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Plaza Pavilion is a mid-sized shopping center at Paseo de los Héroes 9111 in Zona Urbana Río Tijuana, Baja California, covering 10,000 square meters with 15,000 sqm Gross Leasable Area over 2 levels. Positioned in a prime commercial district near the US border, it enjoys high visibility on a major avenue.
Tenant mix includes 25 stores with over 9 anchors like Sanborns, emphasizing fashion, electronics, quick-service dining, and local boutiques. Occupancy is around 85%, matching Tijuana retail averages of 85-90%. Rents range 380-500 MXN per sqm monthly plus VAT, higher than peripheral malls but competitive for location, with 100-234 sqm spaces available, ground floors at premium for visibility. Footfall reaches 750,000-2 million visitors yearly, supported by central access and events.
Market position is mid-tier, targeting young adults (median age 28-30) with middle-class incomes (12,500-15,000 USD annually) in a 1.2 million population 5km radius, growing 1.5% yearly.
Leasing advantages feature 3-5 year terms, 200-500 parking spaces, security, and border proximity boosting cross-border shoppers.
Operational quality is solid with 12 annual events drawing 40% customers, though sensitive to trade fluctuations.
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Hours of Operation
Hours
| Monday | 07:00 AM — 12:00 AM |
| Tuesday | 07:00 AM — 12:00 AM |
| Wednesday | 07:00 AM — 12:00 AM |
| Thursday | 07:00 AM — 12:00 AM |
| Friday | 07:00 AM — 12:00 AM |
| Saturday | 07:00 AM — 12:00 AM |
| Sunday | 07:00 AM — 12:00 AM |
Hours may vary on public holidays. Check with individual stores for specific holiday schedules.
Insights
Demographics and Accessibility
The demographic profile centers on young professionals and cross-border commuters, with median age 28-30 and average household income 12,500-15,000 USD yearly. Within 5km, population is 1.2 million, 3.4 persons per household, 1.5% annual growth. Accessibility via major avenues and San Ysidro port is strong, but urban congestion and border delays pose risks to footfall, estimated at 62,500 monthly visitors, reliant on office traffic and events for steady performance.
Competition and Market Saturation
Intense competition from larger centers like Plaza Río Tijuana (88% occupancy) and Plaza Las Américas leads to saturation in apparel and dining, with 3 malls per 100,000 people and high competition rating. Tijuana retail grows 4-5% CAGR to 2025, but border volatility and US-Mexico economic ties heighten risks, potentially reducing cross-border traffic and impacting smaller tenants performance amid 85-90% regional occupancy.
Lease Terms and Operational Risks
Leases typically span 3-5 years with 5-7% escalations, rents 380-500 MXN/sqm monthly (about 20-30 USD/sqm yearly), suitable for 100-234 sqm units targeting lifestyle retail. Advantages include low turnover and modern facilities, but drawbacks encompass seasonal dips from restrictions, maintenance needs in growing area, and weaker draw versus mega-malls, advising caution on category fit to mitigate saturation and economic sensitivities.
Building Details
Detailed Market Analytics
City Snapshot
Tijuana, BCN
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Interested in this property?
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City Snapshot
Tijuana, BCN
Comprehensive market intelligence for retail expansion in this city
