Bandeirantes/Anhanguera Leads São Paulo’s Logistics Property Demand; Imigrantes/Anchieta Commands Highest Rents
The Bandeirantes/Anhanguera corridor accounts for the largest share of logistics property demand among the seven highway corridors SiiLA tracks in São Paulo state. In the 12 months ended September 2026, the corridor recorded 1.1 million square meters of gross absorption—the total space occupied during the period—in Class A+ and A logistics parks. That represents roughly 43% of all space taken up across the seven corridors.
When it comes to rents, however, a different corridor leads. Imigrantes/Anchieta has the highest average, at R$35.87 per square meter per month, followed by Dutra/Ayrton Senna at R$34.66. In Bandeirantes/Anhanguera, which has the largest inventory of logistics properties, the average is R$25.50.
The study examines each corridor as a whole, without breaking out properties by their location within 30-, 60- or 90-kilometer radii of the city of São Paulo.
Space Availability Varies Across Corridors
The differences also extend to the supply of vacant logistics space. Between June and September, vacancy in Bandeirantes/Anhanguera fell from 5.69% to 3.25%. During that period, net absorption—the difference between space occupied and space vacated—exceeded the amount of space delivered in new developments.
In Imigrantes/Anchieta, vacancy approached zero, dropping from 8.79% to 0.58% over the same period. Fernão Dias/Dom Pedro I, the smallest corridor, has no available space and the lowest average rent, at R$21.01 per square meter per month.
At the other end of the spectrum is Régis Bittencourt, where 14.93% of space is vacant. While that is the highest rate among the corridors analyzed, it is down from 20.38% in the previous quarter.
Infrastructure Shapes Location Decisions
For companies looking for logistics space, choosing a location involves more than comparing rents and finding available properties. Highway quality, freight transit times and infrastructure in nearby cities also factor into the decision, according to Marino Mário da Silva, CEO and founder of Grupo Retha.
The group manages 30 logistics parks and 16 single-tenant properties, totaling more than 2 million square meters.
“Choosing a highway corridor such as Anhanguera-Bandeirantes over routes such as Régis Bittencourt or Anchieta-Imigrantes comes down, first and foremost, to operational efficiency and the quality of the road infrastructure,” Silva said.
In his view, Bandeirantes/Anhanguera offers high-quality roads, smoother traffic flow and faster access to the city of São Paulo and the Rodoanel beltway. Those conditions, he said, are particularly important for e-commerce and distribution companies that depend on fast last-mile deliveries and connections to other parts of the state.
Corridors such as Régis Bittencourt, by contrast, face infrastructure bottlenecks, mountainous stretches and slower freight traffic, he said. Those factors can increase shipping costs and extend travel times to consumer markets.
Infrastructure in the cities surrounding the properties also influences the decision. According to Silva, municipalities along Bandeirantes/Anhanguera offer better urban infrastructure, an established network of services and a larger pool of skilled workers for logistics and industrial operations. He said those advantages help distribution centers retain employees and maintain productivity.
E-Commerce Drives Absorption
SiiLA’s figures reflect the importance of e-commerce. Digital fulfillment operations, which store inventory and ship online orders, accounted for 58% of net absorption across the seven corridors over the past 12 months.
Bandeirantes/Anhanguera and Dutra/Ayrton Senna account for roughly three-quarters of the space occupied by this segment. Tenants identified in the study include Mercado Livre, Amazon, Shopee, Shein and Magalu.
In percentage terms, however, Imigrantes/Anchieta posted the strongest growth. Between the third quarter of 2023 and the same period in 2026, the space occupied by the segment in that corridor increased 92.71%, nearly doubling.
Preleasing Progress Varies Across Development Pipelines
Just as current occupancy differs across the corridors, leasing activity for projects scheduled for delivery in the coming years is progressing at different rates. Bandeirantes/Anhanguera and Dutra/Ayrton Senna have similar amounts of space in their development pipelines, but substantially different shares are already committed to tenants.
In Bandeirantes/Anhanguera, just 7.1% of the 731,000 square meters scheduled for delivery over the next two years is preleased, meaning a lease has been signed before the property is completed. In Dutra/Ayrton Senna, that share reaches 57.8%.
Jorge Luiz Filho, SiiLA’s Market Intelligence Coordinator, explained that the gap does not necessarily indicate weaker demand in Bandeirantes/Anhanguera. It also reflects how far along projects are in the leasing process and how much space still needs tenants.
He described preleasing as “a key indicator for understanding not only how much the market will grow, but how much of that growth is already backed by signed leases.”
Against that backdrop, the main challenge for São Paulo’s logistics property market “will not simply be to expand supply, but to deliver the right properties, in the right locations, when demand calls for them,” he said.
Filho noted that some corridors have very low vacancy, others have already secured tenants for much of their upcoming supply, and still others have room to accommodate new operations.
“This shows that São Paulo’s market does not follow a single pattern. The ability to identify these differences will become increasingly important to the success of new projects,” he said.
The findings draw on SiiLA’s database, which includes additional information by corridor and property to support further analysis of the logistics real estate market.
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