According to SiiLA data, Brazil’s logistics park inventory has surged 74% since 2020, surpassing 27 million m². Mário credits this remarkable growth largely to the pandemic, which solidified the dominance of online shopping. “The pandemic was a watershed moment. In just five years, we’ve seen extraordinary expansion. While São Paulo is a mature market, other regions — like the Northeast, Midwest, and South — still have vast potential,” he said.

He highlighted recent advances in cities such as João Pessoa, Recife, Fortaleza, and Cuiabá, as well as the growing importance of hubs near major ports like Itajaí and Itapoá in Santa Catarina. “Decentralization is here to stay. We’re now seeing investments flow into Goiânia, Campo Grande, Manaus, and even São Luís. These markets are set to grow massively,” Mário added.

Mário emphasized that logistics operations extend far beyond the warehouse walls. “Today, the main tenant demands are extra-warehouse. Building well isn’t enough. You need qualified labor, efficient transport links, education, technology, and infrastructure. Without these, the business model isn’t sustainable.”

Workforce availability, he noted, is one of the sector’s biggest bottlenecks. “There’s no point building a state-of-the-art facility in a city without trained workers. Sometimes companies must bring in teams from other states, which drives up costs and complicates operations,” he explained. Extrema (MG), for instance, has seen a boom in new developments but continues to struggle with a shortage of skilled professionals.

For A+ grade developments, tenant checklists are only getting longer: laser-leveled floors, thermally efficient roofing, large truck yards, robust electrical infrastructure, and sustainable features like solar panels, water reuse systems, and sewage treatment facilities. Location remains a decisive factor in pricing: “A warehouse in Itajaí can cost as much — or more — than one in São Paulo, simply due to its proximity to strategic ports,” Mário said.

Vacancy rates, he added, are also a reflection of management quality. “Our secret is honest, detail-oriented management. Tenants build trust when they know the manager will solve issues before they become problems. That’s what drives loyalty and ensures consistent occupancy.”

Preventive maintenance and attention to detail, he noted, make all the difference: “A perfectly kept garden, clean yards, fully functional fire systems and roofing — these details show care and inspire confidence in tenants.”

Looking forward, Mário sees technology as the central driver of the sector’s next phase. “The challenge now is to integrate systems and software so communication is smoother and solutions come faster. We want to grow steadily, always guided by the honesty and trust we’ve built in the market.”

He predicts that the future of warehouses lies in smarter, more flexible, and modular facilities, designed to handle both large-scale operations and smaller urban demands with ever-faster delivery expectations. “Today, you need a full menu of options. The same operator might require a 100,000-square-meter hub and a 500-square-meter urban space for same-day delivery,” Mário explained.

The full episode is available now on all SiiLA PODCAST platforms, which every two weeks welcomes top real estate executives to discuss the trends and strategies shaping Latin America’s property market.

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About the SiiLA PODCAST

Hosted by Giancarlo Nicastro, CEO of SiiLA, the SiiLA PODCAST brings together the industry’s leading executives and decision-makers to explore the strategies, trends, and transformations shaping the Latin American real estate market.