FIBRA Storage Strengthens Its Portfolio with Assets in Querétaro and Tijuana

In the first months of 2026, FIBRA Storage strengthened its platform with two acquisitions: a self-storage facility in Juriquilla, Querétaro, and a property in Tijuana, Baja California, formalized through a public deed.

The trust paid 55 million pesos (about 3.2 million dollars) for both transactions, increasing its portfolio to 36 operating properties, in addition to at least eight land reserves for future development. As a result, it maintains a concentration of roughly 81% in central Mexico, while gradually expanding its footprint beyond the Mexico City metropolitan area, with greater presence in the Bajío—where it grew from five to six assets—and marking its first entry into the northwest.

Beyond the consolidated portfolio, the location of its land reserves—two-thirds in central Mexico and the remainder in the north—together with the universe of properties operated under the Guardabox and U-Storage brands that are not yet part of the trust, outline expansion potential concentrated primarily in central Mexico (56%), with relevant margins in the Bajío (16%), south (16%) and north (12%).

This territorial design has enabled it to grow through in-house development and selective acquisitions without abruptly altering its geographic profile or the pace of capital deployment.

According to data from SiiLA FIBRA Analytics, between the third quarter of 2020 and the third quarter of 2025, FIBRA Storage recorded compound growth rates in revenue and NOI of approximately 22% and 25%, respectively, exceeding the average of the main FIBRAs listed on the Mexican Stock Exchange, which advanced around 12% and 11% over the same period. Part of the differential may be attributed to scale effects stemming from a smaller initial base; however, it is also consistent with the nature of the segment: unlike industrial, office and retail portfolios—more exposed to the manufacturing cycle and corporate credit—self-storage operates with shorter-term contracts and greater pricing flexibility, anchored in recurring urban demand, resulting in a different exposure to the traditional real estate cycle.

In that context, the trust’s performance not only expands the supply of specialized assets within Mexico’s public real estate market, but also highlights growing differentiation within the FIBRA sector, where real estate risk is no longer defined exclusively by property type—industrial, office or retail—but by contractual structure and the source of demand supporting cash flows. In an environment of greater selectivity in capital allocation, this distinction becomes structurally relevant, as the operating model increasingly shapes how the market evaluates stability and growth, regardless of portfolio size.

For deeper comparative metrics and FIBRA market trends in Mexico, consult SiiLA’s intelligent solutions or write to contacto@siila.com.mx.