Fibra Danhos is redirecting its development focus away from shopping centers and office spaces toward industrial properties, with a new build-to-suit approach driving the transition. The company, recognized for projects like Parque Delta and Reforma 222—alongside Toreo Parque Central and Parque Vía Vallejo—began expanding into logistics and luxury tourism in 2023, marking a deliberate shift from its historical portfolio centered on retail and mixed-use developments. Currently, its largest industrial initiative, a 110,000-square-meter warehouse in Cuautitlán, Estado de México, is under construction with pre-leased commitments in place.
Mexico’s first industrial build-to-suit project
The Nave 3 development at Parque Industrial Danhos Palomas marks Fibra Danhos’ first significant entry into the build-to-suit model. Unlike speculative construction, this warehouse is customized to meet a specific tenant’s specifications, with development split into three phases. The initial phase, comprising 65,000 square meters, is scheduled for completion by December 2026, as outlined in the company’s second-quarter investor presentation.
As of mid-2026, the project has reached 73.2% completion, with foundations fully finished (98%), civil works at 80%, electrical and mechanical systems advancing at 40%, and façade finishes at 60%. The design emphasizes operational efficiency, featuring 12-meter clearance heights, 40-meter maneuvering yards, and cross-dock configurations optimized for e-commerce and last-mile delivery networks. These specifications, including energy capacity, fire safety systems, and loading dock layouts, are tailored to the tenant’s operational needs, distinguishing it from standard speculative warehouses.
The site’s location in the Cuautitlán-Tultitlán-Tepotzotlán (CTT) corridor provides direct connections to Mexico City, Querétaro, and the Aeropuerto Internacional Felipe Ángeles (AIFA). By the end of 2026, the entire Palomas complex will encompass 227,311 square meters of rentable space across three warehouses, all meeting Class A+ standards. The project’s strategic positioning allows seamless integration with the Mexico-Querétaro highway and the Circuito Exterior Mexiquense, facilitating distribution networks across central and northern Mexico.
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How build-to-suit aligns with Fibra Danhos’ strategy
A build-to-suit project begins with the tenant’s detailed requirements, including floor area, electrical capacity, fire safety systems, and loading dock configurations, before construction starts. This approach minimizes developer risk by guaranteeing demand before new construction begins, though cost overruns or delays can still affect timelines. For tenants, it removes the need to acquire land or oversee construction, delivering a fully operational facility upon completion.
Fibra Danhos’ shift reflects evolving trends in Mexico’s industrial real estate sector, where e-commerce expansion and just-in-time inventory systems are driving demand for specialized logistics infrastructure. The company’s 435,000 square meters of industrial assets, spread across Cuautitlán I and Palomas, now represent a growing portion of its portfolio, though most of these spaces remain under development or unleased. This expansion shows how industrial real estate has evolved from a minor diversification effort in 2023 into a core component of the company’s growth strategy.
Broader implications for the company’s future
Fibra Danhos entered the industrial sector in 2023 with a single warehouse in Cuautitlán. By mid-2026, its industrial portfolio includes three active projects, with Nave 3 as the centerpiece. This approach contrasts sharply with the company’s earlier retail-focused developments, where demand was often speculative.