Sal Lupoli, the developer behind several key Hampton Beach properties, is charting a bold course for the future of the Hampton Beach Casino. His company, Lupoli Development, is preparing to seek a special exception on May 15 from the town’s Zoning Board to allow for an expanded charitable gaming facility as part of a sweeping overhaul of the historic site. This expansion is part of a multi-faceted redevelopment that includes a modernized Casino Ballroom, a boutique hotel, and high-end condominiums, transforming the area into a year-round hub for entertainment and tourism.

The Hampton Beach Casino, located at 169 Ocean Boulevard, has long been a fixture of the community. Originally built over a century ago, it will soon be demolished to make way for a modern, mixed-use structure spanning from F Street to D Street. The planned building will feature five to six stories with a varied roofline ranging between 22 and 85 feet in height. The development will occupy most of the 4.5-acre lot and include retail, dining, and commercial space on the lower levels, with residential units above.

The focal points of the project include a 204-room boutique hotel with spa amenities, 99 luxury condominiums, and a reimagined Casino Ballroom doubling its seated capacity from 1,800 to 3,500. Also on the roster: new restaurants, an arcade, and an expanded charitable gaming area, envisioned to mirror the scale of the iconic ballroom itself.

Charitable Gaming: Key to Revitalization

Charitable gaming is not new to the Casino complex. Since 2014, the Aces and Eights game room—operated by Lupoli Companies—has offered games like poker, blackjack, and roulette, while donating a share of proceeds to nonprofit organizations, in accordance with New Hampshire law. In 2023, the gaming area evolved further with the addition of BAD BRGR restaurant and other storefronts, making the site a year-round attraction. Historical racing machines were also introduced, diversifying the gambling options.

The state’s House-approved biennial budget could amplify gaming possibilities even further. Proposed changes include legalized slot machines, the introduction of high-stakes tournaments with buy-ins exceeding $2,500, removal of betting caps, and potential for 24/7 operations, pending local approval.

Though the Casino already holds a special exception for gaming, granted in 2014, it applied only to a specific floor area. The newly proposed space—larger and spanning two floors—would be situated toward the rear of the building, away from the beachfront and main boulevard, accessible through a discreet entrance on Ashworth Avenue. Architectural features such as frosted glass and window graphics are planned to keep the entrance low-profile, supporting the development’s emphasis on being family-friendly.

Year-Round Destination in the Making

Developers say the overhaul is more than just a facelift—it’s a strategic reimagining of Hampton Beach as a year-round destination. “The proposed charitable gaming use will fit in nicely as part of the overall redevelopment project and will be entirely consistent with the character of the project and the neighborhood,” the Casino’s application, cited by Portsmouth Herald, reads.

This sentiment is reinforced by the broader investment portfolio Lupoli has amassed in the area. His company recently acquired the Harris Sea Ranch Motel for $8.4 million, a beachfront staple since the 1950s located just across from the Casino. Although future redevelopment plans for that site haven’t been announced, renovations are underway with an anticipated reopening by Memorial Day weekend.

Lupoli’s involvement in Hampton Beach dates back three decades, beginning with a Sal’s Pizza shop. Since then, he has developed the Riverwalk Innovation District in Lawrence, Massachusetts, and purchased several properties around Hampton Beach, including the Mainsail Motel for $7.35 million in 2023.

What’s Next for the Redevelopment?

The May 15 Zoning Board meeting will be a critical step in determining whether the charitable gaming expansion can proceed. Approval of the special exception is necessary due to the town ordinance requiring case-by-case consent for gaming facilities. The board had previously asked the developers to return with clearer plans for how the new gaming area would be laid out.

If approved, the Casino’s owners will still need to present detailed plans to the town’s Site Plan Review Committee and Planning Board. According to engineer Rick Friberg, the process of obtaining final approvals, permits, and securing financing could extend over a year before any construction begins.

The $400 million to $600 million project will also offer enhancements to the surrounding area. These include wider pedestrian setbacks on Ocean Boulevard and adjacent streets, landscaping additions, and improved lighting and security features—all aimed at making Hampton Beach safer and more accessible for visitors and residents alike.

Developers describe the project as a rare opportunity to breathe new life into one of New Hampshire’s most well-known beachfront destinations. As stated in their application, “Granting the special exception will revitalize and modernize a beloved historic site and increase the vibrancy of Hampton Beach.”