expands as Leasing Accelerates
Central Walk continues to attract new tenants to the property. Zhang confirmed that discussions are ongoing with major grocery retailers, as well as Japanese fashion powerhouse.
Additionally, the former Saks OFF 5TH space is being eyed for potential conversion into a large-format supermarket, thanks to its ideal layout with independent truck access.
Other new tenants include popular brand Lee’s Donuts, expected to open by September, adding another family-friendly element to the growing food and beverage lineup.
Pickleball and Outdoor Event Space
Beyond the mall interior, Central Walk is investing in outdoor facilities to further broaden its appeal. A new pickleball venue is being constructed in the parking lot between Entrances 3 and 4. “We signed a contract with the pickleball association of B.C. to build a venue that will host provincial competitions,” Qin revealed.
“That alone could bring an additional million visitors to the property each year,” she added.
Foot Traffic Growth and Revenue Impact
The results of these investments have been impressive. “When we acquired the property in 2022, annual foot traffic was around 4.2 million. By 2023, it had grown to 4.8 million, and in 2024 we expect it to surpass 5.6 million,” Zhang detailed.
“Even as other malls experience flat or declining traffic, ours continues to grow year-over-year,” he noted.
The entertainment and experiential offerings play a critical role in this success. “As a landlord, we see these tenants as traffic drivers,” Zhang explained. “They give families a reason to visit on weekends, which in turn benefits the retailers.”
While entertainment-focused tenants often pay lower rent than traditional retailers, Zhang noted that the value they bring to the overall property far outweighs the lower rental income. “They attract crowds, and when people come for entertainment, they often stay longer and spend more across the mall.”
Foreshadowing Ruby Liu’s Department Store Vision
The innovations at Tsawwassen Mills may offer a preview of what Ruby Liu has planned for her forthcoming department store chain. After acquiring 28 former Hudson’s Bay leases across British Columbia, Alberta, and Ontario, Liu aims to reinvent the department store concept with a strong experiential and community focus.
“We want to create inclusive, multifunctional hubs that serve families, promote active lifestyles, and provide meaningful engagement for youth,” Liu previously said in a press release.
Zhang noted that the thinking behind TM Wonder and other experiential elements aligns closely with Liu’s broader retail philosophy: “It’s about creating places where people want to gather, explore, and spend time.”
Looking Ahead
For Central Walk, Tsawwassen Mills represents not just a successful retail project but a living laboratory for new ideas in the Canadian market. “We have faced challenges since the grand opening years ago, but with these out-of-the-box approaches, we are finding our own way in a challenging economic environment,” Zhang concluded.
With continued investments in culture, entertainment, food, and community engagement, Tsawwassen Mills stands as a powerful example of how shopping centres can evolve into vibrant suburban destinations—and perhaps a blueprint for Ruby Liu’s bold new retail ambitions across Canada.
