September 7, 2025
Mexico continues to set record-breaking FDI milestones in 2025 while navigating trade uncertainties and implementing ambitious development strategies.
Mexico achieved a historic US$34.3 billion in FDI during the first half of 2025, marking a 10.2% increase from the same period in 2024. This represents the fifth consecutive year of record H1 FDI performance. New investments reached US$3.1 billion, the highest figure in the past 12 quarters, with reinvested earnings accounting for 84.4% of total FDI flows.
The United States maintains its position as the dominant investor, contributing US$14.7 billion (43%) of total FDI, followed by Spain at US$5.9 billion (17.3%). Manufacturing continues to attract the largest share, representing 36% of total FDI at US$12.7 billion.
Stellantis is expanding its Saltillo, Coahuila facility with investments to boost production to nearly 1 million engines annually. The company plans to launch up to 15 new vehicle models in 2025.
Volvo increased its investment in its new Monterrey truck plant from US$700 million to US$1 billion, with operations set to begin in 2026.
TAFE (Indian tractor manufacturer) inaugurated its new assembly plant in Aguascalientes with a US$15 million investment, expected to generate 250 jobs.
Siemens allocated an additional US$49 million across operations in Nuevo León and Querétaro, bringing total investments to US$142 million.
Daikin (Japan) will open a third plant in San Luis Potosí with a 7 billion peso investment, operational in October 2025.
Sigma Alimentos is expanding infrastructure in four State of Mexico municipalities with an US $18 million commitment.
Pharmaceutical Sector Growth:
Four pharmaceutical companies announced investments exceeding 12 billion pesos (US$641 million):
Boehringer Ingelberg: 3.5 billion pesos to expand Mexico City operations, targeting 5 billion pills annually
Carnot Laboratorios: 3.5 billion pesos for a new Hidalgo plant
Bayer: 3 billion pesos over five years across 14 Mexican sites
Grupo Somar: 202 million pesos expansion in Estado de México
Northern States continue leading investment attraction:
Baja California tops 2025 private investment projections with US$4.22 billion and 18,750 new jobs
Nuevo León recorded 10.9% growth in vehicle exports during H1 2025
Aguascalientes attracted US$394.6 million in FDI during H1 2025
Central Mexico Growth:
Guanajuato secured 26 private investment projects totaling US$2.4 billion and 7,000 new jobs in nine months
Sigma Alimentos announced US$18 million investment across four Estado de México municipalities, creating 300 jobs
Manufacturing Industries: US$12.7 billion (36% of total FDI)
Transportation and Storage: US$5.2 billion
Financial and Insurance Services: US$4.6 billion
President Sheinbaum's comprehensive "Plan México" targets achieving 28% GDP investment ratio by 2030, focusing on:
Strategic sectors: automotive, aerospace, energy, semiconductors, pharmaceuticals
US$200 billion investment portfolio through 2030
15 Economic Development Poles across key cities
100% immediate deduction for new fixed asset investments through 2030
New Relocation Decree (2025-2030) provides:
25% annual deduction on dual training programs
Additional 25% tax deduction for R&D initiatives
Reduced income tax credit from 20% to 10%
Fibra Next completed Mexico's largest IPO in nearly a decade with approximately US$450 million raised, representing the largest warehouse and logistics REIT in Mexico
Fibra Shop secured MXN$6.6 billion syndicated credit facility for shopping center refinancing
Fibra Macquarie obtained US$375 million sustainability-linked loan for expansion
Fibra MTY acquired two Monterrey industrial properties for US$73.4 million
FINSA announced US$500 million investment in 70 industrial warehouses across 12 states
Meor plans US$1.5 billion investment over 5-7 years for industrial park development
Government commitment: US$625 million for 13 new industrial parks, targeting 100 parks by 2030
Despite 25% U.S. tariffs on Mexican goods, nearshoring momentum continues with:
450 new companies expected to establish Mexican operations in 2025
Amazon Web Services investing US$5 billion in Querétaro digital hub
Mexican Association of Private Industrial Parks projecting continued growth despite trade uncertainties
Opportunities:
Record FDI performance demonstrates sustained investor confidence
Manufacturing sector remains the dominant investment destination
Government's Plan México provides comprehensive policy framework through 2030
FIBRA market shows robust activity across industrial and commercial segments
Challenges:
25% U.S. tariff impact on automotive and manufacturing exports
Judicial reform uncertainties affecting long-term investment climate
Need for continued infrastructure development to support nearshoring demand
Mexico's industrial landscape is poised for continued growth, driven by nearshoring trends and strategic advantages in manufacturing. The country's resilience in navigating global trade challenges, coupled with significant infrastructure investments, suggests a promising future for investors and businesses alike.
Outlook: Mexico's investment environment remains fundamentally strong, supported by strategic location, USMCA benefits, and proactive government policies, despite short-term trade uncertainties.
DiscoveryCRE is Mexico's Premier Commercial Real Estate Liaison Specializing in Nearshoring and Industrial Tenant Site Selection. We help companies make informed SITE SELECTION decisions. Manufacturing and Logistics Operations.
When nearshoring to Mexico, having the right partner makes all the difference. Our team primarily represents industrial tenants and buyers providing expert site selection and facility acquisition for manufacturing and logistics companies across Mexico.
Ready to simplify your Mexico expansion?
USA and Canada Toll free number 1 (800) 603-3460
Mexico Toll Free number 800 099 1437
Guadalajara Telephone number +52 33 3348 2317
Luis@DiscoveryCRE.com
Thank you for reading our edition of the MexicoCRE Newsletter. Stay tuned for more updates and investment opportunities! 🙏
Investor Nationalities: #MexicoFDI
UnitedStates is the dominant FDI origin, contributing nearly 43% of total inflows; its investment increased by almost $1 billion year-over-year to $14.7 billion in the first half of 2025. Spain is the second largest, at 17.3% ($5.9 billion), rebounding strongly from a prior outflow. Other leading sources: Canada (5.1%, $1.75 billion), Japan (4.2%, $1.44 billion), and Germany (3.7%, $1.28 billion). The top five investor countries collectively account for 73.3% of all FDI.
Manufacturing Plant Openings and Expansions:
Bobcat has broken ground on a major new facility in Salinas Victoria, Nuevo León, aimed at expanding production of compact machinery; the plant is expected to be operational in 2026.
Unilever confirmed a new $400 million factory in Nuevo León focused on beauty and personal care, as part of a broader $1.5 billion investment plan for Mexico running through 2028.
Recent pharmaceutical investments include Carnot Laboratorios’ new plant in Hidalgo (₱3.5 billion/$185M) and large-scale reinvestment by Bayer, AstraZeneca, and others, supporting more than a dozen new and expanded life sciences facilities in 2025.
ENGEL opened a major new production facility in Querétaro, enhancing injection molding capacity and supporting faster delivery for the Americas market.
CFMOTO inaugurated a new factory in Apodaca, with a $46 million investment and 500 new jobs, expanding assembly and production capacity for motorsports vehicles.
Key Investment Sectors and Locations:
Manufacturing dominates FDI inflows, accounting for 36% of the total, but there are also strong commitments to food, chemical, agro-processing, and pharma sectors.
Jalisco, Baja California, Nuevo León, Puebla, and Hidalgo are hotspots for new plant and infrastructure developments.
The San José Chiapa industrial cluster in Puebla is receiving a $105 million investment aimed at generating over 5,000 jobs.
Government Policy Updates Affecting FDI:
The new federal administration under President Sheinbaum has reinforced incentives for #nearshoring and for strategic sectors including semiconductors, electromobility, and medical devices, boosting business confidence.
National policies prioritize trade openness and #supplychain integration with the U.S., while ongoing programs like “Plan México” are aimed at sustaining FDI inflows despite global uncertainty.
Authorities have unveiled major new industrial hubs and water infrastructure projects nationwide ($540 million for a new industrial hub and $5.6 billion for strategic water projects), reinforcing regional competitiveness.
Mexico's industrial landscape is poised for continued growth, driven by nearshoring trends and strategic advantages in manufacturing. The country's resilience in navigating global trade challenges, coupled with significant infrastructure investments, suggests a promising future for investors and businesses alike.
DiscoveryCRE is Mexico's Premier Commercial Real Estate Liaison Specializing in Nearshoring and Industrial Tenant Site Selection. We help companies make informed SITE SELECTION decisions. Manufacturing and Logistics Operations.
When nearshoring to Mexico, having the right partner makes all the difference. Our team primarily represents industrial tenants and buyers providing expert site selection and facility acquisition for manufacturing and logistics companies across Mexico.
Ready to simplify your Mexico expansion?
USA and Canada Toll free number 1 (800) 603-3460
Mexico Toll Free number 800 099 1437
Guadalajara Telephone number +52 33 3348 2317
Luis@DiscoveryCRE.com
Thank you for reading our edition of the MexicoCRE Newsletter. Stay tuned for more updates and investment opportunities! 🙏
DiscoveryCRE is Mexico's Premier Commercial Real Estate Liaison Specializing in Nearshoring and Industrial Tenant Site Selection. We help companies make informed SITE SELECTION decisions. Manufacturing and Logistics Operations.
When nearshoring to Mexico, having the right partner makes all the difference. Our team primarily represents industrial tenants and buyers providing expert site selection and facility acquisition for manufacturing and logistics companies across Mexico.
Ready to simplify your Mexico expansion?
USA and Canada Toll free number 1 (800) 603-3460
Mexico Toll Free number 800 099 1437
Guadalajara Telephone number +52 33 3348 2317
Luis@DiscoveryCRE.com
Thank you for reading our edition of the MexicoCRE Newsletter. Stay tuned for more updates and investment opportunities! 🙏
1. Record-Breaking Investment Projections for 2025The Mexican industrialrealestate sector is poised for significant growth in 2025, with investments in industrial parks expected to reach US $6.14 billion, a 12% increase from the $5.48 billion recorded in 2024, according to the Mexican Association of Private Industrial Parks (AMPIP). This surge is driven by nearshoring trends, with both national and international companies capitalizing on Mexico’s strategic logistics capabilities.
2. Major IndustrialPark Developments
• Natura Industrial Park in Tijuana: In November 2024, groundbreaking began for the US $911 million Natura Industrial Park in Tijuana, Baja California.
• Banderas Tech Park in Tijuana: Grupo Frisa inaugurated the Banderas Tech Park with an initial investment of MX$205 million, creating 300 formal jobs.
• HubsPark Tech Campus in Tijuana: Real estate developer Meor launched the HubsPark Tech Campus, a mega-industrial and technological park with a US $800 million investment over seven years. The project will cover over 650,000 square meters of rentable area and is expected to generate up to 6,000 direct jobs, enhancing northern Mexico’s competitiveness.
• Polo del Bajío in Aguascalientes: The state’s first agri-industrial park, Polo del Bajío, broke ground with an initial investment of MX$265 million.3. Meor’s Long-Term Investment Strategy
Meor, a leading Mexican industrial park developer, announced plans to invest US $1.5 billion over the next five to seven years to acquire and develop stabilized industrial parks across Mexico. Focused on northern regions like Tijuana, Ciudad Juárez, and Monterrey, as well as Mexico City, Meor aims to capitalize on nearshoring demand. The company reported occupancy rates above 96% in 2024 and plans to add 2.6 million square feet of new constructions and 1 million square feet of leases by year-end.
4. PlanMexico: Strategic Government InitiativesUnder the Mexico Plan 2030, the Mexican Federal Government is driving industrial growth through strategic investments and the creation of Economic Development Poles for Well-Being. In June 2025, the Ministry of Economy announced:• A US $625 million investment for the operation of 13 new industrial parks, part of a goal to build 100 parks by 2030.• A US $2.75 billion investment for a new industrial plant in Kanasín, Yucatán, to boost economic development in the southeast between 2025 and 2028. These initiatives are part of a historic US $200 billion investment portfolio, supported by favorable macroeconomic conditions and fdi confidence.5. Prologis’ Ambitious ExpansionPrologis, a major player in Mexico’s industrial real estate, announced plans to develop 116 new industrial parks by 2030, backed by an estimated US $5 billion investment.
5. Discovery Tala Industrial Park. #Jalisco
https://discoverycre.com/discovery-park-tala
Situated at Highway Guadalajara-Tala KM 18.5, Discovery Park, Tala offers exceptional connectivity that few industrial parks can match. The development's strategic position provides immediate access to major transportation arteries, including the Metropolitan Circuit (just 5km away), Highway to Nogales (20km), Guadalajara Peripheric Way (34km), and the recently announced Macrolibramiento bypass road. This connectivity extends to the Port of Manzanillo (38km) and major airports (75km), creating a logistics network that connects tenants to both national and international markets.The park sits within a vibrant population center, with over 162,500 residents within a 20km radius, ensuring access to a substantial workforce. The nearby city of Tala (87,000 residents) provides immediate access to services, while the development's proximity to Guadalajara offers additional metropolitan advantages.
Discovery Park Tala isn't merely selling industrial land – it's offering a complete ecosystem designed for business success. The development features top-tier infrastructure including concrete main roads, low and medium voltage electrical installations with LED and solar panel lighting, comprehensive water services with treatment plants and water rights, and cutting-edge voice and data connectivity.Environmental responsibility stands as a cornerstone of the development, evidenced by its prestigious U.S. Green Building Council LEED Master Site Certification under the Multiple Buildings on Campus modality. Additionally, the development's fire protection systems meet rigorous NFPA International Standards and NOM 002-STPS-2010 requirements, ensuring both safety and compliance.
With 35 hectares (about 86.5 acres) of prime industrial land, Discovery Park Tala accommodates diverse business needs from light industry and services to warehousing, manufacturing, logistics, and agribusiness. The master plan reveals thoughtfully designed parcels organized into sectors (M-1 through M-5), offering flexibility for various operational requirements.The development provides comprehensive services including 24/7 security, mixed facilities, common areas, controlled vehicular and pedestrian access, green spaces, a dedicated administration office, and convenient commercial and service areas – all designed to create a productive, efficient business environment.
The brochure highlights a particularly timely opportunity: Mexico's industrial sector is experiencing unprecedented demand driven by the nearshoring phenomenon. Companies seeking to relocate supply chains closer to North American markets are finding Discovery Park Tala's strategic location, combined with access to the growing cargo airport and Port of Manzanillo, create compelling competitive advantages.
For investors, this timing is critical Major institutional investors are already recognizing the exceptional returns available in Mexico's industrial real estate sector. As more companies discover Discovery Park Tala's advantages, available sites will become increasingly scarce.
DiscoveryCRE is Mexico's Premier Commercial Real Estate Liaison Specializing in Nearshoring and Industrial Tenant Site Selection. We help companies make informed SITE SELECTION decisions. Manufacturing and Logistics Operations.
When nearshoring to Mexico, having the right partner makes all the difference. Our team primarily represents industrial tenants and buyers providing expert site selection and facility acquisition for manufacturing and logistics companies across Mexico.
Ready to simplify your Mexico expansion?
USA and Canada Toll free number 1 (800) 603-3460 Mexico Toll Free number 800 099 1437 Guadalajara Telephone number +52 33 3348 2317 Luis@DiscoveryCRE.com
Mexico's industrial landscape is poised for continued growth, driven by nearshoring trends and strategic advantages in manufacturing. The country's resilience in navigating global trade challenges, coupled with significant infrastructure investments, suggests a promising future for investors and businesses alike.
DiscoveryCRE is Mexico's Premier Commercial Real Estate Liaison Specializing in Nearshoring and Industrial Tenant Site Selection. We help companies make informed SITE SELECTION decisions. Manufacturing and Logistics Operations.
When nearshoring to Mexico, having the right partner makes all the difference. Our team primarily represents industrial tenants and buyers providing expert site selection and facility acquisition for manufacturing and logistics companies across Mexico.
Ready to simplify your Mexico expansion?
USA and Canada Toll free number 1 (800) 603-3460
Mexico Toll Free number 800 099 1437
Guadalajara Telephone number +52 33 3348 2317
Luis@DiscoveryCRE.com
Thank you for reading our edition of the MexicoCRE Newsletter. Stay tuned for more updates and investment opportunities! 🙏
“Today is October 2,” President Claudia Sheinbaum said at the start of her Thursday morning press conference.
“October 2 is not forgotten,” she added.
Thursday is the 57th anniversary of the Tlatelolco massacre, in which hundreds of protesting students were killed by the military in Mexico City.
Sheinbaum expressed her government’s “solidarity” with the students who died on Oct. 2, 1968, and with “all of the political prisoners” of that time.
“This is the first thing,” she said before ceding center stage to Energy Minister Elena Luz González, who outlined two new regulations for the transportation and distribution of LP gas.
A reporter asked Sheinbaum about the criticism the Morena party’s top senator, Adán Augusto López Hernández, faced after he was caught watching a soccer match on his tablet in the Senate during an appearance on Wednesday by Finance Minister Édgar Amador.
The president responded that the issue didn’t concern her.
Asked whether López Hernández’s conduct affected the image of Morena, Sheinbaum responded:
“I’m not going to get involved in that.”
Morena is Mexico’s ruling party, founded by former president Andrés Manuel López Obrador. Sheinbaum represented the party in the 2024 presidential election.
López Hernández could conceivably see the criticism over his football watching in the Senate as a welcome distraction from the accusations he faces related to the alleged criminal activity of the man who served as his security minister when he was governor of Tabasco.
Hernán Bermúdez Requena, security minister in Tabasco between 2019 and 2024, is accused of heading a Jalisco New Generation Cartel-affiliated crime group called La Barredora. He was arrested in Paraguay last month and is now in a federal prison in México state.
Opposition politicians and others have claimed it is not possible that López Hernández was unaware of the alleged criminal activity of his security minister in Tabasco.
* In case you were wondering, López Hernández was watching the UEFA Champions League match between Barcelona and Paris Saint-Germain, which the latter team won 2-1.
A reporter asked the president about the metal barriers that have been installed around the National Palace, located opposite the Zócalo, Mexico City’s main square, in the historic center of the capital.
The barriers were erected ahead of the annual march that takes place on Oct. 2 to commemorate the Tlatelolco massacre.
Sheinbaum said that the barriers have been put up to protect the National Palace during protests for “years.”
“… There are these groups who cover their faces and carry out actions with dangerous devices,” she said, adding that on many occasions they have attempted to set alight the National Palace’s main door.
“If you put police in front of a situation of this kind where there is aggression, there will be a confrontation,” Sheinbaum said.
“And, in addition, you put the police at risk because the Mexico City police, at least, are trained not to repress but simply to contain,” said the former Mexico City mayor.
“So it’s better to put up a physical barrier to avoid this situation, rather than having a confrontation with police officers,” Sheinbaum said.
After she denounced Israel’s interception of a flotilla transporting aid to Gaza and called for the immediate repatriation of six Mexicans who were detained by Israeli forces, Sheinbaum was asked whether her government would break off diplomatic relations with Israel.
“Until now it has not been considered,” the president said.
Sheinbaum subsequently highlighted that Mexico was among “the first countries” to file a complaint in The Hague related to the conflict in Gaza.
Sheinbaum calls for immediate return of Mexicans detained by Israel
In January 2024, Mexico and Chile “referred the situation in the State of Palestine to the International Criminal Court for investigation into the probable commission of crimes within its jurisdiction,” according to Mexico’s Ministry of Foreign Affairs.
Sheinbaum also noted that her government formally recognized the Palestinian Embassy in Mexico.
“It had not been recognized as such” before, she said.
By Mexico News Daily chief staff writer Peter Davies (peter.davies@mexiconewsdaily.com)
The post ‘October 2 is not forgotten’: Thursday’s mañanera recapped appeared first on Mexico News Daily
