Mexico City’s Metropolitan Area: Mexico’s 3PL Hub

The Mexico City Metropolitan Area is the country’s hub for thirds-party logistics, according to information from the real estate services and investment firm CBRE. The firm notes that over 3.5 million m² were traded between 2022 and 3Q24. 

CBRE México recently released its Logistics 3PL report for 3Q24 noting that Mexico City and its metropolitan area have become the largest logistics market in Mexico, with 8.9 million m² of space, positioning the region as the country’s main logistics hub. "The pandemic triggered a significant shift in supply chains, leading to increased demand in the e-commerce sector and prompting distribution companies to seek alternatives and strategies to meet their customers' needs," highlighted Francisco Muñoz, Executive Vice President of Industrial and Logistics, CBRE Mexico.

CBRE notes that from 2022 to 2Q24, there has been a notable increase in the leasing footprint of 3PL operators, with demand expected to continue rising. This growth is particularly seen in Big Box-like warehouses along the Cuautitlan and Zumpango-AIFA corridors. These areas have become key locations for 3PL activity due to their infrastructure and accessibility.

According to CBRE, the industrial sector in Mexico City and its metropolitan area has seen over 3.5 million m² leased from 2021 to 3Q24, with 26% leased by 3PL operators, just behind e-commerce companies, which account for 32% of the demand. Behind them are logistics operators, which account for 26%, automotive suppliers with 4%, and pharmaceuticals with 3%.  In 2024 alone, 3PL operators secured 32% of the market demand, totaling 287,649m², with 77% of this consisting of pre-leases for warehouses still under construction.

The Cuautitlan-Tepotzotlan (CTT) corridor remains the most attractive for 3PL operators, with Cuautitlan accounting for 30% of the market share. Emerging markets, such as the Zumpango-AIFA corridor, are expected to see increased activity, particularly given the latter’s strategic proximity to the Felipe Angeles International Airport (AIFA), which, according to CBRE, now handles the highest air cargo traffic in the country.

Mexico City’s Metropolitan Area is included in AMPIP’s Program for the Development of Industrial Parks 2024-2030, which outlines plans to establish 128 new industrial parks across various corridors. According to the program, the region will see industrial space development in 2024, 2025, 2027, and 2028. For 2024, AMPIP highlighted key areas in Mexico City, including Alvaro Obregon with four parks, and Benito Juarez and Gustavo A. Madero with one park each. In the State of Mexico and Hidalgo, one park is planned for each of the following municipalities: Naucalpan, Cuautitlan Izcalli, Teoloyucan, and Tepeji del Rio.