Mexico Foreign Direct Investment & Manufacturing Developments
September 7, 2025
Mexico continues to set record-breaking FDI milestones in 2025 while navigating trade uncertainties and implementing ambitious development strategies.
Mexico achieved a historic US$34.3 billion in FDI during the first half of 2025, marking a 10.2% increase from the same period in 2024. This represents the fifth consecutive year of record H1 FDI performance. New investments reached US$3.1 billion, the highest figure in the past 12 quarters, with reinvested earnings accounting for 84.4% of total FDI flows.
The United States maintains its position as the dominant investor, contributing US$14.7 billion (43%) of total FDI, followed by Spain at US$5.9 billion (17.3%). Manufacturing continues to attract the largest share, representing 36% of total FDI at US$12.7 billion.
Major Manufacturing Announcements
Stellantis is expanding its Saltillo, Coahuila facility with investments to boost production to nearly 1 million engines annually. The company plans to launch up to 15 new vehicle models in 2025.
Volvo increased its investment in its new Monterrey truck plant from US$700 million to US$1 billion, with operations set to begin in 2026.
TAFE (Indian tractor manufacturer) inaugurated its new assembly plant in Aguascalientes with a US$15 million investment, expected to generate 250 jobs.
Siemens allocated an additional US$49 million across operations in Nuevo León and Querétaro, bringing total investments to US$142 million.
Daikin (Japan) will open a third plant in San Luis Potosí with a 7 billion peso investment, operational in October 2025.
Sigma Alimentos is expanding infrastructure in four State of Mexico municipalities with an US $18 million commitment.
Pharmaceutical Sector Growth:
Four pharmaceutical companies announced investments exceeding 12 billion pesos (US$641 million):
Boehringer Ingelberg: 3.5 billion pesos to expand Mexico City operations, targeting 5 billion pills annually
Carnot Laboratorios: 3.5 billion pesos for a new Hidalgo plant
Bayer: 3 billion pesos over five years across 14 Mexican sites
Grupo Somar: 202 million pesos expansion in Estado de México
Strategic Investment Sectors & Locations
Northern States continue leading investment attraction:
Baja California tops 2025 private investment projections with US$4.22 billion and 18,750 new jobs
Nuevo León recorded 10.9% growth in vehicle exports during H1 2025
Aguascalientes attracted US$394.6 million in FDI during H1 2025
Central Mexico Growth:
Guanajuato secured 26 private investment projects totaling US$2.4 billion and 7,000 new jobs in nine months
Sigma Alimentos announced US$18 million investment across four Estado de México municipalities, creating 300 jobs
Key Industrial Sectors
Manufacturing Industries: US$12.7 billion (36% of total FDI)
Transportation and Storage: US$5.2 billion
Financial and Insurance Services: US$4.6 billion
Government Policy Updates
President Sheinbaum's comprehensive "Plan México" targets achieving 28% GDP investment ratio by 2030, focusing on:
Strategic sectors: automotive, aerospace, energy, semiconductors, pharmaceuticals
US$200 billion investment portfolio through 2030
15 Economic Development Poles across key cities
100% immediate deduction for new fixed asset investments through 2030
Tax Incentive Framework
New Relocation Decree (2025-2030) provides:
25% annual deduction on dual training programs
Additional 25% tax deduction for R&D initiatives
Reduced income tax credit from 20% to 10%
Major FIBRA Transactions
Fibra Next completed Mexico's largest IPO in nearly a decade with approximately US$450 million raised, representing the largest warehouse and logistics REIT in Mexico
Fibra Shop secured MXN$6.6 billion syndicated credit facility for shopping center refinancing
Fibra Macquarie obtained US$375 million sustainability-linked loan for expansion
Fibra MTY acquired two Monterrey industrial properties for US$73.4 million
Industrial Real Estate Development
FINSA announced US$500 million investment in 70 industrial warehouses across 12 states
Meor plans US$1.5 billion investment over 5-7 years for industrial park development
Government commitment: US$625 million for 13 new industrial parks, targeting 100 parks by 2030
Nearshoring Developments
Despite 25% U.S. tariffs on Mexican goods, nearshoring momentum continues with:
450 new companies expected to establish Mexican operations in 2025
Amazon Web Services investing US$5 billion in Querétaro digital hub
Mexican Association of Private Industrial Parks projecting continued growth despite trade uncertainties
Opportunities:
Record FDI performance demonstrates sustained investor confidence
Manufacturing sector remains the dominant investment destination
Government's Plan México provides comprehensive policy framework through 2030
FIBRA market shows robust activity across industrial and commercial segments
Challenges:
25% U.S. tariff impact on automotive and manufacturing exports
Judicial reform uncertainties affecting long-term investment climate
Need for continued infrastructure development to support nearshoring demand
🔎🌎 Looking Ahead
Mexico's industrial landscape is poised for continued growth, driven by nearshoring trends and strategic advantages in manufacturing. The country's resilience in navigating global trade challenges, coupled with significant infrastructure investments, suggests a promising future for investors and businesses alike.
Outlook: Mexico's investment environment remains fundamentally strong, supported by strategic location, USMCA benefits, and proactive government policies, despite short-term trade uncertainties.
☎️ CONTACT US
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When nearshoring to Mexico, having the right partner makes all the difference. Our team primarily represents industrial tenants and buyers providing expert site selection and facility acquisition for manufacturing and logistics companies across Mexico.
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Thank you for reading our edition of the MexicoCRE Newsletter. Stay tuned for more updates and investment opportunities! 🙏
