Plaza Magna Irapuato — Stores, Map & Hours

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Brand Fit Snapshot

Best for:

Department Store AnchorsNational ChainsCinema & LeisureSpecialty RetailMid-Market Fashion

Not ideal if:

Ultra-Luxury Positioning

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Plaza Magna Irapuato is a mid-sized regional shopping center in Irapuato, Guanajuato, Mexico, spanning about 45,000 square meters of gross leasable area. Developed by GRUPO MAGNA and opened in 2012, it caters to the citys population of approximately 380,000 residents and draws from the broader Bajio region. The tenant mix features anchor tenants including Liverpool department store, Office Depot, and Cinépolis cinemas, alongside a diverse array of national and local retailers in categories such as apparel (Zara, H&M), electronics (SterEn, Sanborns), and food and beverage outlets comprising around 20% of the space with chains like La Vicenta and local eateries.

Occupancy stands at roughly 92% according to 2023 reports from JLL Mexico, reflecting solid demand in a growing market. Annual footfall is estimated at 6 million visitors, supported by its role as a community hub.

Accessibility benefits from proximity to the Irapuato-Silao highway and public transport links, with over 1,500 parking spaces available. The surrounding demographics include middle-class families with median household incomes of MXN 12,000-18,000 monthly, and a youthful population under 35 years old comprising 55%.

Rent levels range from MXN 350-550 per square meter per year, with escalations tied to inflation.

Leasing advantages encompass promotional partnerships and digital marketing tools provided by management, aiding retailer visibility.

Market position is strengthened by Irapuatos industrial growth from automotive and agribusiness sectors, boosting disposable income. However, challenges include competition from emerging plazas like Plaza Sendero Irapuato and potential economic volatility in the manufacturing-dependent local economy, which could affect consumer spending.

Overall sales per square meter average MXN 7,500-9,500 annually, below national urban averages but stable for regional centers.

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Hours of Operation

Hours

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Monday	09:00 AM — 08:00 PM
Tuesday	09:00 AM — 08:00 PM
Wednesday	09:00 AM — 08:00 PM
Thursday	09:00 AM — 08:00 PM
Friday	09:00 AM — 08:00 PM
Saturday	09:00 AM — 08:00 PM
Sunday	Closed

Holiday Hours

Hours may vary on public holidays. Check with individual stores for specific holiday schedules.

Av. Guerrero s/n, Irapuato, Mexico

Insights

Demographics and Footfall

Irapuatos demographic profile features a population of 380,000, with 60% in the 15-44 age group, aligning well with retail sectors like fashion and entertainment. Household incomes average MXN 15,000 monthly, supporting mid-tier retail. Annual footfall at Plaza Magna reaches 6 million, peaking during weekends and holidays, driven by family-oriented events and proximity to residential areas. This generates consistent traffic but varies seasonally, with lower visits during rainy periods common in Guanajuato.

Competition and Market Position

The retail landscape in Irapuato includes competitors such as Plaza Patria and Plaza Sendero, which offer similar tenant mixes and lower entry rents, pressuring Plaza Magnas market share estimated at 25-30%. Regional market reports from Cushman & Wakefield note saturation in big-box retail, with overall occupancy across local malls at 88%. Plaza Magnas strength lies in its established brand and cinema anchor, drawing 40% of visitors for leisure, yet it faces risks from e-commerce growth eroding 10-15% of traditional sales annually.

Lease Terms and Operational Quality

Lease structures typically span 5-10 years with options for renewal, including percentage rent clauses at 7-10% of sales above breakpoints. Base rents of MXN 400 per sqm provide cost predictability, though utilities and common area maintenance add 20-25% to expenses. Operational quality is rated average, with modern HVAC systems but some aging fixtures from the 2012 build; maintenance reports indicate 95% uptime. Challenges include occasional power fluctuations in the industrial zone, potentially disrupting operations, and a tenant mix heavy on apparel (35%) which underperforms in economic downturns.