At the intersection of heritage and innovation, XINTIANDI DONGTAILI marks a new chapter in the evolution of one of Shanghai’s most iconic neighborhoods. More than a commercial development, it is a bold reimagining of what urban can be: socially engaged, architecturally contextual, and rooted in the vision of a Total Community. Through an integrated approach spanning architecture, interior, and urban strategies, the project cultivates a walkable, inclusive environment—one that invites daily encounters, layered experiences, and a deeper sense of place within the city's ever-evolving landscape.

Situated in the heart of Shanghai, XINTIANDI DONGTAILI is part of the urban development in Greater Xintiandi area, a district long recognized for its blend of historic preservation and contemporary vibrancy. Located South of Huaihai Road and East of Taiping Lake, the site lies near the lively Xintiandi Shikumen Block.

In 2018, Kokaistudios was commissioned to lead the architecture and interior design of the commercial space within this project. The development comprises a cluster of above-ground retail buildings totaling approximately 45,600 sqm, paired with an expansive underground commercial area of around 43,000 sqm. As the commercial podium of a larger mixed-use complex, it connects with three office towers designed by KPF, alongside two preserved historical landmarks: Lagrené Primary School and the former residence of revolutionary intellectual Zhang Taiyan.

The design of XINTIANDI DONGTAILI is guided by the vision of a “Total Community”. As part of the broader Grand Xintiandi area—an urban district combining residential, office, retail, hotel, entertainment and leisure functions around Xintiandi Park—the project prioritizes inclusivity, sustainability and livability. These principles are reflected in a design strategy that enhances walkability and accessibility, while embedding the project within both the immediate context of Dongtai Road—once a historic street lined with Shikumen houses and now cutting through the site—and the larger cultural and historical fabric of Shanghai.

A key strategy is to divide the commercial massing into five separate volumes. Two serve as podiums beneath adjacent office towers, while the remaining three stand independently, framing a network of open-air pathways and public zones. Linking the blocks at the second-floor level, a loop of enclosed bridges allows for continuous circulation, transforming the upper levels into a walkable roof park that promotes both movement and social interaction.

Further reinforcing the project’s community-focused ethos is a commitment to human-scale design. Each building is limited to four stories, with the top two levels set back to create generous terraces for outdoor activity. This strategy not only reduces the visual bulk of the structures but also reintroduces a sense of proportion aligned with the historic Shikumen typology that once lined Dongtai Road. The moderated volumes foster a more approachable, livable atmosphere—one that resonates with the rhythms of daily life and encourages year-round engagement with the built environment.

To ensure the vitality of spaces below street level, the underground strategy was conceived as a natural extension of the architecture above. Spanning two levels, the underground commercial area connects the internal voids of the five above-ground blocks and extends beneath Dongtai Road. Designed to enhance spatial continuity and user experience, the layout integrates two sunken gardens that draw natural light into the depths of the site while offering direct access from both the south entrance and central square.

Material expression plays a crucial role in articulating the project’s mixed-use identity. The facade design of XINTIANDI DONGTAILI adopts a “Heavy and Light” contrast to articulate its distinct programmatic layers. This contrast begins with the lower podium floors from levels 1 to 3, where robust precast concrete panels reinterpret the texture and tonality of traditional Shanghai plaster. Across the five buildings, subtle variations in finish—from exposed aggregate to smoother, more translucent surfaces—reflect the varying character of each block, visually breaking down into more legible, human-scaled volumes.

Above, the terraces on levels 3 and 4 are clad in lightweight metallic louvers that shimmer and shift under changing light conditions, lending a contemporary quality to the roofline. Together, these elements emphasize the functional divide between the solid, street-level retail base and the more open, lifestyle-oriented upper floors, while also embedding layers of local material reference and tactile richness into the precinct’s architectural identity.

The project’s interior continues the urban narrative initiated by its exterior, offering a cohesive experience from outside to within. Extending its urban street block concept into the interior, the design draws inspiration from the theme of “Shanghai Story” to narrate the city’s historical and cultural evolution. This narrative unfolds across the vertical layers: in the basement, rammed earth finishes evoke the nostalgic atmosphere of Old Shanghai; levels 1 to 3 feature finely textured washed aggregate coating, conjuring scenes from the city’s “Golden Era”; while the upper floors are framed by champagne-colored, sandblasted metal slats that point to a vision of vibrant contemporary. This material progression, aligned with the exterior articulation, creates a spatial experience that is both coherent and immersive—almost as if the facade has been extended inward.

A key challenge was the integration of fire shutters required around the central atriums due to updated fire prevention codes. Rather than concealing or compromising the space, the design team reimagined these elements as a feature: the skylight grid is extended downward and merged with the fire shutter columns. The result is a dramatic metallic structure that not only meets regulatory demands, but also introduces a refined, artful centerpiece that elevates the retail environment.

Through a sensitive response to site, scale, and cultural memory, XINTIANDI DONGTAILI redefines what a commercial development can be in the context of a rapidly evolving city. From its fragmented massing and walkable public realm to the seamless integration of interiors, facade, and landscape, the project reflects a vision of urban life rooted in connection and continuity. By layering architectural innovation with cultural storytelling and social utility, the development not only enriches Greater Xintiandi area, but also sets a new benchmark for inclusive, community-centered urban regeneration in Shanghai.