In commercial real estate, the success of a retail project largely depends on how well its tenant mix is structured. Two important components of this strategy are anchor stores and vanilla stores, both of which play a significant role in driving footfall and revenue.

Anchor stores are large, well-established brands that occupy significant space within a mall or commercial complex. Their primary role is to attract customers and generate high foot traffic. These stores act as the backbone of any retail development, ensuring consistent visitor flow.

On the other hand, vanilla stores are smaller retail outlets that benefit from the traffic generated by anchor stores. These shops typically cater to niche markets and offer a variety of products, enhancing the overall shopping experience.

From an investment standpoint, anchor stores provide long-term stability due to strong brand value and long lease agreements. Vanilla stores, however, offer flexibility and often higher rental returns, although they come with slightly higher turnover risk.

A balanced mix of both types is essential for maximizing profitability in commercial real estate. While anchor stores bring in customers, vanilla stores help convert that footfall into actual sales.

To understand this concept in detail and how it impacts investment decisions, you can read Anchor Stores vs Vanilla Stores Key Differences Every Investor Should Know on the SPJ Group website.

What is a Vanilla Store?

The vanillas are the smaller retail outlets, often located around or next to anchor stores found in shopping centres or malls. These usually are independent-owned or smaller chain stores. Vanillas generally take up smaller spaces as well, measuring 500 to 5,000 square feet, and sell a huge variety of items, from clothing to accessories and more specific items.

Key Features of Vanillas

Smaller Location

Vanilla shops are usually much smaller than anchor stores and so occupy a relatively tiny footprint. They typically line the prominent walkways or sit near anchor stores to capitalise on spillover traffic.

Fewer Years to Lease Period:

As compared to anchor stores, the lease period for vanilla stores is typically fewer years. While this is a flexibility consideration, it also affects the turnover rates in shopping centres.

Independent or smaller chains:

Independent retailers or smaller chain operations usually comprise these shops. Such stores add variety to a shopping mall or retail centre because they cater to niche markets or specific customer preferences.

Anchor Stores vs. Vanilla Stores: Comparison Points

Size and Layout

The two clearly contrast each other in size, as anchor stores are big because they take tens of thousands of square feet, though the whole case is a bit different with the vanilla stores being much smaller and occupying anywhere from a few hundred up to a few thousand square feet. An anchor store is strategically placed at the end of corridors or at corners to attract maximum visibility and foot traffic, while the vanilla stores fill up available gaps.

Foot Traffic Generation

Anchor stores are the shop-attracting traffic and are a primary reason why customers go to a mall. Once the consumers have entered the mall, the vanilla stores rake in the incoming foot traffic created by the anchor stores. For instance, according to a 2019 study by CBRE, it was revealed that anchor stores could increase foot traffic in malls by up to 40% while the sale gain experienced from the vanilla stores stood at 15-20% through proximity to anchor tenants. This symbiotic relationship highlights the importance of a well-balanced tenant mix in a mall, where anchor stores play a crucial role in driving foot traffic and boosting overall sales for the entire shopping centre.

Lease Structures and Terms

Anchor stores usually have higher term leases, which can be between 10-20 years, with a lesser rate per square foot because landlords would prefer a long-term anchor store which will operate on a consistent pattern of attracting foot traffic. On the other hand, vanilla stores are signed up for shorter term periods, say between 3-5 years as they are tied to the foot traffic generated by an anchor store Revenue and Marketing Impact

The anchor stores usually perform their marketing and advertising; they attract a lot of customer traffic due to the brand. The vanilla stores usually rely on the traffic of anchor stores, which means that though there has been very little marketing by the vanilla store, it benefits indirectly from the marketing efforts of the anchor store. For example, Walmart or Target may be doing a national advertisement that unknowingly benefits a smaller vanilla store in the same shopping centre by sending customers into the area.

Risk and Investment

From the investor’s perspective, anchor stores are safe in the long run because they hold long-term leases with a brand name. In comparison, vanilla stores holds relatively short leases with greater rates of turnover. According to a study conducted by Deloitte in 2022, retail investments in a combination of anchor stores and vanilla stores have ensured a perfect risk-reward equation over a 10-year holding period.

Role of Anchor and Vanilla Stores in Real Estate Investment

While anchors, such as large retailers or department stores, are constantly bringing foot traffic to the property, the vanilla stores take advantage of this for sales. Both anchor and vanilla stores play an essential role in deciding whether a commercial real estate investment is a success. Owning such properties that involve both types of stores will provide the investor with a balanced portfolio: stability through anchor long-term leases and higher yields on rental, through the vanilla stores. The upcoming project, Vedattam by SPJ Group in Gurgaon, will comprise anchor and vanilla stores which can cater to a wide variety of consumers. Strategically set up in one of the busiest commercial centres of Gurgaon, the upcoming project Vedattam promises to be one of the most dynamic retail experiences in the country with opportunities for large brands and minute retailers alike.

Trends to Watch in 2025

All this coupled with the sudden explosion of e-commerce and evolving shopper preferences, anchor and vanilla stores must evolve to remain relevant. Most malls are repositioning their anchor space by introducing experiential retail and entertainment; the vanilla stores just try offering a unique, one-of-a-kind experience that cannot be replicated online.

Conclusion

In today’s real estate investment climate, critical distinctions between anchor and vanilla stores have to be made to make proper decisions. Each shop type has its advantages and disadvantages. Successful investors in the retail sector in 2025 will, of course, be those who can achieve a delicate balance between stability and risk, with a healthy and profitable tenant mix for their retail properties. Whether investing in Gurgaon Delhi or Mohali, upcoming projects like Vedattam by SPJ Group go on to show the world how such long-term success can be attained if one combines anchor stores with vanilla stores. Contact us today to explore prime leasing opportunities and make a smart investment in commercial retail spaces.