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Newport Beach's Iconic Movie Theater To Be Replaced By High-Rise Condos
The Regal Edwards Big Newport theater, known for its Art Deco marquee, will be demolished to make way for two 22-story residential towers.
Published on Mar. 9, 2026
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The Newport Beach Planning Commission has voted unanimously to approve a plan to demolish the Regal Edwards Big Newport movie theater and replace it with a pair of 22-story residential towers. The iconic theater, known for its Art Deco marquee and wide screens, has been a staple in the community since it opened in 1969. The new development will include condo units ranging from two to four bedrooms, as well as home offices, retail space, and a cafe, but no affordable housing.
Why it matters
The replacement of the Big Newport movie theater, a longstanding community landmark, has evoked strong feelings from residents who are concerned about the loss of a local entertainment option. However, city officials hope the new high-rise development will help revitalize the Newport Center, a nearby business, shopping, and entertainment district.
The details
The roughly four-acre site currently occupied by the Big Newport theater will be redeveloped into two almost identical 22-story towers that will stand at about 270 feet tall. The towers will house condo units between two-to-four bedrooms, including penthouses, as well as home offices available for sale to residents, retail, and a cafe. The project does not include any affordable housing units.
- The Newport Beach Planning Commission voted to approve the plan on Thursday, March 6, 2026.
- The Regal Edwards Big Newport movie theater is set to close in the near future.
The players
Newport Beach Planning Commission
The local government body that voted unanimously to approve the plan to demolish the Big Newport movie theater and replace it with high-rise condos.
Regal Edwards Big Newport
The iconic movie theater in Newport Beach that has been a community landmark since it opened in 1969, known for its Art Deco marquee and wide screens.
Dr. Denise Bonner
A Newport Beach resident who expressed concern in a public comment about the loss of the Big Newport theater, stating that the city will only have the Lot theater left after its closure.
What they’re saying
“Now we will only have the Lot in Newport Beach. The Port and Lido Cinema do not show recent films.”
— Dr. Denise Bonner (Public comment)
What’s next
The project still needs to go through additional approval processes before construction can begin.
The takeaway
The replacement of the iconic Big Newport movie theater with high-rise condos highlights the ongoing tension in coastal communities between preserving local landmarks and accommodating new development. While the project aims to revitalize the nearby Newport Center, the loss of a beloved entertainment option has left some residents concerned about the future character of their city.
