Within the framework of Expo Real Estate 2026, one of the most talked-about topics was the panel “Logistics Real Estate in Mexico,” featuring Sofía Díaz Miranda, Commercial Asset Management Associate at O’Donnell Mexico; Francisco Muñoz, Executive Vice President of the Logistics and Industrial Business at CBRE; and Pablo Quezada, CEO of Datoz.
The panel’s central hypothesis was that last-mile logistics is no longer a passing trend, but rather a structural transformation of Mexico’s industrial real estate market.
The Logic Behind Last-Mile Logistics
The rise of e-commerce on platforms such as Amazon and Mercado Libre has redefined logistics competition. Consumers now expect increasingly faster deliveries, forcing companies to position inventory closer to the end customer. As Francisco Muñoz stated, “the companies that win customers are the ones that can deliver faster.”
Unlike large regional distribution centers, last-mile logistics does not require massive industrial facilities. Instead, it focuses on strategically located spaces within or very close to densely populated areas, where products move in and out in less than 24 hours.
In a metropolis like Mexico City, with more than 28 million inhabitants in its metropolitan area, location becomes the true differentiator.
Pablo Quezada emphasized that this phenomenon cannot be understood without analyzing the evolution of supply chains: “When there are many companies and strong demand, it becomes something that is here to stay.”
The challenge is not only finding space, but finding the right location within the urban fabric. Unlike traditional industrial parks located on the outskirts, last-mile facilities must integrate into consolidated urban areas, competing with other land uses such as residential and commercial.
Sofía Díaz Miranda highlighted that “the main challenge lies in regulations in dense urban areas: land use, traffic impact, environmental impact, and coexistence with residential surroundings.” This implies more complex processes, variable timelines, and close coordination with authorities.
Not a New Concept, but a New Scale
Muñoz noted that the concept itself is not entirely new, as “beverage and consumer goods companies have been operating warehouses within cities for over 30 years.”
What is new is the scale and sophistication it has reached through e-commerce and omnichannel strategies. Today, not only marketplaces are involved, but also traditional retailers such as Liverpool and Walmart, as well as brands seeking to directly control their delivery experience.
The Three Logistics Rings in Mexico
During the panel, it was explained that last-mile logistics is part of a broader system structured into three levels:
Regional Centers (20–30 miles outside the city)
-Large facilities ranging from 50,000 to 100,000 m² that supply entire markets.
Urban Distribution Centers (10 miles)
-Intermediate platforms for sorting and redistribution.
Last-Mile (within the city)
-Smaller spaces focused on speed and proximity.
In Mexico City, corridors toward the new airport, Tepeji del Río, and Querétaro continue to absorb large industrial facilities, while urban properties are being transformed to adapt to the last-mile model.
One example mentioned was O’Donnell’s project known as “888,” whose strategic location within Mexico City—eight kilometers from the airport, Reforma, and a high-density residential area—has made it a highly sought-after asset for companies such as FedEx and Mercado Libre.
What’s Next for Last-Mile in Mexico
According to the panelists, growth will continue, although at different paces depending on the market.
In Mexico City, after a rapid boom, expansion continues but with greater stability. Nationwide, growth will be driven by the expansion of e-commerce, the consolidation of supply chains, increased regionalization of consumption, and the evolution toward more vertical and compact logistics models.
Muñoz anticipates more diverse concepts, including vertical developments and formats ranging from 500 to 5,000 m².
To learn more about last-mile facilities, request your demo.
