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Plaza Tepeyac, located at Calzada Guadalupe 431 in the Gustavo A. Madero borough of northeastern Mexico City, is a modern shopping center that opened in November 2022 as part of the FIBRA Danhos portfolio. With a gross leasable area of approximately 89,465 square meters and 4,000 parking spaces, it serves as a key retail hub in a previously underserved, densely populated residential area near the Basilica of Guadalupe.
The tenant mix includes major anchors such as Liverpool and Sears department stores, alongside a variety of mid-tier retailers, supermarkets, and entertainment options, with an upcoming Entertainment and Cultural Center expected to open in late 2023 to boost visitor engagement.
Market position is strong due to high initial footfall, estimated at around 20,000 daily visitors, contributing to the portfolios overall 94.2 million annual visitors in 2022, a 30.7% increase from the prior year. Occupancy aligns with the portfolios 85.4% rate, supported by a 96.5% renewal rate and low past-due rents at 2.7% of base rent income.
Rent levels are competitive, with occupancy costs averaging 8.7% of tenant sales, including base rent, overage, and maintenance fees.
Accessibility is favorable via major avenues like Calzada Guadalupe and public transport lines connecting to central Mexico City, though traffic congestion in the area poses challenges. The surrounding demographics feature a high-density population of middle to lower-middle income families, with over 1 million residents in Gustavo A. Madero, driving consistent local traffic but facing risks from economic volatility and nearby informal markets.
Leasing advantages include low competition from quality retail options, sustainable features like solar panels and wastewater treatment, and potential for sales growth through diversified categories. However, drawbacks encompass aging regional infrastructure, market saturation in basic goods, and dependence on pilgrimage-related seasonal boosts from the Basilica.
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Hours of Operation
Hours
| Monday | 10:00 AM — 09:00 PM |
| Tuesday | 10:00 AM — 09:00 PM |
| Wednesday | 10:00 AM — 09:00 PM |
| Thursday | 10:00 AM — 09:00 PM |
| Friday | 10:00 AM — 09:00 PM |
| Saturday | 10:00 AM — 09:00 PM |
| Sunday | 10:00 AM — 09:00 PM |
Hours may vary on public holidays. Check with individual stores for specific holiday schedules.
Insights
Demographics and Footfall
Plaza Tepeyac targets a densely populated area in Gustavo A. Madero, home to over 1.1 million residents with a median household income in the middle to lower-middle range, primarily families and young professionals. The malls location near the Basilica of Guadalupe attracts additional seasonal footfall from pilgrims, contributing to estimated daily visitors of 20,000. Portfolio-wide data shows 94.2 million annual visitors in 2022, with strong growth potential from the upcoming cultural center. Risks include economic pressures on local spending power and competition from informal vendors, potentially impacting consistent performance metrics.
Tenant Mix and Occupancy
The tenant mix emphasizes anchors like Liverpool and Sears, complemented by supermarkets, fashion outlets, and dining, fostering a balanced retail environment with low vacancy risks. Occupancy stands at 85.4% portfolio-wide, with a 96.5% renewal rate indicating tenant stability. Rent structures feature base rents plus overage tied to sales, averaging 8.7% occupancy costs. Strengths include diversified categories reducing category weaknesses, but challenges arise from ongoing tenant onboarding post-2022 opening and potential oversaturation in apparel amid e-commerce growth.
Accessibility and Competition
Excellent accessibility via Calzada Guadalupe and Metro Line 5, with 4,000 parking spaces supporting vehicular traffic, though urban congestion and limited pedestrian paths present access issues. Competition is minimal in quality retail, as the area was underserved prior to opening, differentiating it from smaller plazas. Market factors include proximity to highways for regional draw but risks from nearby informal markets eroding sales in budget categories. Operational quality benefits from sustainable infrastructure, yet aging municipal roads could hinder long-term performance.
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Ciudad De México, CMX
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City Snapshot
Ciudad De México, CMX
Comprehensive market intelligence for retail expansion in this city
