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galpões",false,"https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002F1859x559_px_Top01.1_2025_7_18_18_19_46_1752873586.webp","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002F1920x1080_px_Cover.01webp_2025_7_18_18_19_46_1752873586.webp","2025-07-18T00:00:00.000Z","Ildo Frazao\u002FiStock.com","#555555","2025-08-02T00:00:00.000Z",800,"2025-07-18T18:19:46.000Z","2025-07-18T18:26:53.000Z",[1462],{"id":1463,"newsId":1447,"languageId":25,"title":1450,"subtitle":1464,"content":1465,"summary":8,"takeaways":8,"seoTagConversionId":1466,"seoTag":1467,"seoTitle":1468,"seoKeywords":1467,"seoDescription":1464,"seoAbstract":978,"seoImage":1469,"createdAt":1470,"updatedAt":1471,"language":1472},2710,"Diferentes desafios e oportunidades marcam a atuação dos principais motores urbanos e logísticos da América Latina","Por \u003Cstrong>André Romano\u003C\u002Fstrong>\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nCom populações superiores a 20 milhões de habitantes, São Paulo e Cidade do México são os principais motores urbanos e logísticos da América Latina. No entanto, apesar de apresentarem diversas similaridades - como peso econômico, infraestrutura e dinamismo demográfico - os dois mercados industriais caminham em ritmos e formatos distintos. É o que mostra o estudo Annual Latin America Industrial Market Overview 2024 da JLL.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nSegundo o relatório, a Região Metropolitana de São Paulo lidera o ranking latino-americano de estoque de galpões de alto padrão, com aproximadamente 14,5 milhões de m². Esse número representa mais que o dobro do observado na região metropolitana da Cidade do México.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nPor outro lado, a metrópole mexicana vem apresentando uma performance mais agressiva em termos de preço e valorização por m². Enquanto o preço médio de locação em São Paulo gira em torno de US$ 4,30\u002Fm²\u002Fmês, na outra capital ele já ultrapassa os US$ 6,50\u002Fm²\u002Fmês - um crescimento impulsionado pela escassez de terrenos disponíveis nas regiões mais demandadas, especialmente Tepotzotlán e Cuautitlán, e pela pressão do e-commerce e do nearshoring, que têm elevado a competição por ativos logísticos premium.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEssa valorização também se reflete nas taxas de vacância. Enquanto São Paulo opera com uma taxa média em torno de 6%, a Cidade do México registra um patamar mais apertado, próximo de 4,5%, o que aponta para um mercado ainda mais tensionado e com margem menor para absorver grandes operações em curto prazo.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nAs diferenças de preço entre os mercados industriais de São Paulo e Cidade do México podem ser atribuídas a uma combinação de fatores:\r\n\u003Cul>\r\n\t\u003Cli>\u003Cstrong>Oferta de terrenos e pressão geográfica:\u003C\u002Fstrong> A Cidade do México enfrenta escassez de terrenos disponíveis para desenvolvimento industrial, especialmente nas áreas mais demandadas, o que eleva os preços. Já São Paulo possui maior área de expansão metropolitana, permitindo um crescimento mais distribuído e controlado dos valores de locação;\u003C\u002Fli>\r\n\t\u003Cli>\u003Cstrong>Custo de capital e política monetária: \u003C\u002Fstrong>O México conta com um custo de crédito mais estável, além de atratividade crescente no contexto do nearshoring. No Brasil, a taxa Selic elevada encarece investimentos imobiliários e modera a valorização de ativos logísticos;\u003C\u002Fli>\r\n\t\u003Cli>\u003Cstrong>Estrutura tributária:\u003C\u002Fstrong> A menor complexidade tributária e a previsibilidade regulatória no México incentivam investidores institucionais estrangeiros, o que pressiona os preços para cima. Já o Brasil, com uma carga tributária mais pesada e fragmentada, acaba atraindo investimentos mais seletivos e de longo prazo\u003C\u002Fli>\r\n\t\u003Cli>\u003Cstrong>Integração com cadeias globais:\u003C\u002Fstrong> Enquanto o México é peça-chave em cadeias produtivas norte-americanas - especialmente nos setores automotivo, eletrônico e têxtil - o Brasil tem uma integração mais limitada, com foco no mercado interno e exportações primárias. Isso impacta diretamente a origem da demanda por galpões: no México, ela é amplamente orientada à exportação, enquanto no Brasil é puxada pelo e-commerce e pela redistribuição interna.\u003C\u002Fli>\r\n\u003C\u002Ful>\r\n\r\n\u003Cp dir=\"ltr\">Essas dinâmicas estão profundamente ligadas às trajetórias de abertura econômica dos dois países. A partir da década de 1980, o México iniciou uma abertura comercial agressiva, formalizada com o ingresso no GATT (1986) e consolidada pelo NAFTA (1994). Esse movimento atraiu manufaturas voltadas à exportação e impulsionou o modelo das maquiladoras  (fábricas instaladas nas zonas fronteiriças, que demandavam infraestrutura industrial padronizada e integrada à logística internacional).\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nNo Brasil, a abertura foi mais tardia e unilateral, iniciada apenas nos anos 1990 com o governo Collor. Apesar da modernização do parque industrial e da redução de tarifas de importação, o país manteve um perfil mais voltado ao mercado interno e enfrentou uma desindustrialização relativa nas décadas seguintes. O setor logístico avançou, mas com foco em abastecimento doméstico, e não em exportação integrada.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEsse histórico explica parte das diferenças atuais: o México desenvolveu um mercado de imóveis industriais com padrão internacional desde os anos 1990, voltado para empresas estrangeiras e exportadoras, com preços mais altos e menor vacância. Já o Brasil expandiu seu mercado logístico de forma mais recente, com forte presença de operadores nacionais, preços mais acessíveis e maior variação regional.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nPor fim, um fator geopolítico que pode favorecer ambas as metrópoles é a intensificação das tensões comerciais entre Estados Unidos e China. O México, por exemplo, ainda não foi alvo de tarifas generalizadas sobre bens industriais e eletrônicos durante a administração Trump, ao contrário da gigante asiática, e se beneficiou da sua integração à cadeia produtiva norte-americana, sobretudo após o USMCA. A proximidade geográfica e os acordos comerciais em vigor permitem que o país atue como plataforma de nacionalização e montagem final de mercadorias originadas de países sujeitos a tarifas mais altas nos EUA.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nJá o Brasil, apesar de ter sido recentemente incluído em uma tarifa de 10% sobre todas as exportações para os Estados Unidos, possui vantagens estruturais que podem sustentá-lo como destino de investimentos industriais: grande disponibilidade de terra, mão de obra e um dos menores custos de locação de imóveis industriais “classe A” da América Latina. Essa combinação pode posicionar o Brasil como alternativa viável para empresas que buscam diversificar cadeias de suprimento e reduzir custos operacionais fora do eixo Ásia-EUA.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEm um momento em que o mercado industrial latino-americano ganha destaque por sua resiliência e potencial de expansão, São Paulo e Cidade do México permanecem como pontos de ancoragem. Cada uma, à sua maneira, ilustra os caminhos possíveis para o desenvolvimento industrial urbano no século XXI - um modelo mais disperso, voltado ao consumo interno, no caso brasileiro, e outro mais concentrado, voltado à exportação e à integração regional, no caso mexicano.\u003C\u002Fp>\r\n\r\n\u003Cp dir=\"ltr\">\u003Cem>André Romano é gerente de Industrial, Logística e Data Centers da JLL.\u003C\u002Fem>\u003C\u002Fp>\r\n","Artigo","Mercado Imobiliário, Logística, JLL, Investimentos Imobiliários, Galpões Logísticos, São Paulo, Cidade do México, México, Logística, GRI Institute, América Latina","Como São Paulo e México dividem o mercado de galpões","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002F500x500_px_Social_01_2025_7_18_18_24_10_1752873850.jpg","2025-07-18T18:19:56.000Z","2025-07-18T18:26:09.000Z",{"code":18},{"id":25,"color":27,"translations":1474},[1475,1477,1479],{"title":26,"slug":30,"language":1476},{"code":13},{"title":37,"slug":38,"language":1478},{"code":18},{"title":33,"slug":34,"language":1480},{"code":23},[1482],{"id":49,"label":1209,"translations":1483},[1484,1486,1488],{"label":1209,"slug":1220,"language":1485},{"code":13},{"label":1223,"slug":1224,"language":1487},{"code":18},{"label":1227,"slug":1228,"language":1489},{"code":23},[1491,1493],{"name":171,"enName":171,"ptName":171,"iso2":1492},"BR",{"name":567,"enName":567,"ptName":567,"iso2":1494},"MX",[],{"pt-BR":1497},"\u002Fmercado-imobiliario\u002Fsao-paulo-x-cidade-do-mexico-como-duas-megacidades-dividem-o-mercado-de-galpoes",[1499,1500,1501,1502,1503,1504],"Infra Brazil","Infra Latam","Real Estate Brazil","Real Estate Europe","Real Estate India","Real Estate Latam"]