Build-to-Suit Gains Momentum in a Market That Delivered 2 Million Sqm in 2025

Throughout 2025, Brazil’s logistics real estate market delivered 2 million square meters of new Class A+, A, and B assets, according to SiiLA data. A significant share of this volume came from build-to-suit (BTS) projects, a model that has been gaining traction primarily from the occupiers’ perspective, driven by the need for efficiency gains, automation, and increasingly stringent environmental targets. 

From the perspective of DHL Supply Chain, one of the country’s largest logistics operators, the main difference between a BTS facility and a speculative development lies in the degree of alignment between the real estate asset, the company’s strategy, and the needs of its clients. 

According to Danilo Marcuci, Head of Corporate Real Estate Brazil and Southern Cone at DHL Supply Chain, custom-built projects allow critical operational elements to be incorporated from the design phase, including automation, intelligent systems, long-term cost predictability, and sustainable solutions aligned with the group’s global carbon neutrality goals. 

“For DHL, the difference lies in the ability to align the property with our strategy and our clients’ needs. A build-to-suit (BTS) project is developed to measure, making it possible to integrate essential elements for greater efficiency from the outset. This means incorporating solutions such as automation, smart systems, long-term cost predictability, and sustainable practices that contribute to our global carbon neutrality target—while also taking into account longer construction timelines and lease terms,” he explains. 

Speculative warehouses, while more generic from a construction standpoint, remain relevant for operations that require rapid occupancy or greater contractual flexibility. 

When selecting properties in Brazil, DHL considers a combination of factors that go beyond physical space. Cost competitiveness, strategic locations that optimize logistics networks and reduce delivery times, infrastructure ready for automation and future expansion, and sustainable solutions—such as energy efficiency, e-mobility, and readiness for renewable energy—are among the key criteria. Compliance and security issues also weigh heavily, especially in critical operations. 

“We have been moving forward with projects that incorporate sustainable practices and innovative technologies, reinforcing greener and more efficient logistics,” the executive says.