Rodeo Drive has weathered recessions, retail migrations, and two generations of “is luxury shopping dead” think pieces without losing its address value. What’s happening on the street right now is different in scale from anything the corridor has absorbed in decades: two flagship-level construction projects, both backed by the same parent company, both moving through Beverly Hills entitlements within months of each other. This piece updates our prior coverage of the Louis Vuitton and Tiffany & Co. projects, tracks both through the 2027 construction window, and lays out what a multi-year building cycle on the world’s most photographed retail block might mean for the people who own the watches, jewelry, and handbags sold there.

The Rodeo Drive Buildout: Two Flagships, One LVMH Strategy

Louis Vuitton and Tiffany & Co. are each building new flagship stores on Rodeo Drive, and both brands are owned by LVMH. The Louis Vuitton project, designed by Frank Gehry, was approved in September 2025. The Tiffany rebuild at 360 N. Rodeo Drive was approved in November 2025. Neither will be open by the end of 2027.

These are the two largest, best-documented projects currently moving through the Beverly Hills Planning Commission pipeline, per reporting from The Real Deal, Urbanize Los Angeles, and Beverly Press. That’s a meaningful distinction from saying they’re the only two projects underway on the street. We’ll come back to that caveat later in this article, because it matters for anyone trying to plan around this construction cycle rather than just read about it.

What makes this moment unusual isn’t that one luxury house is renovating. It’s that a single parent company is running two ground-up flagship builds on the same three-block stretch simultaneously, at a scale that required Planning Commission sign-off for each. Commercial Observer’s March 2026 overview of Beverly Hills investment activity frames both projects as part of a broader wave of capital moving into the city across retail, housing, and office development, not an isolated bet by one brand.

Louis Vuitton’s Frank Gehry-Designed Experiential Flagship: The Numbers

Louis Vuitton’s new flagship spans four parcels (456 and 468 N. Rodeo Drive and 449-465 Beverly Drive) at roughly 105,214 square feet, designed by Frank Gehry and unanimously approved by the Beverly Hills Planning Commission on September 25, 2025. Construction is projected at 44 months, starting in the second half of 2026, targeting a June 2029 opening.

The Real Deal’s September 2025 reporting and Urbanize Los Angeles’ December 2025 follow-up break the footprint into two distinct halves. The Rodeo Drive-facing side carries 45,433 square feet of retail, including a rooftop terrace and more than 6,000 square feet set aside specifically for VIP and important clients, the kind of back-room space luxury houses reserve for their highest-spending relationships rather than walk-in traffic. The Beverly Drive side adds 54,723 square feet for exhibition space, a gift shop, café, and fine dining or operational functions, effectively doubling the building’s footprint behind the retail frontage most shoppers will actually see from the sidewalk.

The Los Angeles Times’ independent May 2025 reporting corroborates the broad strokes: a store running from Rodeo Drive to Beverly Drive along South Santa Monica Boulevard, roughly 45,000 square feet of retail fronting Rodeo with about 55,000 additional square feet behind it, and a 2029 opening target. The building tops out at approximately 60 feet, and separate reporting from WhatNow LA describes a rooftop fine-dining restaurant as part of the concept, though seat counts and dining specifics vary across outlets and should be treated as color rather than confirmed program detail until Louis Vuitton or the city publishes final specifications.

This isn’t a remodel. It’s Louis Vuitton building something closer to a mixed-use cultural building than a store, with the kind of square footage more typical of a small department store than a single-brand boutique. For a fuller breakdown of the entitlement process and what happens once construction begins, see our prior coverage, Louis Vuitton’s Frank Gehry-Designed Rodeo Drive Flagship Enters Construction Phase.

Tiffany & Co.’s New Three-Story Flagship at 360 N. Rodeo Drive

Tiffany & Co. is replacing the former Luxe Rodeo Drive Hotel site with a roughly 30,468-square-foot, three-story flagship capped at approximately 60 feet. The Beverly Hills Planning Commission approved the project on November 13, 2025. Demolition and construction were expected to begin in February 2026, with completion targeted for June 2028.

Beverly Press’s November 2025 reporting lays out the program: two full floors of retail, a third-floor restaurant, and a rooftop terrace reserved for VIP clients and private events, a layout that echoes the vertical, experience-first format other luxury houses have adopted for their most important addresses. The Beverly Hills Courier’s coverage of the same approval credits the renderings to Gruen Associates and Peter Marino Architect, Marino being the architect behind numerous Chanel, Dior, and Louis Vuitton flagships worldwide, which signals Tiffany is treating this as a design-forward statement project rather than a straightforward store replacement.

At roughly a third the square footage of the Louis Vuitton project, Tiffany’s flagship is a smaller undertaking by raw size, but it carries its own weight: a dedicated restaurant floor and rooftop VIP terrace put Tiffany in the same “beyond retail” category Louis Vuitton is building toward, just on a tighter footprint and a faster timeline. We covered the demolition milestone in detail in Tiffany Begins Demolition at 360 N. Rodeo as LVMH’s Buildout Continues, which walks through what the site looked like the moment work started.

Timeline Comparison: What’s Under Construction Through 2027

Based on currently reported schedules, both flagships will be under active construction throughout 2027, with neither open to the public that year. Tiffany targets a June 2028 opening; Louis Vuitton targets 2029. 2027 sits inside Tiffany’s main build-out phase and roughly the first half of Louis Vuitton’s 44-month construction window, assuming an on-schedule second-half-2026 start.

Love Beverly Hills’ destination-marketing timeline lists these in plain “what opens when” terms: Tiffany as a 2028 opening, the Gehry-designed Louis Vuitton flagship as a 2029 opening. For visitors mapping out a Rodeo Drive trip, 2027 is the year to expect scaffolding, temporary storefronts, and altered sidewalk access around both sites rather than ribbon-cuttings. That’s worth planning around if a visit to either brand’s current location, or the broader Rodeo Drive shopping experience, is part of the trip.

Why Two LVMH Brands Are Building at Once

Louis Vuitton and Tiffany & Co. are both LVMH brands, and their overlapping Rodeo Drive construction timelines reflect coordinated portfolio-level investment rather than coincidence. Commercial Observer’s March 2026 reporting frames both projects within a wider surge of Beverly Hills investment spanning retail, housing, and office development, suggesting LVMH is one driver among several rather than the only story on the street.

A single luxury conglomerate building two flagship-scale stores three blocks apart, at the same time, is a specific kind of signal. It tells competitors and landlords that LVMH views Beverly Hills as worth the capital outlay and the multi-year disruption, not just for one brand but for two. It’s the retail equivalent of a family office buying two adjacent properties instead of one: the second purchase confirms the first wasn’t a one-off bet.

Separately, reporting from Luxury Retail Market frames Tiffany’s rebuild in competitive terms against other Rodeo Drive jewelers, a reminder that LVMH’s Rodeo Drive strategy isn’t only about internal coordination between its own brands. It’s also a response to what every other house on the block, LVMH-owned or not, is doing to hold its position on the world’s most scrutinized luxury street.

What This Signals for Beverly Hills Luxury Real Estate and Retail Values

Two LVMH-backed flagships investing a combined 135,000-plus square feet into Rodeo Drive signals long-term confidence in Beverly Hills as a retail destination, according to reporting from Commercial Observer and Beverly Press. This is market context, not a prediction: neither outlet’s reporting establishes that construction activity itself increases surrounding property or asset values.

What the reporting does support is a read on capital allocation. LVMH doesn’t need Rodeo Drive real estate to survive; the group could distribute retail square footage anywhere. Choosing to sink multi-year construction budgets into this specific three-block stretch, twice, is a statement about where the brand believes its most important clients will still want to shop in 2029 and beyond. Commercial Observer’s broader Beverly Hills investment overview suggests other developers and retailers are reading the same signal, which is part of why the city is seeing simultaneous activity across retail, housing, and office projects rather than isolated construction on one block.

None of this guarantees that Beverly Hills property values, rents, or luxury goods prices will move in any particular direction. Construction activity and destination prestige are correlated in the reporting cited here; they are not the same thing as a value forecast, and this article makes no claim about future appreciation of real estate, retail rents, or any luxury asset category.

What Collectors and Asset Owners Should Watch

Collectors with watches, jewelry, handbags, or art tied to the Beverly Hills luxury market should treat 2027 as a construction year, not a value event, and use the disruption window to get current appraisals, review insurance coverage, and confirm liquidity options before, not during, any need for cash. Rodeo Drive’s prestige is a long-term signal; short-term construction noise shouldn’t drive snap decisions about a collection.

For an entertainment-industry client or serious collector, the practical question isn’t “will my Patek Philippe or Hermès Birkin be worth more because Louis Vuitton built a Gehry building three blocks away.” It’s simpler than that: over the next two to three years, the street you associate with your collection’s provenance and resale market is going to be loud, dusty, and periodically hard to access on foot. That’s a logistics and planning consideration, not a valuation one.

Where this intersects with Beverly Loan’s work is straightforward. Clients sitting on significant watch, jewelry, handbag, or fine art holdings sometimes need capital on short notice for reasons that have nothing to do with Rodeo Drive’s construction calendar, a real estate opportunity elsewhere, a business investment, a tax deadline, a discretion-sensitive personal matter. Having a fast, private borrowing option against those assets, one that doesn’t require selling into an inconvenient market or reporting anything to a credit bureau, is worth having in place regardless of what’s happening three blocks from where the piece was originally purchased.

A Note on Scope: What We Verified, and What Still Needs Confirmation

This article documents the two largest, most thoroughly reported luxury flagship construction projects currently underway on Rodeo Drive: Louis Vuitton’s Gehry-designed flagship and Tiffany & Co.’s rebuild at 360 N. Rodeo Drive. It does not claim to be a complete inventory of every luxury construction project on the street through 2027.

Trade and lifestyle press coverage, including Commercial Observer, The Real Deal, Urbanize Los Angeles, Beverly Press, and the Beverly Hills Courier, consistently centers on these two projects as the largest and best-documented in the current pipeline. That consistency across independent outlets is a reasonable basis for treating LV and Tiffany as the anchor projects of this construction cycle. It is not the same as confirming there are no other significant projects moving through entitlement review right now.

Readers, brands, and anyone planning around Rodeo Drive access in 2027 should check the Beverly Hills Planning Commission’s public agendas and building permit records directly for any additional projects before treating this as a full picture of construction on the street. Commission agendas are the authoritative record of what’s actually been approved, amended, or newly filed, and they update far more frequently than any single article can track.