The logistics real estate market in Embu das Artes, in the São Paulo Metropolitan Region, presents a particular scenario: while recording one of the highest vacancy rates in the São Paulo market, the region continues to attract new developments and demand for modern logistics facilities.
Cushman & Wakefield data for the second quarter of 2026 shows that Embu ended the period with a 14.9% vacancy rate. At the same time, approximately 258,000 sq m of new developments were under construction, a volume surpassed only by Cajamar and Guarulhos.
Logistics facility quality influences demand
The apparent contradiction between high availability and new developments is primarily related to the characteristics of the existing inventory.
Part of the available space in Embu is concentrated in older properties, while companies with more sophisticated logistics operations are seeking facilities capable of meeting specific technical and operational requirements.
Factors considered by occupiers include floor load capacity, ceiling height, maneuvering areas, and adequate infrastructure for loading and unloading operations.
According to Dennys Andrade, Head of Market Research at Cushman & Wakefield, technical requirements are becoming increasingly important in leasing decisions. As a result, companies may choose newer, more modern developments even when older properties are available at competitive rental rates.
This trend is contributing to greater differentiation among logistics assets and highlights the growing importance of building quality and operational efficiency in the logistics real estate market.
Logistics demand remains strong
Despite the higher vacancy rate, Embu recorded positive net absorption of 13,800 sq m between April and June 2026, indicating that companies continue to occupy new logistics space in the region.
Location also remains one of Embu’s competitive advantages. The city is approximately 30 kilometers from São Paulo and provides access to the Régis Bittencourt Highway (BR-116), an important freight transportation corridor.
This activity is taking place amid strong performance across São Paulo’s logistics real estate market. During the second quarter, the state recorded 567,400 sq m of new leasing activity and net absorption of 453,800 sq m, the highest quarterly volume since mid-2020.
The statewide vacancy rate ended the period at 3.89%, while the average asking rent reached R$32.37 per sq m.
