East versus West. 15 km radius in the capital of SP sees dispute over logistics warehouses

E-commerce purchases have been growing and agility in product delivery is a differential for these companies. Those who choose a purchase based on delivery time may not know, but are moving the demand for a billionaire market that disputes space available for inventory and storage in a highly urbanized city with housing deficit. And the main bottleneck is in the last 15 kilometers of delivery, known as operation Last Mile.

In São Paulo, two regions vie for protagonism in this market: the east exit and the west exit of the city, which give access to important highways such as Ayrton Senna and Castelo Branco.

According to Fernando Didziakas, managing partner of Buildings, a corporate real estate research company, the main difference is that, at the east exit, where Guarulhos is, there are larger condominiums and a larger constructive activity. Therefore, the logistics condominiums are large, and there is still a larger square meter volume that is under construction. With the larger vacancy, the price is lower.

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“The West Exit, which takes the end of Sao Paulo Ali, Jaguaré, Barra Funda, more Barueri, the condominiums are slightly smaller and the constructive activity as well,” says Didziakas

East x West: Which area will expand the most?

Data from Buildings point out that the west exit of the city of São Paulo concentrates the largest number of condominiums of logistics sheds, totaling 75 in total, against 43 from the East Region.

In the west, the average rent price is higher, at R $ 39.3/m² against R $ 36.6/m² in the east. Regarding the occupation, there are 448 companies in the West region, with an average of 5,887 m², compared to 297 companies in the east, with an average occupation of 9,257 m².

“Guarulhos has a lot building, many companies are disputing space there. Today, the price of what is available is $ 36, but already has many ventures that charge over $ 40,” he explains.

Among the highlights of the region is a logistics condominium that is being built inside Guarulhos airport by Brookfield, with a mediated price request exceeding $ 100 per square meter. “A price from Vila Olímpia for logistics warehouses,” he jokes.

Among the largest occupants, we highlight the Pão de Açúcar Group (GPA) at the West Exit, with 120.4 thousand m²; and the free market at the east exit, with 381.1 thousand m².

Among the cities, Guarulhos emerges

The proximity of the airport, downtown SP, and greater availability of areas for construction put focus on the potential of Guarulhos for this market, which had as “star” the city of Cajamar.

“The proximity to São Paulo, plus the potential for constructive land, has made Cajamar one of the main cities of the development of large logistics condominiums. Today the great focus of new developments is in Guarulhos, due to proximity to the city of São Paulo,” says Didziakas.

Among the companies that maintain areas in the city, is Shein, which has an area of 200 thousand m² on the side of Guarulhos airport.

Within SP, areas are missing

In a highly urbanized city, finding land available within the capital of SP is a task that demands a lot of research, wide look and speed in dispute with the residential real estate.

“The problem is not lack of money in companies that develop warehouses within the city. The great difficulty is finding available land,” he says.

The way out is to “set up” land, explains Didziakas, buying several nearby properties and building a larger shed. Or reuse existing buildings, renovate and make it suitable for logistics use. “Sometimes you will try to buy an old shed and try to retrofit, or buy a factory, which is what happens on models today,” he says.

This option is important because some distribution centers are further away, and distribution inside the square (city) occurs in smaller sheds. “It turns out to be a logistical shed where the product enters one day and goes out the other, or sometimes comes in one morning and leaves in the afternoon. It only passes there to change vehicle that will make the final delivery,” he says.

An example given by Didziakas is Goodman Jaguaré, who was a graphic in the Jaguaré region, and was bought and retrofted to become a logistical shed inside the city.