The Daily Dig
RangeWater Real Estate and Nippon Steel Kowa Real Estate Co. (NSKRE) have broken ground on Ellory House, a 274-apartment community with 39,000 square feet of integrated retail. The partners announced the start on October 13, 2026.
The building sits at the center of Lulah Hills, EDENS’ 73-acre mixed-use redevelopment of the former North DeKalb Mall in the Atlanta region of Georgia.
Front Row on Main Street
Ellory House will sit directly along Lulah Avenue, the development’s main street. Lemon Park, the largest green space at Lulah Hills, is right across the street.
“Ellory House and Lulah Hills will set the standard for walkable, high-quality infill development in this market,” said Brian Oates, Executive Managing Director of Development at RangeWater.
Out With the Mall, In With the Mix
The wider Lulah Hills plan calls for 320,000 square feet of grocery-anchored, high-end retail. That retail will be paired with for-sale and rental housing along a walkable Main Street.
According to the release, EDENS is constructing a curated retail mix for the property. It includes a Publix, local and regional restaurants and businesses, and national brands, though the release doesn’t say which tenants will land inside Ellory House.
Herbert Ames, Managing Director at EDENS and Southeast regional lead, called the partnership “an important milestone” in the redevelopment of Lulah Hills.
The site also falls within Atlanta’s “Eds & Meds” corridor. Emory University, Children’s Healthcare of Atlanta, and the Centers for Disease Control and Prevention are among the institutions anchoring it.
For RangeWater, this marks their 31st development in the Atlanta market and their first with NSKRE. EDENS is co-sponsoring the deal.
Snapshot:
Project: Ellory House
Master Development: Lulah Hills (73 acres)
Former Site: North DeKalb Mall
Region: Atlanta, Georgia
Location: Lulah Avenue, across from Lemon Park
Developers: RangeWater Real Estate; Nippon Steel Kowa Real Estate Co. (NSKRE)
Co-Sponsor: EDENS
Sector: Multifamily, mixed-use
Units: 274 apartments
Retail: 39,000 sq. ft., integrated
Retail Mix (per release): Publix; local and regional restaurants and businesses; national brands (placement not specified)
Lulah Hills Retail Plan: 320,000 sq. ft., grocery-anchored, high-end
Lulah Hills Housing: For-sale and rental
Status: Under construction (announced October 13, 2026)
Market Context: “Eds & Meds” corridor, anchored by Emory University, Emory University Hospital, Children’s Healthcare of Atlanta, Emory Decatur Hospital, the CDC, and the VA Hospital
RangeWater Milestones: 31st Atlanta development; first with NSKRE
RangeWater Portfolio: Nearly 37,900 units acquired and developed since 2006; $7.5 billion total capitalization
TheJobWalk Thoughts
The release names no GC, so subs and suppliers should find out who holds the contract. Buyout timing varies from job to job, and a groundbreaking is a good time to ask which scopes are still open.
Integrated retail brings its own set of questions. Who builds out each tenant space depends on the leases, and the release doesn’t cover them. Interior contractors should keep an eye on tenant announcements.
Lulah Hills still plans 320,000 square feet of retail plus for-sale and rental housing. RangeWater is on their 31st Atlanta deal. Strong work on this building is an audition for the next one.
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