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Urbana","movilidad-urbana",{"code":23},{"id":1447,"status":1448,"segmentId":25,"slug":1449,"title":1450,"editorsPick":1451,"topImage":1452,"coverImage":1453,"slideImage":8,"publishDate":1454,"readTime":85,"maxRelatedEvents":5,"image":8,"imageCredit":1455,"imageCreditColor":978,"breakNewsUntil":8,"seoTagConversionId":8,"seoTag":8,"seoTitle":8,"seoKeywords":8,"seoDescription":8,"seoAbstract":8,"seoImage":8,"visitCounter":83,"createdAt":1456,"updatedAt":1457,"translations":1458,"segment":1469,"categories":1477,"countries":1486,"authors":1496,"urls":1501},4733,"TRUE","comercio-electronico-y-nearshoring-impulsan-el-sector-logistico","Comercio electrónico y nearshoring impulsan el sector logístico",false,"https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002FSlider_logistica_andean_2026_9_21_10_50_28_1789998628.webp","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002FCover_logistica_andean_2026_9_21_10_50_28_1789998628.webp","2026-09-21T00:00:00.000Z","GRI Institute","2026-09-21T10:50:28.000Z","2026-09-21T10:53:49.000Z",[1459],{"id":1460,"newsId":1447,"languageId":5,"title":1450,"subtitle":1461,"content":1462,"summary":978,"takeaways":1463,"seoTagConversionId":8,"seoTag":8,"seoTitle":1464,"seoKeywords":978,"seoDescription":1461,"seoAbstract":8,"seoImage":1465,"createdAt":1466,"updatedAt":1467,"language":1468},5428,"Colombia, Chile y Costa Rica operan con vacancias mínimas; el retrofit se consolida como una buena alternativa para incrementar la oferta ","El mercado inmobiliario industrial y logístico en la Región Andina (Chile, Colombia y Perú) y en polos estratégicos de Centroamérica (Costa Rica y Panamá) se expande sobre la base de un modelo donde la eficiencia constructiva y la ubicación sustituyen costos de transporte y mano de obra. Esta dinámica sostiene tasas de vacancia en mínimos históricos que varían del 1.3% al 3.8% en Bogotá y Santiago, y por debajo del 1% en Costa Rica. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEn el contexto actual, las naves industriales Clase A+ y los proyectos estructurados bajo el modelo built-to-suit (BTS) neutralizan los riesgos de desocupación y aseguran tasas internas de retorno (TIR) atractivas mediante contratos atípicos de largo plazo indexados a monedas fuertes o unidades inflacionarias. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nSimultáneamente, la escasez de macrolotes de tierra y las trabas regulatorias en los anillos centrales de las metrópolis han convertido la reconversión (retrofit) de activos obsoletos en una estrategia de alto valor. La adquisición suele realizarse con un descuento sobre el costo de reposición, preservando las licencias industriales consolidadas con el fin de atender la demanda de distribución urbana de última milla con un uso eficiente del capital y menores tiempos de desarrollo. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n\u003Ca href=\"https:\u002F\u002Fwww.griinstitute.org\u002Frealestate\u002Fevent\u002Fandean-central-america-gri-2026_5321\" target=\"_blank\">\u003Cstrong>Participe en el debate en el Andean & Central America GRI 2026.\u003C\u002Fstrong>\u003C\u002Fa>\r\n\u003Ch2>La expansión del e-commerce y una nueva lógica industrial \u003C\u002Fh2>\r\nLa aceleración del comercio electrónico y la modernización del retail omnicanal transformaron la demanda de área bruta rentable (ABR) en América Latina. El e-commerce requiere aproximadamente tres veces más superficie de almacenamiento que el comercio tradicional para sostener el mismo volumen de ventas. Este multiplicador responde a la centralización integral del inventario en centros de distribución -eliminando el anaquel de la tienda como punto de acopio-, además de la expansión en las unidades de mantenimiento de inventario (SKUs) y la destinación de amplias áreas para procesos de logística inversa y devolución de paquetes.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEstudios de CBRE e informes de Prologis señalan que cada US$ 1,000 millones adicionales en ingresos digitales demandan la absorción neta de aproximadamente 100 mil metros cuadrados de infraestructura logística. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEste efecto volumétrico converge con un cambio en la arquitectura de las cadenas de suministro: el abandono del dogma operativo del just-in-time -modelo de producción esbelta que opera bajo el principio de recibir materias primas y mercancías únicamente en el momento exacto en que son requeridas- en favor de políticas de blindaje just-in-case (mantener inventarios de reserva por precaución), lo que exigió que operadores logísticos, industrias farmacéuticas y firmas de retail elevaran sus inventarios entre un 5% y un 20%, demandando mayor espacio. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nComo resultado, los mercados de los países andinos y centroamericanos entraron en un ciclo de desequilibrio estructural entre oferta y demanda, donde la escasez de activos sostiene el poder de fijación de precios de los propietarios y comprime las tasas de disponibilidad. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nBogotá opera con una vacancia en mínimos históricos, por debajo del 3%, con una fuerte absorción de naves superiores a los 6 mil metros cuadrados en ejes consolidados como la Calle 80 y Mosquera, ofreciendo cap rates que oscilan entre el 7.7% y el 8.9%, según datos de Colliers y Cushman & Wakefield. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEn Santiago, la vacancia se aproxima al 5%, con una oferta que supera los 4.5 millones de metros cuadrados y un cap rate del 7% (en UF), de acuerdo con cifras de Cushman y CBRE. El sector inmobiliario logístico genera los retornos operativos más consistentes, superando a los edificios corporativos y al multifamily. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEl Gran Área Metropolitana de Costa Rica registra una absorción récord, superando los 280 mil metros cuadrados anuales, y cuenta con cerca del 80% de los activos en construcción prearrendados, según CBRE. El régimen de zonas francas atrajo inversiones masivas de cadenas globales de suministro orientadas a Estados Unidos, expandiendo el mercado industrial más allá de los límites tradicionales de la capital y alcanzando polos en aceleración como la región de Grecia, cuyo inventario creció más de un 70% en 12 meses. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEn Lima, se observa una rápida expansión de parques logísticos para incrementar el ABR, actualmente en el orden del 1.5 millones de metros cuadrados. Datos de Cushman & Wakefield y Binswanger reportan una vacancia de entre el 9% y el 11.5%, señalando una fase de absorción de las nuevas entregas. \r\n\u003Ch2>Clase A+ y BTS\u003C\u002Fh2>\r\nEl precio y la capacidad de diferenciación de un activo logístico derivan directamente de la estructura de costos del operador. En una operación de distribución o e-commerce, el flete y el transporte terrestre representan entre el 45% y el 60% de los gastos totales, el manejo y la mano de obra especializada responden por el 25-30%, mientras que el arrendamiento inmobiliario representa apenas el 6% de los costos. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nPor lo tanto, cualquier ahorro en la renta obtenido al ocupar una bodega Clase B o C se anula rápidamente si la infraestructura del inmueble limita la velocidad de despacho de las mercancías, restringe la densidad vertical de almacenamiento o incrementa el tiempo de espera de los camiones en patio. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEsta asimetría permite que los activos Clase A+ operen con primas de arrendamiento de entre el 20% y el 40% sobre el inventario convencional, sin generar resistencia por parte de inquilinos con grado de inversión. La viabilidad de automatización interna, la seguridad operativa y la preservación de la integridad de cargas sensibles compensan ampliamente el costo del alquiler. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nPor su parte, el modelo built-to-suit surge como el instrumento ideal para capitalizar estas especificaciones de punta, aislando al desarrollador y al inversionista de los riesgos inherentes al desarrollo especulativo. En periodos marcados por altas tasas de interés en Colombia y Chile, el desarrollo sin prearrendamiento impone un costo de financiamiento que desequilibra la remuneración del capital. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEn el ámbito jurídico-financiero, los contratos BTS contienen cláusulas de renuncia recíproca a la revisión del valor de arrendamiento y disposiciones de indemnización que obligan al inquilino a pagar la totalidad del flujo financiero remanente en caso de terminación anticipada sin justa causa. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nLa estructura habitual es la de arrendamiento neto triple (triple net lease o NNN), en la cual los impuestos prediales, el mantenimiento estructural, la conservación y las pólizas de seguro se facturan directamente al arrendatario. En los países andinos, la solidez de estos flujos está garantizada por mecanismos de protección como la Unidad de Fomento (UF) en Chile -blindando el rendimiento real contra distorsiones cambiarias e inflacionarias-, cláusulas contractuales indexadas al IPC en Colombia, y la denominación directa en dólares en Perú, Panamá y Costa Rica. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nCon ello, los inversionistas aseguran un rendimiento operativo sobre el costo (yield on cost) de entre el 8.5% y el 11%, según el LatAm Cap Rates Report de Colliers International, generando activos con perfil corporativo, bajo riesgo crediticio y alta liquidez para su posterior venta a fondos soberanos, fondos de pensiones o FIBRAs \u002F FICs. \r\n\u003Ch2>Creación de valor en retrofit \u003C\u002Fh2>\r\nEl encarecimiento acentuado de la tierra en los grandes centros urbanos y la rigidez del ordenamiento territorial convirtieron el desarrollo de nuevos parques logísticos (greenfield) en una estrategia demorada e intensiva en capital. Al mismo tiempo, las exigencias de entregas rápidas de última milla impusieron la necesidad de ubicar centros de distribución dentro de la trama urbana o en sus inmediaciones. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEn este escenario, la adquisición y reconversión técnica (retrofit) de naves fabriles y bodegas obsoletas (brownfields) se configuran como una estrategia de generación de valor con un alto potencial para estructurar alfa inmobiliario, al combinar menores plazos de obra, un riesgo regulatorio prácticamente nulo y un menor gasto de capital (CapEx) en comparación con los desarrollos greenfield. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nLa inversión inmobiliaria logística en los países andinos y en Centroamérica ha alcanzado un nivel de madurez donde la disciplina técnica en la selección del activo dicta el éxito en la asignación de recursos. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nLa convergencia de estos factores establece un panorama donde la escasez de espacio con estándares internacionales actúa como garantía de plusvalía a largo plazo. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nPara inversionistas con mandatos institucionales, los mayores retornos ajustados por riesgo se concentran en dos vectores complementarios: la estructuración de desarrollos BTS Clase A+ para absorber a grandes operadores corporativos y el retrofit quirúrgico de activos rezagados para capturar la demanda de mayor valor agregado asociada a las entregas de última milla.","\u003Cul>\r\n\t\u003Cli>El e-commerce y la nueva lógica de producción industrial, caracterizada por inventarios más amplios y cercanos al mercado consumidor, están reduciendo la vacancia a mínimos históricos, abriendo oportunidades para nuevas inversiones. \u003C\u002Fli>\r\n\t\u003Cli>Los activos de alta calidad y el modelo de contrato built-to-suit representan las tesis más seguras para inversionistas y desarrolladores de activos industriales y logísticos, al combinar una elevada demanda con un riesgo nulo de desocupación. \u003C\u002Fli>\r\n\t\u003Cli>Ante la dificultad y el elevado costo que implica desarrollar proyectos greenfield, sumados a la necesidad de agilidad en las entregas de última milla, el retrofit se posiciona como una alternativa eficiente capaz de generar alfa inmobiliario.\u003C\u002Fli>\r\n\u003C\u002Ful>\r\n","E-commerce y nearshoring impulsan el sector logístico","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002FHub_Social_logistica_andean_2026_9_21_10_52_55_1789998775.jpg","2026-09-21T10:50:40.000Z","2026-09-21T10:52:55.000Z",{"code":23},{"id":25,"color":27,"translations":1470},[1471,1473,1475],{"title":26,"slug":30,"language":1472},{"code":13},{"title":37,"slug":38,"language":1474},{"code":18},{"title":33,"slug":34,"language":1476},{"code":23},[1478],{"id":49,"label":1209,"translations":1479},[1480,1482,1484],{"label":1209,"slug":1220,"language":1481},{"code":13},{"label":1223,"slug":1224,"language":1483},{"code":18},{"label":1227,"slug":1228,"language":1485},{"code":23},[1487,1489,1492,1494],{"name":220,"enName":220,"ptName":220,"iso2":1488},"CL",{"name":233,"enName":233,"ptName":1490,"iso2":1491},"Colômbia","CO",{"name":249,"enName":249,"ptName":249,"iso2":1493},"CR",{"name":676,"enName":676,"ptName":676,"iso2":1495},"PE",[1497],{"name":1498,"slug":1499,"image":1500,"order":115},"Henrique Cisman","henrique-cisman","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews_author\u002FHenrique_Marcal_Cisman_GRI_Institute_Profile_PIC_2025_11_04_11_31_12_1762266672.jpg",{"es":1502},"\u002Fmercado-inmobiliario\u002Fcomercio-electronico-y-nearshoring-impulsan-el-sector-logistico",[1504,1505,1506,1507,1508,1509],"Infra Brazil","Infra Latam","Real Estate Brazil","Real Estate Europe","Real Estate India","Real Estate Latam"]