The analysis of the occupancy profile shows a trend: Consumer Goods, Transportation, and Industrial Products lead the way. Within a 30 km radius, Consumer Goods—including e-commerce—are responsible for 29.3% of occupations. Among companies, Mercado Livre leads the volume of leased square meters in this range, followed by Shein and Magalu, respectively.

"With the growth of e-commerce and the dominance of this sales model, deliveries must happen much faster. There is also increased competition, and for these reasons, it is very important to have your distribution center near the large mass of consumers," Ackermann explains.

An exclusive analysis using data from the Market Analytics platform indicates that within a 30 km radius of the capital, 40.5% of the properties in the region are less than five years old, totaling 2.14 million square meters. Despite the scarcity of land, the youth of the assets shows that the 30 km radius of São Paulo is still a new region with room for growth. Data from SiiLA shows that in 2023 alone, 1 million square meters were delivered in São Paulo within this range, about 7.2% of the current stock.

The market rent of regions closest to the capital is higher — an average of R$ 25.26/square meter, — while farther regions vary from R$ 21.31/square meter for 30 to 60 km radii and up to R$ 16.44/square meter for assets beyond 90 km.

For Milton Bigucci Junior, Technical Director of MBigucci, land in regions closer to major centers is more expensive, but they offer proportional returns and higher liquidity than developments outside the 30 km radius.

“Liquidity is faster, so you can rent out more quickly. The return rate of other industrial centers is also good, and even similar, because you pay less for the land, so you can have a slightly cheaper development and a slightly lower rent. Within a 30 km radius, you pay a little more for the land, and you can get higher rent, but you have more liquidity in this case,” Bigucci explains.

The director also says that construction costs themselves do not change and adds that what is more expensive is the land. Another point highlighted by Bigucci is zoning laws, which can directly affect the construction standard of properties.

“We can say that the value can be up to 30% more expensive within a 30 km radius than in other regions. Sometimes, however, there are few industrial centers available because these lands tend to compete with the housing segment,” he says.