Industrialization in large cities fulfills the function of reordering their productive, commercial and social structure. At present, the growth of industrialization has led to the extension of areas of this type to metropolitan areas through a process of urban expansion and renewal, in accordance with the growing social demand for industries and economic development.
Mexico is one of the most important markets due to its geographic location (proximity to the United States) and its competitiveness in labor terms. In addition, with the recent ratification of the T-MEC (Treaty between Mexico, the United States and Canada), it has been possible to promote real estate developments on the northern border, especially in cities such as Tijuana, Tecate, Saltillo, Mexicali and Monterrey. totaling nearly 860,000 square meters of industrial buildings (1).
What are industrial zones
An industrial zone is that area specifically designated for that land use. Although it is sometimes used as a synonym for industrial park or corridor, in reality it only refers to the designation of the land (2).
In the case of the industrial park, it is defined by the construction and administration of complexes that house various industrial sectors in the same space, whose development comes from national and foreign investment, and creates jobs at the local level (3). Within the industrial zone we can count on parks, warehouses and warehouses of the same type.
These zones are established on large land, which enjoy important characteristics, such as a good climate in the region, which is essential for certain industrial processes, as well as accessibility to main avenues, airports, highways or seaports, which allow them to associate their development with other areas and activities ( 3).
The main industrial production areas in Mexico are automotive, aerospace, electrical, electronics, retail, high technology, e-commerce and logistics (4).
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Some industrial zones are specialized and equipped for a specific sector (cluster) , such as technology, manufacturing, storage or export (runner) , but some others integrate different business lines (industrial park) (2). Of course, these types of activities influence the value of the area, by generating interest for investors in these industries (3).
The types of industrial zones can include the specialized industrial park, the maquiladora park, the port park; the city, complex and corridor classified as industrial; the business park, the technopark, the research and development park, as well as other industrial and technological innovation centers (5).
If you want to know more about industrial warehouses, we invite you to consult:
“Industrial warehouses: characteristics, areas and recommendations”.
What are industrial parks
According to the Mexican Standard for Industrial Parks (NMX-R-046-SCFI-2015), these are defined as lands that meet the following requirements (6):
– It has title to the property and the corresponding permits for the design and operation of the manufacturing plants or distribution centers, as applicable.
– It is well located on the commercial and urban access route to suppliers, labor, collaborators and general services.
– It has infrastructure and equipment related to the corresponding industry, in addition to having basic services such as water, electricity, gas and telecommunications.
– It has internal regulations and an administration that ensures the proper functioning of the park.
In addition, the real estate development must have the location plan, the environmental impact statement, the pavement design, the executive project, the licenses, the corresponding permits, the internal regulations, the subdivision plan and the administration that is in charge of the place. By having this, the set of buildings can be considered as an industrial park (6).
It is also important to have areas for the discharge and treatment of sewage and rainwater, in addition to having evaluation elements for each one, respecting the impact rates specified in the area.
Likewise, an industrial park must have indicated the acceleration or deceleration lanes for access to the area, be close to paved roads, have the correct nomenclature on the streets, in addition to having signs, lighting, concrete lining and green areas ( 6) around you.
With the help of these elements, it should be very clear that the park is within an industrial zone so that the population around it and the providers that approach it, know how to locate and access the area. In addition, these signs serve to prevent accidents and delays, especially in areas of constant entry and exit of vehicles.
Industrial zones can be general (parks) or with a specific turn (clusters), to link nuclei of the same industry.
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If you want to know more information about an industrial warehouse, we suggest you read:
“Industrial building: guide with everything you need to know”.
What are the main industrial zones in Mexico?
According to the Mexican Association of Private Industrial Parks (AMPIP), the main industrial zones, with complexes built and managed, include 300 parks, registered as such, in all the country , with just over 2,200 tenant companies. These zones cover more than 105 million square meters and they generate more than 2 million jobs in at least the last two years (6).
In our country, the industrial players with the greatest investment potential are the United States, Japan, Germany and Korea (7).
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Only in 2019 , in Mexico there was a growth of 5% in the general inventory, while the occupancy rate was above 90% , especially in the manufacturing and distribution sectors (7).
Mexico’s industrial zones are located mostly throughout the north and include, by inventory of industrial parks, the following order: Mexico City, Monterrey, Tijuana, Querétaro, Guanajuato, Saltillo, Guadalajara, San Luis Potosí, Mexicali, Puebla, Aguascalientes and Tecate, whose current construction figures range from 8 thousand to more than 512 thousand square meters (2).
The north is one of the most important regions for Mexico, since only at the end of 1Q2019, the country received more than 26 billion dollars in Foreign Direct Investment (FDI), 44.6% of which came from manufacturing.
Of these figures, the corridors (export) of Baja California, Coahuila and Nuevo León, concentrated a large part of that income. In addition to all this northern area, there are other important regions in the industrial real estate market (8):
- Center: Mexico City, Hidalgo and Puebla.
- Bajío-Occidente: Aguascalientes, Guadalajara, Guanajuato, Querétaro and San Luis Potosí.
- Northeast: La Laguna, Matamoros, Monterrey, Nuevo Laredo, Reynosa and Saltillo.
- Northeast: Chihuahua, Ciudad Juárez, Hermosillo, Mexicali, Nogales and Tijuana.
- Southeast: Merida
Of these regions, four cities and industrial zones stand out, in terms of their comparative growth by square meters and net absorption, between 2018 and 2019 (9). In this sense, Mexico City has had a clear upturn for standing out mainly in the areas of e-commerce and logistics (2).
Main industrial zones in CDMX
In Mexico City, there was a 35% growth in the demand for industrial spaces during 1Q2020 (10). In this area there are specific areas of an industrial nature, such as Vallejo, Iztapalapa and Azcapotzalco.
Although Mexico City is a central point in terms of logistics and distribution, the metropolitan area is the one that encompasses the largest extension of industrial zones. In CDMX there is a greater concentration of high-tech industrial parks , such as those located in Azcapotzalco (Tecnoparque), Ferrería (Cabeza de Juárez) and Tláhuac (Zapotitla) (5).
One of the main industrial zones
in Mexico City it is Vallejo.
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In Vallejo Properties we have developments in this area. If you want to know more about its characteristics, contact us for more details .
Main industrial zones in the State of Mexico
Industrial zones in the State of Mexico encompass 135 industrial developments (between parks, corridors and clusters). They include 1,900 companies mainly dedicated to the production of auto parts, food and beverages, various components and transportation equipment (11).
The most important sectors are the automotive, commercial and chemical sectors, with which up to a million jobs are created. In industrial terms, the State of Mexico is the second most important economy in the country, contributing more than 8.5% of the Gross Domestic Product (GDP) in 2019 (11).
In the State of Mexico, the municipality of Tultitlán stands out
for being an important area for the industrial sector.
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According to the AMPIP, the most important industrial zones in the State of Mexico are : Jilotepec, Tepotzotlán, Cuautitlán Izcalli, Tlalnepantla de Baz, Ixtlahuaca, Toluca, Atlacomulco and Tultitlán. Some of these zones form industrial parks and corridors, such as: Cuautitlán-Tultitlán-Tepotzotlán, Naucalpan-Centro and Toluca-Lerma.
According to the Industrial Parks Trust (Fidepar), the order of the municipalities according to their number of industrial developments is as follows: Tlalnepantla (17), Cuatitlán Izcalli (12), Toluca (11), Ecatepec and Tultitlán (10 each), Lerma (7) and Naucalpan (6) (12).
In Vallejo Properties We have warehouses and industrial warehouses in the Tultitlán area. If you want to know more details about the location and amenities that we have in our complexes, Get in contact with us.
Rent price reference in industrial areas
Markets were stable during 2019 , taking into account that the maximum unit price has its origin in Mexico City, followed by Tijuana, Guadalajara and Monterrey, with 5.26, 4.74, 4.52 and 4.31 dollars per square meter per month, respectively (9).
The largest price variation was concentrated in an increase of 41 cents on the dollar . In the cases of Tijuana and Monterrey, the year closed without variation, while Querétaro had an adjustment of one cent that made it close at 4.10 (9).
Learn more about the economic benefits of renting commercial premises at:
“Rent commercial premises: economic activation guide.”
Technological and sustainable trends in industrial zones
In Mexico, the sector outlook points to industrial zones being smart, safe and sustainable . The latter in terms of water, energy and emission of pollutants, in addition to the need to train and optimize processes, machinery and spaces.
These criteria are established in accordance with the Environmental Quality Certification of the Federal Attorney for Environmental Protection (Profepa) and the National Environmental Audit Program (6).
In addition, in relation to the development pillars, AMPIP considers that there are four points that will govern the sector (4):
1. The creation of a comprehensive information center.
2. The establishment of a Mexican chamber that specifically serves the sector.
3. The definition of criteria for the development of intelligent industrial parks and zones.
4. The manifestation of sustainability in economic, environmental and social terms.
Another of the strategic trends is create specific configurations of industrial zones, based on health and production regulations, to design the space with criteria of automation , monitoring , digitization and production control , using the scheme Build To Suit , with which we have in Vallejo Properties .
In addition, it is necessary to rethink the logistics of performance and efficiency, with regard to operating costs and the distribution strategy in these large industrial settlements, being imperative have advanced security in these spaces to guarantee protection, productivity and hygiene (13).
One of the technologies that is achieving the most impact is augmented reality , which makes the processes, safety and efficiency visible in the machines and with the operators (14). This is how the physical environment is combined with virtual objects, which will display information in real time, to give preventive and predictive maintenance to the machinery.
In addition to this aspect, it is essential to have the assistance of an agencia de marketing digitalpara la elaboración de estrategias en este ámbito, ya que digital represents part of the transformation of the industry, not only at the level of processes and automations, but also of implementations in the commercial and business sector.
Similarly, sustainability is a fundamental axis of impact not only of industrial spaces, but of the areas around them. This concept has been called “industrial sustainability”.The environmental component is included from the early stages of project investment, site selection, design and technical analysis, in addition to taking into account elements such as water catchment, energy and community impact (15).
It is essential to consider that the intelligence approach must be in tune with sustainability, in order to make efficient use of energy and reduce pollutants.
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With these trends, it is possible to promote the industrial, technological and economic development of the areas where the various industries carry out their operations, in relation to chain production, job creation, development of innovation processes and learning by sector. .
At Vallejo Properties you can count on us to implement your company or business in the most optimal space and area in terms of industrial development. Contact us for more details.
References
Alejandra Espinoza. Investment in border industrial parks grows with TMEC. Expansion, 2020. Retrieved July 14, 2020.
2. CISAC. Differences between industrial park and clusters. Santa Cruz Industrial Condominium (CISAC), 2018. Retrieved July 20, 2020.
3. Ektaris. Why you should invest in an industrial zone. Ektaris, Grupo Inmobiliario, s / f. Retrieved July 13, 2020.
4. Enrique Duarte. AMPIP presents a roadmap for industrial parks. T21, 2020. Retrieved July 14, 2020.
5. Ana Maldonado. Industrial parks in Mexico: two development perspectives. Foreign Trade Magazine, 2009. Retrieved July 14, 2020.
6. AMPIP. What is an industrial park?. Mexican Association of Private Industrial Parks (AMPIP), s / f. Retrieved July 13, 2020.
7. Fernando Navarrete. The inventory of built industrial spaces grows. Urban Center, 2020. Retrieved July 14, 2020.
8. T21. Beginning of construction of industrial buildings in Mexico, “infected”. T21, 2020. Retrieved July 14, 2020.
9. Real estate. Mexico’s industrial market in 2019. Inmobiliare, 2020. Retrieved July 14, 2020.
10. Expansion. The demand for industrial spaces in Mexico City grew 35%. Works, Expansion, 2020. Consulate on July 14, 2020.
11. Vivanuncios. 4 ideal states to invest in real estate with the main industrial parks in Mexico. Vivanuncios, s / f. Retrieved July 14, 2020.
12. The Economist. Industrial parks, strength of the economy of the State of Mexico: Fidepar. The Economist, 2019. Retrieved July 14, 2020.
13. MX Logistics. Three trends for the industrial warehouse market in 2020. Logistics MX, 2020. Retrieved July 14, 2020.
14. Xavier Armengol. 2020 trends for the industrial sector: pursuing efficiency. Automatic and Instrumentation, 2020. Retrieved July 14, 2020.
15. Danae Herrera. Evolution of Sustainable Industrial Parks. Inmobiliare. Retrieved July 20, 2020.
