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Artz Pedregal is a mixed-use development in the affluent Jardines del Pedregal neighborhood of southwestern Mexico City, opened in March 2018.
Spanning 65,000 square meters of commercial space within a total gross leasable area of 111,183 square meters, it features a premium retail focus without traditional department store anchors. The tenant mix emphasizes luxury brands such as Louis Vuitton, Dior, Hermes, Gucci, Prada, Fendi, and Cartier, alongside experiential elements like high-end restaurants, Cinemex theaters, and the first Starbucks Reserve Bar in Mexico.
Integrated offices and a 5,000-square-meter public park with art installations by artists like Ai Weiwei enhance its urban appeal. Located along the Anillo Periférico ring road, it benefits from strong accessibility for vehicular traffic in a high-income area, with demographics skewing toward upper-class residents (household incomes often exceeding USD 100,000 annually). Occupancy stands at 85 percent as of recent reports, below the Mexico City super-regional mall average of 94 percent in 2022, indicating solid but not exceptional demand.
Footfall is driven by the upscale positioning, though specific metrics are limited; market reports suggest annual visitor numbers in the millions for similar luxury venues.
Rent levels are premium, averaging USD 50-80 per square meter monthly, reflecting the exclusive tenant profile.
Leasing advantages include visibility to affluent shoppers and integration with office traffic for weekday boosts, but challenges involve high operational costs and a 2018 structural incident that temporarily affected perception. Competition from established luxury centers like Antara and Santa Fe pressures differentiation through art and lifestyle offerings.
Overall, it suits high-end retailers targeting discerning consumers in a saturated but growing luxury market.
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Hours of Operation
Hours
| Monday | 10:00 AM — 10:00 PM |
| Tuesday | 10:00 AM — 10:00 PM |
| Wednesday | 10:00 AM — 10:00 PM |
| Thursday | 10:00 AM — 10:00 PM |
| Friday | 10:00 AM — 10:00 PM |
| Saturday | 10:00 AM — 10:00 PM |
| Sunday | 10:00 AM — 10:00 PM |
Hours may vary on public holidays. Check with individual stores for specific holiday schedules.
Insights
Demographics and Accessibility
The Pedregal area hosts upper-middle to high-income demographics, with average household incomes around MXN 1.5 million annually and a population of professionals, executives, and expatriates. Proximity to universities and residential zones supports family-oriented footfall. Accessibility via Periférico Sur aids commuters, but traffic congestion and limited public transit options pose risks during peak hours. Parking for over 2,000 vehicles mitigates some issues, yet urban density amplifies competition for attention from passing traffic.
Tenant Mix and Occupancy
The tenant mix prioritizes luxury fashion, jewelry, and lifestyle brands, comprising 60 percent of space, with 20 percent dining and 10 percent entertainment. Absence of anchors like Liverpool or Sears differentiates it as a boutique destination, appealing to aspirational shoppers. Occupancy at 85 percent reflects post-pandemic recovery but lags peers, signaling selective leasing. Strengths include curated synergy boosting cross-traffic; weaknesses involve vulnerability to economic downturns affecting discretionary spending in a market where luxury retail sales grew 5 percent in 2023 per INEGI data.
Competition and Lease Terms
Intense competition from Antara Polanco and Santa Fe, which offer similar luxury mixes and higher footfall (estimated 20 million annual visitors combined), challenges Artz Pedregals market share in Mexico Citys USD 10 billion retail sector. Lease terms feature base rents of USD 50-80 per square meter, plus 8-12 percent CAM charges, with typical 5-10 year commitments and escalation clauses tied to inflation (around 4 percent annually). Advantages for tenants include promotional support via art events; risks encompass saturation in premium categories and potential rent hikes amid 3 percent vacancy in luxury spaces per Cushman & Wakefield reports.
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City Snapshot
Ciudad De México, CMX
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City Snapshot
Ciudad De México, CMX
Comprehensive market intelligence for retail expansion in this city
