The consolidation of real estate assets in Mexico added one of its most relevant operations with the conclusion of the public acquisition offer through which Fibra Mty managed to incorporate Fibra Macquarie , after achieving an acceptance of more than 80% of the Real Estate Trust Certificates (CBFIs) in circulation of the latter.

With the fulfillment of all the conditions established to finalize the operation, Fibra Mty advanced in a transaction that significantly modifies the composition of the Mexican stock market and strengthens its presence within the industrial segment, considered one of the most dynamic due to the expansion of supply chains, nearshoring and the demand for logistics spaces.

According to financial information corresponding to the first quarter of 2026 from both companies, the integration will allow Fibra Mty’s consolidated assets to reach an approximate value of six billion 500 million dollars (USD) , positioning it among the largest scale real estate platforms in the country.

The magnitude of the operation is also reflected in the financial amount involved. Considering only the CBFIs of the investors who accepted the offer, the value of the transaction amounts to approximately US$1.7 billion , placing it among the most significant acquisitions made in the Mexican public real estate market.

Beyond the financial size, the combination of both portfolios implies a strategic reconfiguration for the company. The incorporation of Fibra Macquarie’s assets will particularly strengthen Fibra Mty’s exposure to the industrial segment , while expanding its operational scale and diversification—elements that are gaining relevance in an environment where demand for real estate infrastructure linked to manufacturing, logistics, and distribution continues to grow.

The company highlighted that the level of acceptance achieved will facilitate an orderly operational transition , allowing the integration process between both organizations to be coordinated with the aim of preserving the continuity of operations and capturing the synergies derived from the combination of assets and capabilities.

The completion of this acquisition also represents a vote of confidence from the market towards the growth strategy driven by Fibra Mty, whose internal management and corporate governance model has been one of the distinguishing elements within the real estate investment trust sector.

With the integration of Fibra Macquarie, the company begins a new stage of expansion while maintaining its focus on financial discipline, transparency and long-term value creation, in a context where scale, asset quality and the ability to meet the needs of industrial occupants have become key factors of competitiveness .

At the close of the fourth quarter of 2025, Fibra Mty had a portfolio of 118 properties , of which 95 were industrial, 17 were office buildings, and six were retail. Its gross leasable area totaled just over two million square meters, with an occupancy rate of 96.6%, in addition to a land reserve exceeding 912,000 square meters. With the incorporation of Fibra Macquarie’s assets, the Monterrey-based REIT significantly expands its operational capacity and strengthens its position within the Mexican real estate market.

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Growing pressure on the last mile , the most complex and expensive part of the supply chain, is driving new real estate strategies in Mexico, and one of the companies that has invested in this segment is

According to Hugo Pérez, commercial director and partner of the firm , the current portfolio exceeds 430 thousand square meters (m2) distributed in 17 properties , with a marked concentration in Mexico City , where 13 developments are located, while in Monterrey and Guadalajara they complete the offer with three and one property, respectively.

Last-mile parks have become a critical link in sustaining the dynamics of e-commerce and omnichannel retail strategies .

According to Pérez, these spaces allow companies to reduce delivery times and transportation costs, in addition to contributing to emissions reductions by avoiding long journeys from peripheral industrial areas.

“Without spaces like this, it would be very difficult to sustain same-dayor next-day deliveries in places like Mexico City,” he explained in an interview with T21.

For this reason, the company is currently expanding to secondary cities such as León, Querétaro, Puebla, and Tijuana , in response to the increased demand for urban logistics spaces . On average, between five and 10 properties are added each year, with annual investments ranging from 1.5 billion to 2 billion pesos , from a fund backed by institutional investors and pension funds.

“Finding well-connected land with the necessary characteristics for logistical use is the main challenge,” Pérez said.

He also emphasized that the rationale behind their development differs from that of traditional industrial corridors such as the CTT (Cuautitlán, Tultitlán, and Tepotzotlán) , where costs and delivery times increase when operating from peripheral areas.

In this regard, in Monterrey, the company completed the construction of ProximityParks San Pedro , initially occupied by one of Mexico’s leading land parcel companies.

In addition, it is working on expanding its Monterrey Centro park with eight additional hectares, which would make it one of the largest last-mile complexes in Latin America.

In Mexico City, the Iztapalapa III project is being developed on Rojo Gómez Avenue, which seeks to meet the growing demand in the southeastern region.

The company’s strategy also includes energy efficiency and environmental impact reduction measures , such as the use of solar panels, water collection and recycling systems, and electric vehicle chargers.

These adaptations seek to respond to the transition the logistics sector is undergoing , with parcel delivery operators and traditional retailers increasing their presence in e-commerce and demanding infrastructure compatible with their sustainability and digital growth plans.

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El cargo ProximityParks strengthens its last-mile offering in Mexico apareció primero en T21.

According to the report, at the close of the first quarter of 2024, the marketing of the industrial real estate market in Monterrey was higher than in the first quarter of 2019, with an increase of 210.2% and in the first quarter of 2020, with a growth of 23.4% , “years prior to the boost that the market had due to the signing of the Treaty between Mexico, the United States and Canada (T-MEC) , the growth of e-commerce due to the pandemic, as well as adjustments in supply chains and the relocation of production lines in Mexico, known as nearshoring .”

CBRE also reported that the city’s industrial inventory closed Q1 25 with 10.9% annual growth, reaching 16.4 million m² , following the addition of 329,000 m²  of new supply.

“Construction starts reached 401,000 m², of which 76% is available, and half is concentrated in the Apodaca submarket,” the consulting firm emphasized.

Likewise, the percentage of pre-leases decreased, closing at 39% during that period, with 679,000 m² ^available and under construction. Regarding vacancies , 191,000 m² were recorded , of which 75% were concentrated in the Santa Catarina submarket.

In the first quarter of the year, the vacancy rate in Monterrey increased by 5.1%, reflecting vacancies and the addition of new supply to the available inventory. This reflected accelerated growth compared to the same period last year, when vacancy was recorded at 1.4%.

The diverse manufacturing sector continues to be the main driver of industrial demand in Monterrey, with 67% of accumulated market activity at the end of 1Q25, followed by the logistics and transportation sector , with more than 30,000 m2 ^sold , representing 16% of total demand.

Meanwhile, the United States remains the main country of origin for companies growing in the city, with more than 57,000 m2 ⁱⁿ  the reference period.

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Despite international economic uncertainty, the industrial sector of the Mexico City Metropolitan Area (ZMCM) showed strength, which was reflected in its real estate market, which continued to grow during the first quarter of 2025 (1Q25), according to the MarketView Mexico City  Industrial Sector report, prepared by CBRE , a commercial real estate services and investment company.

According to the report, the company closed the period with a gross absorption of 307,638 square meters (m2 ⁾ , driven primarily by renovations in corridors such as Cuautitlán and Tepotzotlán; while net demand was 187,610 m2 ^, a 200% increase compared to the same period in 2024.

In the reference cycle, CBRE began construction on 110,100 m2 ⁱⁿ corridors such as Cuautitlán, which accounts for 61% of the infrastructure; Zumpango – Felipe Ángeles International Airport (AIFA), with 17%; Tultitlán, which obtained 15%; and Vallejo – Azcapotzalco, which accounts for 7% of the new developments.

The project pipeline currently under development exceeds two million square meters , with 55% designated for Built-to-Suit developments , which are buildings designed according to the client’s requirements; while 45% corresponds to speculative warehouses. In terms of location, Zumpango – AIFA accounts for 53% of the projects under development.

The company also reported that it added 125,000 ^m2 to the Class A inventory in the ZMCM (Madrid Metropolitan Area), bringing the total to 11.69 million m2 ^, representing an annual increase of 8.8 percent. The corridor that added the most new supply was Cuautitlán with 56 percent, followed by Tultitlán with 38 percent, and Mexico City with 7 percent.

At the close of 1Q25, CBRE Mexico reported that the vacancy rate remained low at 1.3%, representing 147,863 m2 of vacant ^space   across its corridors. At the corridor level, Zumpango-AIFA retained the largest amount of vacant space, with 46,000 m2 ^; followed by Vallejo-Azcapotzalco and Last Mile , with 44,000 m2 ^of vacancy.

The sectors that rented the most space were logistics , with 97% of the marketed surface area, followed by manufacturing , with 3%.

It’s worth remembering that on May 8, Fitch Ratings revealed that one of the markets most affected by the U.S. tariff measures would be companies in the industrial real estate sector, as they could face a slowdown in investment and growth, leading some to analyze alternative scenarios.

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