Fibra Danhos is expanding its real estate portfolio beyond shopping centers and mixed-use projects by adopting a build-to-suit (BTS) approach in the industrial sector. The company, recognized for developments like Parque Delta and Reforma 222, began diversifying in 2023 by entering logistics and luxury tourism. Its latest initiative—a 110,000-square-meter warehouse in Parque Industrial Danhos Palomas, Cuautitlán, Estado de México—represents a strategic entry into the high-demand Cuautitlán-Tultitlán-Tepotzotlán (CTT) logistics corridor.
The Nave 3 project, under construction since 2023, is tailored for a pre-identified tenant with customized specifications. This model eliminates speculative risks by securing demand before completion. The warehouse will be developed in three phases, with the first 65,000 square meters scheduled for delivery by December 2026, as outlined in the company’s second-quarter investor presentation. As of mid-2026, construction progress stands at 73.2%, with foundations nearly complete at 98%, civil work at 80%, and installations at 40%. The site’s proximity to the México-Querétaro highway, Circuito Exterior Mexiquense, and Felipe Ángeles International Airport (AIFA) ensures seamless connectivity to Mexico City, central Mexico, and key logistics hubs.
The BTS model prioritizes functional design over sheer capacity. Nave 3 features 40-meter maneuvering yards, 12-meter clearance, and cross-dock configurations optimized for e-commerce and logistics operations. These specifications, including energy systems, fire safety measures, and office spaces, are integrated from the outset to meet tenant requirements. Unlike speculative developments, this approach locks in occupancy before construction begins, reducing vacancy risks for developers while offering tenants ready-to-operate facilities without land acquisition or construction management burdens.
Industrial expansion drives logistics growth
Fibra Danhos now oversees 227,311 square meters of rentable industrial space across three warehouses in Danhos Palomas. Over the past three years, its logistics portfolio has grown to 435,000 square meters in Cuautitlán I and Palomas, combining completed and under-construction assets. This expansion reflects a deliberate shift toward industrial real estate, driven by Mexico’s rising demand for e-commerce and last-mile delivery infrastructure. The BTS strategy aligns with this trend by ensuring spaces are built to precise operational needs before leasing begins.
The CTT corridor serves as a critical logistics hub, connecting Mexico City to northern and central states. Danhos Palomas’ location near AIFA and major highways positions it as an ideal distribution center. Nave 3’s Class A+ specifications, high ceilings, wide loading docks, and robust electrical capacity, cater to large-scale operations, including third-party logistics providers. This industrial push contrasts with Fibra Danhos’ historical focus on retail and office properties. The company’s 2023 annual report identified logistics as a key growth area, and the BTS model accelerates this transition. With Nave 3 nearing completion, the next phase will determine whether industrial leasing can achieve occupancy rates comparable to its shopping centers.
BTS model reshapes risk and timelines
Build-to-suit projects typically require 12–24 months from planning to handover, depending on tenant specifications. Fibra Danhos’ timeline suggests an efficient process, though potential delays in material supply or design adjustments could extend it. While the tenant’s identity remains undisclosed, the warehouse’s design suggests it will serve high-volume storage or cross-docking needs. Mexico’s industrial real estate market is expanding due to manufacturing and retail growth, and the BTS approach mitigates vacancy risks by aligning development with tenant demands. For Fibra Danhos, the success of Nave 3 will depend on whether the design meets operational requirements and whether industrial assets can deliver revenue stability alongside its commercial portfolio.