Best zones to open a restaurant in Irvine
We scored 16 neighbourhood-sized cells of Irvine for a restaurant. Woodbridge (North-East) leads with 76/100 against a city average of 52/100. Every score is built from open data plus live Google Maps evidence — nothing is estimated by hand.
- City average
- 52/100
- #1 · Woodbridge (North-East)
- 76/100
- Data confidence
- 61%
- Updated
- 16 September 2026
Opportunity map
Best zones to open a Food & Beverage in Irvine
Compare neighbourhood scores, evidence and confidence before choosing a specific address.
City score 52/100· 16 zones· Updated Sep 16, 2026
- 176Woodbridge (North-East)11 competitors · 4.5★
- 275Woodbridge (East)12 competitors · 4.5★
- 375Westpark (East)10 competitors · 4.5★
- 470Westpark (North-East)9 competitors · 4.6★
- 559Irvine Business Complex (North)10 competitors · 4.5★
- 655Westpark (South-West)5 competitors · 4.6★
- 753Tustin Legacy (West)7 competitors · 4.3★
- 853Irvine Business Complex (East)5 competitors · 4.6★
- 951Irvine Business Complex (South-West)4 competitors · 4.7★
- 1048Woodbridge (West)4 competitors · 4.5★
- 1143Tustin Legacy (East)2 competitors · 4.3★
- 1240Westpark (North)1 competitors · 4.3★
- 1337Westpark (Centre)2 competitors · 4.6★
- 1437University Park2 competitors · 4.7★
- 1520Westpark (2)0 competitors
- 1620Woodbridge (South)0 competitors
Full ranking
16 zones scored
| # | Zone | Score | Confidence | Competitors | Residents (10-min walk) | |
|---|---|---|---|---|---|---|
| 1 | Woodbridge (North-East) | 76 | 60% | 11 · 4.5★ | — | Open in the interactive map → |
| 2 | Woodbridge (East) | 75 | 60% | 12 · 4.5★ | — | Open in the interactive map → |
| 3 | Westpark (East) | 75 | 60% | 10 · 4.5★ | — | Open in the interactive map → |
| 4 | Westpark (North-East) | 70 | 60% | 9 · 4.6★ | — | Open in the interactive map → |
| 5 | Irvine Business Complex (North) | 59 | 70% | 10 · 4.5★ | — | Open in the interactive map → |
| 6 | Westpark (South-West) | 55 | 60% | 5 · 4.6★ | — | Open in the interactive map → |
| 7 | Tustin Legacy (West) | 53 | 70% | 7 · 4.3★ | — | Open in the interactive map → |
| 8 | Irvine Business Complex (East) | 53 | 70% | 5 · 4.6★ | — | Open in the interactive map → |
| 9 | Irvine Business Complex (South-West) | 51 | 60% | 4 · 4.7★ | — | Open in the interactive map → |
| 10 | Woodbridge (West) | 48 | 60% | 4 · 4.5★ | — | Open in the interactive map → |
| 11 | Tustin Legacy (East) | 43 | 60% | 2 · 4.3★ | — | Open in the interactive map → |
| 12 | Westpark (North) | 40 | 70% | 1 · 4.3★ | — | Open in the interactive map → |
| 13 | Westpark (Centre) | 37 | 60% | 2 · 4.6★ | — | Open in the interactive map → |
| 14 | University Park | 37 | 60% | 2 · 4.7★ | — | Open in the interactive map → |
| 15 | Westpark (2) | 20 | 50% | 0 | — | Open in the interactive map → |
| 16 | Woodbridge (South) | 20 | 50% | 0 | — | Open in the interactive map → |
Top 3 zones in detail
Woodbridge (North-East)
- Demand100
- Room72
- Beatable47
- Vitality70
- Access—
- Cost—
Strengths: Demand (+60), Street vitality (+20)
Main competitors
- CAVA · 4.6★ (4,215)
- Urban Plates · 4.7★ (3,065)
- Mimi's Cafe · 4.3★ (1,678)
Rent sustainability, customer personas, 12-month financials and a 90-day action plan for the exact address.
Woodbridge (East)
- Demand94
- Room72
- Beatable48
- Vitality73
- Access—
- Cost—
Strengths: Demand (+54), Street vitality (+23)
Main competitors
- CAVA · 4.6★ (4,215)
- Urban Plates · 4.7★ (3,065)
- Mimi's Cafe · 4.3★ (1,678)
Rent sustainability, customer personas, 12-month financials and a 90-day action plan for the exact address.
Westpark (East)
- Demand100
- Room72
- Beatable46
- Vitality67
- Access—
- Cost—
Strengths: Demand (+60), Street vitality (+17)
Main competitors
- CAVA · 4.6★ (4,215)
- Urban Plates · 4.7★ (3,065)
- Mimi's Cafe · 4.3★ (1,678)
Rent sustainability, customer personas, 12-month financials and a 90-day action plan for the exact address.
How the score works
Six components, weighted for this sector. Missing data is left out and the weights are redistributed — a component is never guessed.
- Demand24%
Residents within a 10-minute walk (WorldPop × Valhalla) blended with proven spend — Google review volume vs. the best cell in the city.
- Room in the market18%
How many comparable businesses already operate within ~1 km. Fewer competitors scores higher.
- Beatable competition14%
Average Google rating of incumbents. Weaker incumbents leave more room for a strong newcomer.
- Street vitality20%
Commercial density, footfall anchors (schools, offices, stations, hotels) and business mix from OpenStreetMap.
- Accessibility16%
Transit stops, main and pedestrian streets, and how much ground a 10-minute walk actually covers.
- Affordability8%
Typical commercial rent where a benchmark exists. Cheaper scores higher; missing rent is left out, never guessed.
Data sources
- WorldPop
residential population per cell
- OpenStreetMap
points of interest, transit stops, streets, footfall anchors
- Valhalla
10-minute walking isochrones
- Google Maps
competitor names, ratings and review volumes (via SerpAPI)
Frequently asked questions
- Which is the best zone to open a restaurant in Irvine?
- Woodbridge (North-East) scores highest at 76/100, +24 points above the city average. Scores combine demand, room in the market, competitor quality, street vitality, accessibility and cost.
- Where does the data come from?
- Population from WorldPop, walking reach from Valhalla isochrones, points of interest, transit and streets from OpenStreetMap, and competitor names, ratings and review volumes from Google Maps. Each cell shows a confidence level based on how many of these sources were available.
- How fresh is this ranking?
- Zones were last recomputed on 16 September 2026. The interactive map refreshes the data automatically when the cache expires (30 days).