Brazilian Malls Are Reinventing Themselves as Service Hubs — From Coworking Spaces to Self Storage

No longer just destinations for shopping and entertainment, Brazil’s malls are evolving into multifunctional service centers.
Major operators are transforming underused areas into coworking spaces, healthcare units, self-storage facilities, and even passport offices, adapting to new consumer habits and diversifying revenue streams.

Marcelo Carvalho, Co-President of Ancar Ivanhoé Shopping Centers, which recently launched self-storage units within its malls.

By: SiiLA News

05/20/2025

As consumer behavior evolves, Brazilian shopping malls are undergoing a major transformation. What were once traditional retail and entertainment spaces are now being reimagined as full-service hubs, offering everything from coworking and healthcare to fitness and government services.

One area undergoing rapid change is the parking garage. With fewer consumers relying on private cars—thanks to rising vehicle costs and the popularity of ride-hailing apps—mall parking lots have become underutilized. Ancar Ivanhoé, one of Brazil’s leading shopping center operators, recently repurposed part of a garage at Botafogo Praia Shopping in Rio de Janeiro to launch its first self-storage facility, Guardaê.

The goal is to provide accessible storage for both personal and commercial use. “This initiative was designed to expand our logistics services while adding value for tenants, customers, and the surrounding community,” the company said in a statement.

This move is part of a larger trend reshaping Brazil’s shopping center landscape: the shift toward mixed-use formats that combine retail with services and experiences. It’s a strategic response to the pressures of e-commerce, which has reduced foot traffic in traditional malls. To stay relevant, mall operators are rethinking their tenant mix and unlocking new sources of demand.

Coworkings: trabalho perto do consumo

Coworking Gains Ground

Flexible office space is becoming a key element of this strategy. Regus, a global coworking brand, is expanding its “Regus Express” concept inside malls in several Brazilian cities. According to Tiago Alves, CEO of Regus Brazil, shopping centers offer the right mix of location, accessibility, and infrastructure.

“We’re seeing strong demand driven by convenience and cost-efficiency,” says Alves. Regus already operates locations at JK Iguatemi and Center 3 in São Paulo, Flamboyant in Goiânia, and Center Shopping in Uberlândia, with new units slated to open in Belo Horizonte, Florianópolis, and Rio de Janeiro.

Some of these workspaces are strategically positioned between high-end retailers, creating a unique environment that blends productivity and lifestyle.

Healthcare Expands Inside the Mall

Medical services are another growth category. Clinics, labs, and outpatient facilities are increasingly setting up shop inside malls, providing patients with convenient access to consultations, lab work, vaccinations, and urgent care — all in a setting that offers parking, security, and accessibility.

Unimed Sorocaba, for example, first opened a clinic in Shopping Cidade Sorocaba in 2013 and has since expanded to Iguatemi Esplanada, where it now offers lab testing and diagnostic imaging.

In São Paulo, the healthcare trend is even more pronounced. The CEMA Network operates medical facilities in more than 10 shopping centers, including Pátio Paulista, Aricanduva, Eldorado, Guarulhos’ Internacional Shopping, Ibirapuera, Morumbi Shopping, and West Plaza.

From Passport Offices to Fitness Anchors

Brazilian malls are also stepping in to host public services. Several Federal Police passport offices now operate inside malls — including Market Place, Eldorado, Ibirapuera, and West Plaza in São Paulo — offering a secure and convenient alternative to government buildings.

Meanwhile, fitness centers are becoming the new anchor tenants. Chains like Bio Ritmo and Companhia Athletica occupy prominent spaces, helping maintain steady foot traffic throughout the day — even during retail slow hours.

As Brazil’s shopping centers adapt to the digital age, their success increasingly hinges on offering value beyond the traditional retail experience. By evolving into lifestyle and service hubs, these properties are not only diversifying their revenue streams but also redefining their role in urban life.

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