Tenant-side representation · Headquarters in Guanajuato · Office in Irapuato
Water, power, permits.
Before you sign.
We represent the occupier, not the landlord. We verify water concessions, electrical capacity and real permitting timelines along the Federal Highway 45 corridor — then we administer the lease.
Federal Highway 45D, León–Aguascalientes toll road, below the Mesa Redonda. · Fernando Sánchez Aranguren · Pexels
North
AguascalientesAguascalientes · 2 h 00
Automotive and electronics
High solar irradiance
Substation-anchored industrial parks
Lagos de MorenoJalisco · 1 h 30
Dairy and food processing
Greenfield industrial parks
Gateway north-west to Guadalajara
LeónGuanajuato · 45 min
Footwear, leather and light industry
Mid-size sheds and commercial rooftops
Behind-the-meter solar and storage
SilaoGuanajuato · 35 min
Automotive cluster and tier suppliers
Puerto Interior and air cargo (BJX)
Utility-scale solar and microgrids
IrapuatoGuanajuato · Office
Agri-food and cold chain
Water and power for irrigation and process
Distributed generation for food plants
SalamancaGuanajuato · 25 min
Refining and petrochemicals
Cogeneration and process heat
An energy hub in transition
CelayaGuanajuato · 45 min
Rail and road logistics hub
Agro-industrial processing
Rooftop solar on logistics sheds
QuerétaroQuerétaro · 1 h 30
Data centres and high-density load
Aerospace and advanced manufacturing
Grid capacity for large campuses
South
Federal Highway 45 · Drive times from IrapuatoGuanajuato · Querétaro · Aguascalientes · Los Altos de Jalisco
The corridor
The Bajío from the Cerro del Cubilete, Silao.Juan Carlos Fonseca Mata · CC BY-SA 4.0
Highway 45 at the Tropic of Cancer crossing.panza.rayada · CC BY-SA 3.0
The Mesa Redonda from the León–Aguascalientes highway.Luis Alvaz · CC BY-SA 4.0
Federal Highway 45 at Irapuato. Signs to Querétaro, Celaya and Salamanca.Alejandro Vega Rdz. · CC BY-SA 3.0
Guanajuato city, twenty minutes from Silao on the spur road.Hugo Herrera · Pexels
Federal Highway 45, toll section near Lagos de Moreno.Diegoromch · CC BY 4.0
Services
One client, four fees, one lease cycle.
01
Constraint report
Water, power, permits, labour. One site or a comparison across several, with the documentary evidence behind every conclusion.
From USD 8,000 Credited against the success fee
02
Tenant representation
Search, shortlist, negotiation and signature. We work under the occupier's mandate — we never list for the landlord in the same market.
Retainer + success fee
03
Land assembly and build-to-suit
When the building does not exist: parcel assembly, legal topology, structuring with the developer, and permit tracking.
Structuring fee
04
Lease administration
Rent, CAM, pass-throughs, escalations, Banxico FX, withholdings and CFDI 4.0 issuance for the life of the term.
Monthly, per building
The constraint layer
The global firms sell square metres. We verify whether the site works.
Water
Nineteen of Guanajuato's twenty aquifers are in deficit. Since December 2025 concessions no longer transfer freely between private parties: buying the land no longer means inheriting the title.
01Existence and validity of the concession title in REPDA
02Annual concessioned volume against the process's real consumption
03Aquifer status and whether it admits new allocations
04Transfer route for the title, if one exists at all
05Discharge permit and treatment plant capacity
Power
Real substation headroom, position in the interconnection queue, and the distributed-generation threshold. Since the 2025 reform the permitting authority is the CNE, not the CRE.
01Available headroom at the substation feeding the park
02Contractable load against the load the process actually needs
03Estimated interconnection time and the studies required
04Distributed-generation viability under the current threshold
05Backup alternatives and their real cost per kWh
Permits
Land use, environmental impact, effluent discharge and construction licence — with the timelines each municipality actually takes, not the ones the regulation states.
01Current land use and compatibility with the industrial activity
02Environmental impact statement: level required and timeline
03Construction licence and the municipality's real timeline
04Federal restrictions: rights of way, pipelines, protected areas
05Full critical path, from parcel to occupancy
The parks
Corporate buildings at Puerto Interior, Silao.Juan Carlos Fonseca Mata · CC BY-SA 4.0
Office district in León.Juan Carlos Fonseca Mata · CC BY-SA 4.0
Plant on the Bajío industrial corridor, Silao.Juan Carlos Fonseca Mata · CC BY-SA 4.0
Industrial park in León.Orii chan · CC BY 4.0
Guanajuato Puerto Interior, Silao, on Highway 45.Juan Carlos Fonseca Mata · CC BY-SA 4.0
Parque Industrial Tecnológico Innovación, Querétaro.Omar David Sandoval Sida · CC BY-SA 3.0
Why Irapuato
Ninety minutes covers nearly everything that matters.
We are in Irapuato because it is the centre of the corridor's demand, not its centre of prestige. When the product is fieldwork — walking parcels, reading substation capacity, sitting with municipal planning — the drive-time map is the cost structure.
No competitor headquartered in León or Querétaro can say the same about the whole corridor.
Contact
Start with one site.
Tell us the parcel or park you are considering and we will tell you what can be verified, how long it takes and what it costs.
