The renowned Hampton Beach Casino in New Hampshire is set for demolition to pave the way for a groundbreaking $600 million redevelopment initiative, aimed at reshaping the beach town into an all-year-round destination.
This ambitious project, spearheaded by Lupoli Companies and Fred Schaake, received approval from the Hampton Planning Board in November 2025. Demolition work is slated to commence in September, with construction estimated to last approximately three years.
Plans for the 4.5-acre site along Ocean Boulevard feature a new 208-room hotel, an upgraded Casino Ballroom with a capacity of 3,500 – almost double its current 2,200 capacity – 99 opulent condominiums, a pool and spa, shopping and dining spaces, plus a 732-car parking structure.
The majority of the existing facility was constructed in the 1920s and has shown signs of wear and decay over the years. In their proposal to the Planning Board, the developers expressed that the building has now “exhausted its useful life.”
They emphasized that the redevelopment will pay tribute to the venue’s historical significance while injecting substantial investment into the local economy.
“The refinements proposed will honor the history of the Casino Ballroom while offering a rare opportunity for Hampton to attract a noteworthy investment influx into the beloved Hampton Beach area,” the developers noted in their September submission to the Hampton Planning Board.
The revamped design plans to incorporate flood-resistant construction techniques, elevating gathering spaces, parking, and mechanical equipment beyond projected flood levels as an adaptation to rising sea levels.
The Casino Ballroom was first inaugurated in 1899 and has hosted legendary figures like Louis Armstrong, Duke Ellington, The Who, and Janis Joplin. Over the three-year construction timeframe, the casino, entertainment venue, and parking areas will not be open during the upcoming summer seasons starting in 2027.
A fiscal impact study commissioned by the developers estimates that the project could potentially yield $3.65 million in new annual property tax revenue once operational, in addition to expected charitable contributions between $6.2 million and $9.9 million from casino proceeds. The anticipated value for each of the 99 condominiums is estimated to be around $1.1 million.
As part of the redevelopment agreement, Lupoli Companies has committed approximately $435,431 toward infrastructure improvements in the surrounding area.
Lupoli Companies is led by Sal Lupoli, the founder of Sal’s Pizza, and has previously managed significant development projects across Massachusetts and New Hampshire.