Micro-warehouses are gaining ground in the industrial market

Due to the need to bring inventory closer to consumers, a network of urban micro-warehouses has been established in the country's major cities, where these facilities—ranging up to 1,000 m²—are seeing growing demand. These spaces have recorded occupancy rates close to 100% in Mexico City, Guadalajara, Monterrey, and Querétaro, while leases can be finalized in a matter of weeks.

Inquiries and leases for micro-warehouses have increased 25-fold in two and a half years, with a higher concentration of spaces up to 200 m². The pressure on real estate is reflected in prices, with monthly rent rising from US$6.72 per m² in January 2024 to a range of US$8.40 to US$9.15 during 2025 and 2026.

The price peaked at US$10.90 per square meter in mid-2024 and then stabilized at current levels.

The growth of e-commerce explains the pressure on these spaces. In May of last year, retail sales increased by 2.4% year-over-year, while online-only sales grew by 12%, according to the National Institute of Statistics and Geography (INEGI).

In the capital, the Cuauhtémoc municipal district is home to one of the most telling examples of this trend, as more than half of the recorded visits are to spaces smaller than 200 m². As a result, location takes on added value when the property allows for a shorter distance between inventory and the end consumer.

For marketplace sellers, distributors, pharmacies, and food businesses, these spaces are an alternative to industrial facilities. However, the growth in demand poses new challenges for urban planning.