Energy availability has become one of the main bottlenecks — and a competitive differentiator — for logistics condominiums. E-commerce operations, highly automated distribution centers and technology-intensive platforms require electrical loads that are significantly higher than those seen in traditional storage warehouses.

In practice, more modern developments are now delivered with installed power capacity far above what was common five or ten years ago, in addition to infrastructure prepared for automation, order picking systems, partial air conditioning and, more recently, electric fleet charging.

Assets with limited power capacity or dependent on future upgrades from utility companies tend to lose competitiveness, especially in more mature and competitive markets, where speed of implementation is critical for occupiers.

The locational logic of logistics assets has undergone a relevant inflection in recent years. If historically proximity to major highways was enough to guarantee competitiveness, by 2025 distance to consumer hubs has become a determining variable — especially for last-mile and urban distribution operations, where time and logistics predictability directly affect operating costs.

This movement has repriced strategic regions within the São Paulo Metropolitan Area and accelerated absorption of well-positioned projects in consolidated urban areas. Developments within these corridors have started capturing demand that previously flowed to more peripheral regions, even while operating with more expensive land and tighter supply constraints.

An example of this dynamic is Bricklog Guarulhos, a Class A+ logistics development launched in 2025. With more than 100,000 m² of leasable area, the project was presented to the market during an event organized by SiiLA’s Marketing 360º solution, and its full occupancy was announced in the first half of the year. The entire area was absorbed by Mercado Livre, one of the country’s leading e-commerce platforms, highlighting the strength of location as a decisive factor in major occupiers’ decision-making. The lease was reported exclusively by REsource.

Read more: EXCLUSIVE: Mercado Livre signs the largest lease of 2025 so far; 105,000 m² in Guarulhos

This shift is also reflected in pricing. Data from the Market Analytics platform shows that logistics warehouses located within 30 kilometers of São Paulo’s city center have an average market asking rent of around R$ 29.50/m², considering Class A+, A and B assets. As distance increases, values decline consistently, as shown in the chart below.

Another element that has gained prominence is operational design. E-commerce companies and last-mile operators prioritize developments with high dock density, large maneuvering yards and layouts that enable fast vehicle and goods flow.

Industrial operations and long-term storage, on the other hand, value different attributes, such as higher floor load capacity, wide column spacing and high clear height, which allow greater flexibility in internal organization and adaptation throughout the lease term.

In this context, excessive standardization gives way to modular projects capable of serving different tenant profiles and preserving asset liquidity throughout its lifecycle.