Corp Inmobiliaria Vestab Stock

Good morning, everyone, and welcome to our review of Vesta's Third Quarter 2026 Earnings Results. Presenting today with me are Lorenzo Dominique Berho, our Chief Executive Officer; and Juan Sottil, our Chief Financial Officer. The earnings release detailing our third quarter 2026 results was released yesterday after market close and is available on Vesta's IR website, along with our supplemental package.

It's important to note that on today's call, management remarks and answers to your questions may contain forward-looking statements. Forward-looking statements address matters that are subject to risks and uncertainties that may cause actual results to differ.

For more information on these risk factors -- please review our public filings. Vesta assumes no obligation to update any forward-looking statements in the future. Additionally, please note that all figures were prepared in accordance with IFRS which differ in certain significant respects from U.S. GAAP.

All information should be read in conjunction with and is qualified in its entirety by reference to our financial statements. including the notes thereto and is stated in U.S. dollars, unless otherwise noted. I'll now turn the call over to Lorenzo Berho

Thank you, Fernanda, and good morning to everyone joining us today. I'm extremely pleased with Vesta's results for the third quarter. This was an outstanding quarter for our company, reflecting record new leasing activity and substantial improvement in portfolio occupancy strong financial performance and important progress in the execution of our Route 2030 strategy.

Importantly, our performance gives us the confidence to raise our full year 2026 guidance. Last quarter, I spoke about execution being clearly underway. I described how Vesta was converting demand into leases. Leases into occupancy and our land bank into disciplined development opportunities. This quarter, we delivered on that commitment.

Our results demonstrate that the opportunities we have been discussing throughout the year are translating into signed contracts, higher occupancy, new construction and growing rental income. And we are accomplishing this while maintaining the financial discipline that has always been central to divest a strategy.

Let me begin with the broader environment. The third quarter brought encouraging signs that industrial investment decisions in Mexico are gaining momentum. Following a period of caution and adjustment, we are seeing renewed investment in machinery and equipment, accelerating demand tied to electronics and AI-related industries.

And companies moving forward with expansion plans despite continued uncertainty surrounding global trade. What is particularly encouraging is that this renewal activity is translating into tangible commitments. And Vesta is directly benefiting from these trends.

As I've noted previously, Mexico is particularly well positioned in this environment. Its deep integration with North America, established manufacturing base and competitive advantages provide a solid foundation for continued investment.

While uncertainty surrounding trade negotiations and the USMCA review continues to influence the timing of some investment decisions, we're encouraged by the progress in discussions and importantly, by what our customers are doing. Companies are continuing to invest, expand and make long-term commitments in Mexico.

Recent U.S. trade data reinforces this point. According to U.S. Census Bureau figures, U.S. imports from Mexico reached approximately $60.6 billion in August a record level with Mexico accounting for approximately 18% of total U.S. goods imports. We're also encouraged by signs of recovery in investment in machinery and equipment following a period of slower activity.

This is an important indicator because investment in productive capacity can translate into future demand for manufacturing and logistics facilities. Together with the expansion of electronics-related trade and the continued regionalization of supply chains, these trends reinforce our confidence in Mexico's industrial competitiveness. Mexican electronics exports have increased approximately 2.5x from 2024 to 2026. And reflecting the country's growing role in supplying the technology and digital infrastructure industries.

At the same time, we are witnessing a significant transformation in the industries driving demand for industrial space. Investment associated with artificial intelligence and digital infrastructure is creating new requirements across the manufacturing supply chain.

As we have discussed on previous calls, the opportunity extends well beyond the data centers themselves. It includes the production and distribution of electronics, servers, electrical equipment, cooling systems, components and other products required to develop and operate digital infrastructure.

We're seeing how these requirements are translating into opportunities for industrial real estate in Mexico. Alongside continued activity from automotive, logistics, e-commerce, food and beverage and other established sectors.

For Vesta, the significance is clear as manufacturing and supply chains become more sophisticated, customers increasingly require high-quality buildings with reliable energy infrastructure, access to labor and connectivity to critical logistics corridors.

These are precisely the characteristics we prioritize in our portfolio and development strategy. And our third quarter leasing results provide compelling evidence that this approach is working. During the quarter, Vesta signed approximately 2.3 million square feet of leases, including a record 1.6 million square feet of new leases.

This was an exceptional level of new leasing activity involving customers across electronics, e-commerce, logistics, automotive and consumer goods. What is particularly encouraging is the diversity of these transactions.

We are seeing demand across different industries and regions from multinational companies expanding established operations to other businesses investing in their growth in Mexico. We are particularly pleased to see established clients such as BMW, DSV Logistics and Mercado Libre continued to grow with Vesta.

These relationships demonstrate the value of our customer focused operating model. while the diversity of activity across industries and geographies reinforces the resilience of our portfolio. This is an important part of our strategy. building long-term relationships with high-quality companies while continuously broadening our customer base. Most importantly, these are not simply prospects or expressions of interest.

These are customers making decisions, signing long-term leases and committing to best properties. It's why we have remained confident in our market positioning, even as brother industrial market conditions have been mixed. Our leasing performance translated into a significant improvement in occupancy.

Total portfolio occupancy reached 93.9% at quarter end, an increase of 220 basis points from the second quarter. Stabilized occupancy reached 93.9%, while same-store occupancy increased to 95.5%. This is an important milestone, reflecting the strength of our commercial execution and our ability to lease high-quality space in strategically selected locations.

We also completed approximately 700,000 square feet of lease renewals with a weighted average lease term of approximately 5 years. Our trailing 12-month weighted average leasing spread remained strong at 10%, demonstrating the continued value consumers place on our properties.

Vesta's competitive advantage is a combination of deep local market knowledge, long-standing customer relationships and exceptional commercial team and the ability to deliver high-quality properties in the locations where our customers want to operate.

In industrial real estate, it is not enough to be present in an attractive city. Success depends on owning and developing properties in the specific corridors where customers want to operate. and our long-standing focus on these locations is paying off.

Let me highlight a few examples from the quarter. In Monterrey, we made substantial progress leasing our existing Vesta Park and [ Podaca ] properties. This progress has supported the next phase of growth at our new Vesta Park Monterrey.

Our success in leasing existing properties has provided a strong foundation for advancing the infrastructure and construction required to serve future customers in this strategic market. In the [ Bajio, ] we're also encouraged by leasing activity involving established industrial companies, including BMW in [ San Luis Potosi. ]

This reflects the continued importance of Mexico within the North American automotive supply chain, while reinforcing the value of our long-standing relationships with multinational customers. Diversifying our customer base across industries is an important element of our approach to managing risk and creating a resilient portfolio.

In Guadalajara, we delivered a building ahead of schedule during the third quarter. Together with a building delivery in Queretaro, both properties were fully occupied upon completion. These deliveries demonstrate our ability to coordinate development and commercial execution while meeting our customers' operational needs.

Across Vesta, we're encouraged not only by the amount of leasing achieved, but by the quality of our customers. The diversity of demand and the improved visibility these contracts provide, and this is what distinguishes our performance from broader market averages.

Industrial markets do not necessarily recover at the same pace and conditions can differ significantly between submarkets, as I have noted in the past. Let me now turn to development and capital allocation. Strong leasing performance, together with our strategic land investments has enabled us to significantly accelerate development.

During the third quarter, we initiated approximately 1.9 million square feet of new construction across 5 inventory buildings, 3 in Monterrey, 1 is [indiscernible] Following these starts and the delivery of 2 fully occupied buildings, our development pipeline reached approximately 3.3 million square feet under construction.

Representing an estimated investment of $282.5 million and an expected yield on cost of 10.2%. This represents an important milestone in the execution of Route 2030. We are translating the strategic land positions we secure into infrastructure, new buildings and opportunities for future rental income.

Our most significant development priority is Monterrey, where the successful leasing of our existing [ Apodaca ] property has enabled us to advance development at our new Vesta Park Monterrey. We're also investing in infrastructure and development in [indiscernible] Guadalajara, Mexico City and other selected markets where we see attractive long-term opportunities. This is a natural progression of our strategy.

First, we identify unsecured exceptional locations. We then develop the infrastructure necessary to support our customers' operations and progressively build new capacity as demand materializes. And our approach remains disciplined. We're not developing simply to grow the size of our portfolio.

We're focused on projects where the quality of the location, customer requirements, infrastructure and expected returns supports sustainable long-term value creation. Following quarter end, we also acquired an additional land parcel in Mexico City, comprising approximately 689,000 square feet.

This investment further strengthens our development capacity in one of Mexico's most important logistics markets and advances around 2030 land requirements. Equally important, our growth strategy is supported by a strong and increasingly flexible financial position, as Juan will discuss.

Together with our successful equity offering earlier this year, these actions have strengthened our ability to fund development, infrastructure and future product opportunities while maintaining a prudent balance sheet. We believe this combination of development capabilities and financial discipline is especially important in the current market.

From a financial perspective, the third quarter was also very strong. with rental revenue increasing 10.8% year-over-year to $77.5 million. Adjusted NOI increased 10.4% year-over-year to $72.9 million with a 94% margin.

Adjusted EBITDA increased 9.2% year-over-year to $65.2 million and an 84.1% margin. Vesta FFO for the quarter, excluding current income tax totaled $47.1 million, a 0.7% decrease compared with the third quarter of 2025.

These results reflect the contribution from newly leased properties, continued revenue growth and our focus on operational efficiency. Importantly, this performance has enabled us to raise our financial guidance for 2026. Juan will share these details shortly. We're extremely pleased with our performance and the progress we have made during the first 9 months of the year.

At the same time, we recognize that the pace of investment decisions and leasing activity can vary from quarter-to-quarter. Our confidence is grounded in what we have achieved, the quality of our portfolio and the long-term opportunities ahead.

As we enter the final months of 2026 and prepared for 2027 we remain focused on sustaining strong operating performance, advancing developments that create value and maintaining the financial flexibility to respond to attractive opportunities.

We have built a company with the assets, customer relationships, expertise and financial strength to succeed across different market conditions. This quarter demonstrates the effectiveness of the strategy. I would like to recognize our entire best team for their exceptional work and thank our clients for continuing to place their trust in us.

With that, let me turn the call over to Juan to discuss our financial results in greater detail.

Thank you, Lorenzo, and good day, everyone. We delivered another strong quarter, continuing the momentum we built since the start of the year. Given this consistent performance, we are raising our full year 2026 guidance, as Loren noted. We now expect revenue growth of 11.5% to 12.5%, up from our prior guidance of 10% to 11%.

Reflecting higher-than-expected rental income from properties added this year. We also now expect adjusted NOI and adjusted EBITDA margins to reach 94% and 84%, respectively, by year-end, up from our prior guidance of 93.5% and 83%, underscoring our continued focus on expense control and on delivering strong results.

Now let me walk you through our third quarter results. Starting with our top line. Total revenues increased 9.9% to $79.6 million while revenues, excluding energy, reached $77.5 million, a 10.8% increase year-over-year. This growth was primarily driven by rental income from new leases and inflationary adjustments across our portfolio.

In terms of currency mix, 89.4% of our third quarter 2026 rental revenues were denominated in U.S. dollars, unchanged from the same period last year. Moving to profitability. Adjusted NOI increased 10.4% to MXN 72.9 million our adjusted NOI margin decreased 33 basis points year-over-year to 94.1%, reflecting higher operating property costs relative to rental revenues in the quarter.

Adjusted EBITDA totaled $65.2 million, up 9.2% year-over-year, while the margin contracted 123 basis points to 84.1%, primarily due to higher costs and administrative expenses during the quarter. FFO, excluding current tax, was relatively flat at MX 47.1 million in the third quarter. Pretax income was $104 million compared to $52.4 million in the third quarter 2025.

The increase was primarily due to higher gains on the revaluation of investment properties, higher interest income and higher other income, partially offset by higher interest expense, higher other expenses and a foreign exchange loss.

Turning to our balance sheet and capital allocation. We ended the quarter with $240 million in cash and cash equivalents and total debt of $1.1 billion. Net debt to EBITDA stood at 3.3x and our loan-to-value ratio was 22.3%.

During the quarter, both Standard & Poor's Global Ratings and Fitch Ratings upgraded our long-term issuer credit rating to BBB with a stable outlook. From BBB- with a positive outlook. This upgrade validates the quality of our portfolio and the strength of our balance sheet, and they should support a more efficient cost of capital going forward.

Also, aligned with ensuring balance sheet strength, we took decisive steps this quarter to further strengthen our capital structure. We announced a prepayment of $105 million under 2 private financings, retiring both well ahead of maturity.

As a result, we have no significant maturity over the next years. which gives us greater flexibility and allow us to stay focused on growth. Finally, on October 15, we paid a cash dividend for the third quarter, equivalent to MXN 0.37 in pesos per ordinary shares. This concludes our third quarter 2026 review.

Operator, could you please open the floor for questions?

[Operator Instructions]

Our first question comes from the line of Juan Ponce with Bradesco BBI.

Congrats on the results. So you've highlighted the AI-related industries as an emerging source of demand for industrial space in Mexico. How large do you think this opportunity could become over the next few years in terms of GLA?

Juan can you repeat the -- what do you mean with the demand?

The AI-related injuries mentioned that it's an emerging source of demand for industrial space in Mexico. I'm just trying to get a sense of like how big do you think this opportunity could become in the next 2, 3 years, let's say.

Juan, thank you very much for your question and for being on today's call. Definitely, we have seen a tremendous increase in demand related with data center industries as well as AI related.

We have -- in the previous years, we have been very close to the electronics sector. As you may know, some of our clients include Foton and others that are currently being contractors for data centers, producing servers and data center-related equipment, but also we have seen equipment in the cooling system, a baker conditioning, ventilation, electric switches.

This is -- we believe that this could be pretty big. As you can see, the export numbers in terms of electronics from Mexico to the U.S., they have increased dramatically in the last couple of years. today's export represent in the electronics sector represent the majority of exports to the U.S. probably right now, already exceeding the experts to the -- in the aerospace -- I'm sorry, in the automotive industry.

So we think that as long as this continues to accelerate, we will continue to see demand. And we believe that we will have strong demand coming in markets such as Guadalajara, where we are well positioned Suarez, where we have seen also this particular trend. And if you look at the exports of [ Jalisco ] as well as Chihuahua, particularly coming from [indiscernible] it is very much linked to these companies, but also in other markets such as Tijuana, Monterrey and maybe some later on in the Bajio region, particularly for electric switches and panels.

We don't have an estimate on GLA. But if you track closely on the closings on Vesta not only this quarter but in the previous years, this particular wave continues to increase. So we're glad to see that Vesta is well positioned with the industrial parks that have not only available space, but many of these buildings require energy and we're well positioned in terms of energy in many of these projects, like Guadalajara and [indiscernible]

So we think that this particular trend will continue as long as we see these billions and trillions of dollars being invested in AI data centers and hyperscalers among the industry. Thank you.

Our next question comes from the line of Rodolfo Ramos with Bradesco BBI. Rodolfo, your line is open.

Lorenzo, Fernanda. My question is a bit more long-term oriented. I mean now that the U.S. and Mexico trade negotiations are progressing, but not yet closed. The e-commerce logistics arm of demand has been an important factor there, many of the likes of Amazon at Calibre having already built out this massive national and regional distribution centers.

And perhaps now there'll be more focus on developing that last-mile fulfillment centers infrastructure, if you will. That requires fewer square feet. So I just wanted to get your sense more long-term thinking about that aspect of demand how you see it evolving?

And how reasonable do you think is that we see that development pipeline of yours accelerating in that scenario and also with, of course, with USMCA coming through?

Thank you very much, Rodolfo, for your question. As you well know, Vesta has a strong bet towards e-commerce and logistics related to e-commerce. And Vesta has made a strong bet particularly in these metro areas like Guadalajara, Monterrey, Mexico City, and we believe that the demand in this particular sector will continue to increase.

We have seen major growth from these companies. Mercado Libre is currently Vesta's largest tenant and continue to grow. We recently closed an important transaction, again with Mercado Libre in Monterrey. So we think that if you analyze carefully the countries with advanced adoption of of e-commerce.

The e-commerce represents more than 30% of total retail sales. While Mexico being still an early adoption has definitely accelerated since the pandemic but we are still at 17%, 15% of total sales. And if you look at the public numbers from companies such as Walmart and liver pool, they are way below what they could be doing in other markets.

So we continue to see strong demand in the long term. And then you mentioned this well. We think that there could be a strong demand also for last mile operations for reversion logistics, reverse logistics.

So that's why our strategy will continue to tap those markets. We recently did a land acquisition in Mexico City, again, trying to be closer to the demand driven by these large e-commerce companies. So we are excited of of the trends in our sector related to e-commerce too.

Actually, I think that some of these e-commerce players. We will continue to expand not only in the large metro areas, but also in other markets that have a large population and are well positioned. And logistically, they all need to supply quicker, competition is tough. But I think that all these players are understanding better the Mexican consumer habits, which are rapidly changing, too.

Our next question comes from the line of Jorel Guilloty with Goldman Sachs.

My first one is around the development pipeline. So it grew materially quarter-on-quarter about 80%. One thing that we noted is the majority, if not all, it continues to be on spec. And one thing that I wanted to understand is how -- do you have any preliminary conversations around potential tenants for these assets?

Or do you have some tenants in mind that could be coming into these assets, just to understand how the potential lease-up for these assets, some that will come in the first quarter of next year, how those are shaving up?

And also, the other thing that I had a question on was on your land bank. So I wanted to understand how you think about the composition of the land bank right now.

Looking at it, you already used up all your Mexico City land. So I was just wondering, are you looking to expand? Or are you looking for more land in Mexico City? Or is there any other areas that you're looking to buy land as well .

Excellent. Jorel, thank you very much for being on the call and for making these questions. I will start with your second question regarding land bank and competition and Mexico City specifically, we believe that Vesta has made smart decisions by being able to identify the markets where we want to continue growing.

These are markets with a strong dynamism and markets that we believe will represent a higher demand and that's why Vesta has acquired land in the last quarters in the last cycle in Monterrey, in Juarez in Tijuana, Guadalajara and Mexico City.

And particularly Mexico City, we recently did an acquisition, which where we're going to be able to develop approximately 700,000 square feet. This together with a project that we have under development, also in the Mexico City CTT corridor, but we continue to look into Mexico City so that we can have different alternatives in the different Mexican city -- in the different submarkets.

We're focusing strongly in the urban infill locations with higher buyers of entry, and that's why we have a sharp shooter strategy in Mexico City and we have some great case studies and successful cases. Like the one in Punta Norte, the one in La Viga, where we were able to get record high rental rates in great locations, great buildings with outstanding investment-grade tenants.

That's why we will continue to buy land in Mexico City. For the other sites, we believe that we have pretty much the land that we require in order to execute our long-term plan, the Route 2030 strategy will give more detail at our Investor Day -- but we're very happy to today have a larger pipeline. And the pipeline is actually a result of stronger leasing activity.

And let me use one example, Monterrey. Monterrey, starting in the year, we had 3 buildings that we developed on spec, we had on lease-up stage. And as of today, almost at the end of the year, we have -- we are almost fully leased in Monterrey.

With tenants in different sectors, which relates to your first question. We have tenants in the e-commerce industry, AI-related industries as well as other logistics and manufacturing. So this is a very well diversified base of tenants and if we look forward, we started 3 buildings in the new Vesta Park, Monterrey, which is right next to the airport on the same best Apodaca corridor and the Apodaca road to the airport. So we started 3 buildings -- 2 of them are kind of our, let's call it, bread-and-butter buildings, multi-tenant buildings that we can accommodate different type of tenants in the 200,000 to 300,000 square feet range.

And we also develop another larger format, like the 1 we did in Apodaca, which was very successful, we have got actually several awards worldwide in terms of our development specifications the larger format will be an 800,000 square foot spec building.

So even that we start them on spec. Our strategy is to eventually what we develop to lease up and hopefully get some of the potential tenants signing leases before we finalize the buildings. But we feel very comfortable with the strategy.

Returns are attractive, rents in those markets are holding well. So we can still make returns in the double-digit range, 10% return on costs. And for that reason, we believe that Vesta has the right strategy to start building on spec, while we have already some pipeline, and we have already that contact with potential clients.

Many of our clients are the ones that will -- we believe will continue to expand. And by starting the spec, we anticipate to potential demand of clients who want to be in the best assets in the right locations in the best submarkets in many of these regions.

We have currently a pipeline of projects in Mexico City. [indiscernible] We recently started a building in Port internal Sbajilo, Monterrey, Sadara and Tijuana. Markets where we have a strong leadership and a strong presence and contact with the market. I think I covered both of your questions.

No, very complete. One quick follow-up, if I may. It's about a [indiscernible] you mentioned it's fairly large, it's 811,000 square feet. So why is that 1 particularly so much larger than all the other projects you have? .

Well, this is actually very much in line to what we recently did in Apodaca last year and that we leased this year. This is a format that accommodates very well for e-commerce players as well as logistics as well as light manufacturing -- so that's why -- and this pay out very well in Apodaca.

We have done this also in Mexico City, and we have done it in Guadalajara. I think this is -- these are very flexible buildings. We can make -- we can have subdivisions in the buildings, but we can also accommodate whenever there comes a large transaction, and we already have the building.

Remember that there have been several transactions in the, let's call it, almost million square feet range, particularly from logistics, e-commerce but also some in the light manufacturing sector.

So with this, I think that this is a good example that Vesta has identified a good opportunity. And not only the buildings are large, but what is important, the type of Vesta parks that we are developing are unique. There's no other parks that have the energy in place, the accessibility to logistic corridors, accessibility to labor, which is important for light manufacturing and at the same time, have a large format building where companies can rapidly access and they can do their own tenant improvements and start a ramp-up stage quickly.

Our next question comes from the line of Pablo Ricalde with Itau. Pablo.

Maybe a follow-up on the leasing activity we saw in the quarter. I don't know if you can provide more color on the per se basis. We have seen Tijuana quite weak the Mexico City standing out with better dynamics.

But what are you seeing that fully on the ground maybe as we approach the year-end? And if you see a recovery in Tijuana and when do you expect it?

Pablo, thank you very much for your questions. And yes, we can give you some more clarity as to after the market. This particular quarter was outstanding because of several reasons. One of them, not only we saw some sort of a turning point in terms of demand, but also we were able to see demand coming in different regions.

And I would like to highlight the regions where we close leases in this particular quarter. [ San Luis Potosi, ] which was a slow market for some quarters or a few years, has recovered, particularly driven by auto industry with electric vehicles with BMW, with being maybe the highlight of the transactions, but high BMW-related suppliers. [ Silau, ] another electronic company taking from Europe, taking an important space. Tijuana with companies in different sectors, one of them related to food and beverage and the other one related to manufacturing. Monterrey, as mentioned, e-commerce as well as manufacturing.

[ Puebla auto industry, Queretaro, auto industry, Sudad Juarez, logistics and electronics. ] I think this is a great representation on different markets that are little by little thriving coming back and probably represent the strength on many of these markets.

For that reason, I think that going forward, we still think that there could be demand coming from different sectors. As you may recall, even that we have seen electronics growing rapidly. Mexico is well positioned among different sectors in different regions, and all of them, we believe, have shown resilience in this particular couple of years which on the geopolitical side have been challenging.

So Mexico still represents an opportunity for many of these companies to continue to be competitive. And this particular quarter was an example to that.

Perfect.

Our next question comes from the line of Alejandra Obregon with Morgan Stanley.

Lorenzo, you mentioned during your remarks that Vesta is developing where the economics are making sense. So I was hoping if you can talk about how you measure that today and more importantly, where whether there are markets where returns are starting to look more or less attractive than others? And how does that determine perhaps a pecking order of the development pipeline that you have announced. .

Thank you very much, Alejandra, for your question. Yes, I think that we analyze carefully whenever we want to tap in each -- in certain markets.

As of today, there's several -- there are several macro indicators that we believe can show an important trend towards what could be happening. In the case of let's use example of Guadalajara, which is the second largest city in Mexico in terms of population.

But we have seen in the last years, strong demand coming from the electronics sector, -- and that's why it is no surprise to see the major increase in exports coming from the state of [indiscernible] related to manufacturing and more specifically on electronics.

So everything somehow kind of relates, and that's why we continue to invest in a market where we believe there will still be demand in different industries, particularly electronics and e-commerce.

On top of that, we have had -- we have currently occupied portfolio. And for that reason, we think that those are strong indicators that the market holds out well that companies require high-quality buildings that have the right infrastructure, including energy and other utilities.

And I think that for that reason, we continue to invest in these markets. Another important example could be Suauares with strong macro trends in the electronics sector. But if you look into retail markets such as Monterrey with several transactions related to the industries that we like -- those numbers continue to drive.

That's why it's hard to look at economic growth just as a general figure in terms of GDP because it includes too many different components. But when we look closer and we analyze deeper and we see on the previous data, we think that, that is more constructive whenever it comes to make decisions.

Got you. And if I may ask, have your yield on costs changed today vis-a-vis what probably you saw 2, 3 years ago or 4 years ago? .

That's a good question. [indiscernible] costs remain at double digits. We estimate returns between 10% to 11% return on cost. I would say that maybe since the pandemic, we saw a major change in terms of construction costs, but we have also seen a major increase in rents and that makes the returns hold.

Lately, we have seen even that rates have remained steady in certain markets and actually we have seen rents increase in some markets. So these are pretty healthy numbers, and these are very supportive to be able to get attractive high returns.

In addition to that, if I may, we -- it's not only about the return on cost but as you remember, and you recall, Vesta adjusts at each -- the lease agreements have adjustments at every anniversary, and we adjust them to inflation.

So nowadays that we see that inflation might be a little bit stickier than expected. We believe that Vesta is incredibly well hedge towards inflation because of the nature of our lease agreements.

So I think that it's not only about the return on cost, the ingoing return on cost. But if you look at it from a long-term return perspective, I think that we are on the right side of the equation to make sustainable, attractive risk-adjusted returns.

And if I may elaborate -- continue to elaborate on your question, I would probably like to talk about the cap rates that we continue to see in the market there continues to be strong demand on -- for stabilized assets, and we see some of our peers still doing acquisitions in the, let's say, 6% range.

In terms of cap rates, 6% to 7% cap rates. So if you look at our 10% to 11% return on cost, vis-a-vis with new buildings in the strong markets vis-a-vis stabilized assets in the 6% to 7%.

I think that we are delivering strong spread to our investors understanding that the capital market is still very supportive for cap rates in the 6% to 7% return.

So we're glad to see that there is liquidity on the market. There's liquidity on the private side. And for that reason, I think that these spreads are very appealing for our shareholders.

Our next question comes from the line of David Soto with Scotia Bank. Just a reminder that if you are muted locally, please on your device. David, are you there?

We will move on to our next question, which is from the line of Felipe Barragan with JPMorgan.

So I have a question on the fiscal package that came out earlier this year, and there is some reductions in the deductions for sort of the fiscal result that you give every year. So I just want to understand if you guys are forecasting that for next year. What sort of headwind can we expect from the increased perhaps taxes for next year?

Look, we have paid close attention to the fixed package that was presented to the local Congress. It has not been approved. I see implications in the monthly payments, which are temporary advances over our annual tax bill.

However, I think that on the annual tax bill, it is unclear to me if we're going to have any impact on our -- so look, so far, we have to analyze it. We have to see how we impact our ability and we will keep you posted.

Our next question comes from the line of Andre Mazini with Citigroup.

So 2 questions. The first one, with the 10-year treasury, U.S. and your treasury hovering the highest levels in decades -- does that change the cap rate dynamics in the private real estate market in Mexico for stabilized assets? I would imagine that's a factor for [indiscernible] to go up? That's question number one. .

And on number two, you spoke a lot about the leasing activity already, but if you could provide more details on the tenants, lease terms and economics behind these latest contracts? And also if there's any tenant improvements requirements involved.

I think that, yes, we have followed carefully the interest rate environment, of course, like many of you. I think that cap rates do not necessarily move immediately to any changes in interest rates.

I think that over the long term, it does have an impact. But I think that today, we're experiencing too much volatility, and we have not seen a major adjustment on the on cap rates.

I think that the dynamic is still a little bit lagging on that particular change so that when interest rate increase, not necessarily cap rates increase and maybe when interest rates even drop, we don't see that drop immediately also.

So it kind of goes both ways on the short term. So let's see how that particular long-term rate holds and then let's analyze carefully on the cap rates. What we do -- what we do track is cap rates on the private market. And I think that -- we have not seen major changes on the cap rate even with an increase in interest rates, not recent, but even in the longer period of time, which may be I think -- we believe that that's a result of having a high -- there's liquidity on the market, and there's expectation on rent growth and for that reason, up rates remain at certain levels, as mentioned before, 6%, 7%.

We have even seen transactions of some of our peers at which I view, which is -- it's still an overspread to the 10-year treasury, but clearly closer. But I think even if interest rates increase, and we believe that there could continue to be volatility. That's why our focus will continue to be on the development yields, which are very steady, sustainable at a 10% to 11% return on cost.

There's definitely a lot of spread for our investors. So even with some movements in interest rates that could impact the cost of debt in our sector, there continues to be great spread and that is definitely represented. That has a result major shareholder value.

So I think that we are, again, on the right side of the question, on the equation on the investment strategy, which is focusing on spread.

Our next question comes from the line of Elisa Gomez with BCG Patra. Elisa, your line is open.

[indiscernible] Okay. And you want to be a recovery in the out the sector? Or if you just limited

My apologies for interrupting, Elisa, would you mind moving a little bit closer to your device. We're having a very hard time hearing you. It's quite muffled.

So you mentioned that BMW related supplies company was among the quite tenants. Are you starting to see a recovery in the auto sector or limited to a few names.

Elisa, would you mind asking your question 1 more time and just getting as close as you can to your device. We're still having trouble hearing you.

So you mentioned that a BMW-related supplies company was among these cars new tenants. Are you tried to see a recovery in the sector or are you still limited to a few names, specific names?

[Technical Difficulty]

Apologies for this interruption. We will now move on to our next question from Alan Macias at Bank of America.

Just a quick question on how are you seeing the M&A activity in Mexico? Is activity picking up in your view? Just if you can give us a color on this. Thank you.

My apologies for this interruption, we seem to be experiencing a technical delay. I will be briefly pausing the broadcast. Please stand by.

[Technical Difficulty]

Thank you for your patience. The call has resumed Alan, if you are still online, we can now take your question. We will move on to our next question. And if any other questions are still remaining, please feel free to join the queue.

Our next question comes from the line of David Soto with Kocher Bank.

As follow-up on your development pipeline. Could you please share the rationale for maintaining a development pipeline that is mostly exposed to inventory buildings? And do you see market conditions improving in the way that you don't need to rely more on is in the regions that are not that having good dynamics compared to Mexico City [indiscernible]

And what should we expect about the mix between betas projects over the next 12 to 24 months?

Excellent. Thank you very much for your question. Yes, we -- as you recall, Vesta has a cash strategy to develop a spec building as well as build-to-suit projects. But more importantly, what we like is to develop industrial parks that can accommodate both.

So we acquired land in strategic locations. We have the infrastructure and the organization and the utilities to have the pets ready so that whenever we find an opportunity and we see the market dynamics we anticipate and we develop either on spec or build-to-suits.

And that's why we believe that it was a good moment to get back to develop high-quality buildings I think that we have the right locations, land we acquired recently and developing today, which will provide us finalized buildings at some point next year.

We think that over next year, we will continue to have strong demand that might be late as to start their own project and that's why we believe that Vesta can anticipate to the demand of these companies that normally need to make decisions very, very rapidly.

That's why we think -- and this strategy at high returns, 10% to 11% return on cost, has always paid off. Additionally, I think that you mentioned Mexico City and Guadalajara being very strong markets at the moment.

We actually think that even in other markets, which, yes, that have been and remain softer, there's always pockets of clients and opportunities that we can tap and we have seen them from existing clients as well as new clients that require high-quality buildings that has already infrastructure, energy, particularly in the right locations.

And that's why we believe that the play towards certain submarkets urban infield good locations pay off even in markets that might be somewhat softer than others. Our build-to-suit strategy will continue to be there. We think that we have the development capabilities to address those needs.

We have done a lot of spec to suit -- build-to-suits and spec to suits definitely, over the next 12 to 24 months, maybe 1/3 to half of the projects will continue to be in the build-to-suit area inside of our parts, which, again, we can accommodate spec and build to suit. Thank you, David.

We have reached the end of our question-and-answer session. I will now pass the call back to Mr. Berho for closing remarks. Please go ahead.

And thank you all for being on today's call. Looking ahead, we remain confident in Mexico's strategic position within North American supply chain and investors' unique ability to capture attractive opportunities. While broad market recovery may vary across regions, we will continue leveraging our strengths to capture opportunities investing with discipline and advancing Route 2030 to create sustainable long-term value for our shareholders.

We look forward to sharing more about our strategy and development opportunities at Best Day in New York on November 11. Thank you all for joining us today and for your continued interest in Vesta. Have a great day.

have reached the end of our call. Thank you for joining us. You may now disconnect.

Greetings, ladies and gentlemen, and welcome to Vesta's Second Quarter 2026 Earnings Conference Call. [Operator Instructions]. And as a reminder, this call is being recorded. It is now my pleasure to introduce your host, Fernanda Bettinger, Vesta's Investor Relations Officer. Please go ahead.

Good morning, everyone, and welcome to our review of Vesta's Second Quarter 2026 Earnings Results. Presenting today are Lorenzo Dominique Berho, our Chief Executive Officer; and Juan Sottil, our Chief Financial Officer. The earnings release detailing our second quarter 2026 results was released yesterday after market closed and is available on Vesta's IR website, along with our supplemental package. It's important to note that on today's call, management remarks and answers to your questions may contain forward-looking statements.

Forward-looking statements address matters that are subject to risks and uncertainties that may cause actual results to differ. For more information on these risk factors, please review our public filings. Vesta assumes no obligation to update any forward-looking statements in the future. Additionally, please note that all figures were prepared in accordance with IFRS, which differ in certain significant respects from U.S. GAAP. All information should be read in conjunction with and is qualified in entirety by reference to our financial statements, including the notes thereto and is stated in U.S. dollars unless otherwise noted. I'll now turn the call over to Lorenzo Berho.

Thank you, Fernanda, and good morning to everyone. We're very pleased with our second quarter results. This was another strong quarter for Vesta, reflecting solid financial performance excellent leasing activity, improved occupancy and importantly, demonstrated progress in the execution of our Route 2030 strategy.

Last quarter, we spoke about the selective activation of development across high conviction markets. In second quarter, our results demonstrate that execution is clearly underway. Vesta is converting demand into leases. Leases into occupancy and our land bank into disciplined development. The strength of our performance this quarter reflects the quality of Vesta's platform and the confidence that global tenants continue to place in Mexico and in our company.

Despite the ongoing uncertainty in the global trade environment, most recently due to tensions in the Middle East, our clients continue to make long-term decisions around Mexico as a strategic manufacturing and logistics platform. The fundamentals supporting Mexico's industrial real estate sector remain firmly in place. North American supply chain integration, near shoring, growing U.S.-Mexico trade flows and increasing demand from higher-value industries.

Regarding USMCA, without going into more detail that you're already likely aware, it's important to emphasize that the agreement remains in full force. In our view, even in a scenario where the agreement continues operating without a formal near-term extension, Mexico remains in a very strong position.

Trade continues. The U.S. market continues to grow. Mexico remains one of the most competitive locations for companies seeking resilient North American supply chains and demand for premium industrial real estate is clearly evident. CBRE has noted that broader trade volumes between the U.S. and Mexico continue to grow and according to U.S. sensor statistics. In May, Mexico was the United States largest goods trading partner and accounted for 17.4% of U.S. goods imports compared with 7.5% for China, a remarkable shift.

Export driving demand for premium industrial leasing near the U.S. border and logistics demand in major population centers are enduring structural demand drivers despite trade policy uncertainty. Against this backdrop, Vesta delivered total second quarter leasing activity of approximately 2.4 million square feet, including approximately 900,000 square feet in new leases with new tenants.

This resulted in more than 80% occupancy in Monterrey and 100% in both Mexico City and the Central Southeast region and 1.5 million square feet in renewals. Notably, these renewals had a weighted average lease term of approximately 7 years and a quarterly spread of nearly to 17%. This is a very strong indication of tenant commitment to our portfolio.

Total portfolio occupancy reached 91.7% by quarter end, a 200 basis point improvement from 89.7% in the first quarter. Stabilized occupancy reached 93.7% and same-store occupancy remains strong at 95%. We're also seeing continued pricing power, renewals and re-leasing activity for the second quarter reached 1.5 million square feet with a trailing 12-month weighted average spread of 10.3%.

During the quarter, renewals were particularly strong in Northern markets for Vesta, where we achieved significant mark-to-market increases reflecting tenant demand for well-located infrastructure-ready properties. This is important because it reinforces a key point we have made previously. Even in markets where vacancy has increased tenants continue to prioritize high-quality buildings, right, infrastructure, location, energy availability and an experienced partner that now can support their long-term operations.

For Vesta, the opportunity is not defined by broad market averages. It is determined asset by asset based on location, infrastructure, energy availability, tenant fit and deep relationships. And this is where our portfolio is exceptionally well positioned. Across the portfolio, demand is increasingly coming from light manufacturing, electronics, AI-related infrastructure, logistics, aerospace, automotive and other high-value sectors. This is consistent with broader market trends.

CBRE has noted that tenant demand in Mexico is shifting toward diverse manufacturing and logistics, while technology-related activity tied to semiconductors, AI and data centers continues to gain momentum. This trend is highly relevant for Vesta. Our clients are not only looking for industrial space, they are looking for locations that can support highly complex technology-enabled operations. as AI adoption accelerates and data center investment expands, demand is increasingly connected to the broader industrial ecosystem that supports these technologies from electronics and components to cooling systems, power infrastructure, logistics and specialized manufacturing.

We're also living through a historic moment for advanced industries more broadly, including the growing visibility of the space economy and companies such as SpaceX, which underscores how rapidly aerospace, electronics, precision manufacturing, AI and supply chain requirements are converging. For Vesta, this reinforces the importance of developing assets with reliable energy, connectivity, operational flexibility, dedicated tenant service and the support of an experienced owner operator.

These requirements are becoming more important in our clients' long-term decisions, and Vesta is very well positioned to meet them and the strategy is working. Portfolio quality, infrastructure, energy availability and tenant alignments are translating into results.

Let me now turn to development and capital allocation. As of quarter end, Vesta had approximately 1.8 million square feet under construction, representing an estimated investment of approximately $162 million. This includes projects in Tijuana, Ciudad Juárez, Guadalajara, Querétaro and Mexico City.

Our approach remains disciplined. We're activating development in markets where we have strong tenant interest strategic land and the infrastructure needed to support long-term demand. Importantly, our development is supported by a secured land bank of approximately 23 million square feet, giving us the flexibility to grow in phases and allocate capital efficiently. In the second half of the year, we expect to make significant infrastructure investments on land acquired last year, particularly in Monterrey, Guadalajara and Ciudad Juárez. These investments are an important step in preparing those platforms for future growth and allowing us to respond to a strong tenant pipeline.

We also expect to begin new construction projects in Monterrey, Guadalajara and select Northern markets as demand continues to materialize. The follow-on equity offering completed earlier this year has further strengthened our balance sheet and position us to capture the growth opportunities we're now seeing. We raised capital not to chase size, but to support a visible development pipeline, invest in infrastructure and maintain financial flexibility.

The decision to strengthen the balance sheet has proven to be the right one, particularly as demand is materializing across several of our core markets. This is one of the best key differentiators. We have the balance sheet, the customer relationships, the local operating capabilities and the development expertise to execute.

In a market where many participants are focused on acquisitions and mergers or portfolio consolidation Vesta is positioned to create value through development. From a financial perspective, our results were excellent. Total rental income increased to $78.5 million, while rental revenue reached $76 million, a 16.2% year-over-year increase.

Adjusted NOI increased 15.6% to $71.5 million, with a margin of 94%. Adjusted EBITDA increased 15.7% to $63.6 million with a margin of 83.7%. Vesta FFO totaled $46.1 million, increasing 6.8% year-over-year. We're very pleased with this performance. The first half of the year positions us strongly with our current expectations. We have said consistently that value creation in our sector is driven by portfolio quality, disciplined development and customer alignment.

This quarter provides clear evidence of that. Vesta is converting market demand into execution, and we are doing so with disciplined conviction and a long-term view. Most importantly, our performance continued to be driven by successful execution of our Vesta 2030 strategy. With that, let me turn the call over to Juan to review our financial results in more detail.

Thank you, Lorenzo, and good day, everyone. Let me start with a brief overview of our second quarter results. On the top line, we delivered another quarter of strong results, as Lorenzo mentioned, with total revenues increasing 16.7% to $78.5 million, while revenues, excluding energy, reached $76 million, a 16.2% increase year-over-year, primarily driven by rental income from new leases and inflationary adjustments across our portfolio. In terms of currency mix, 89.3% of second quarter 2026 rental revenues were U.S. dollar denominated compared to 89.4% in the same period last year.

Turning to profitability. Adjusted net operating income increased 15.6% to $71.5 million. Our adjusted NOI margin decreased 51 basis points year-on-year to 94%, reflecting higher operating property costs relative to rental revenues in the quarter. Adjusted EBITDA totaled $63.6 million, up 15.7% year-over-year, while margin contracted by 41 basis points to 83.7%, primarily driven by higher costs and administrative expenses during the quarter.

Vesta's FFO, excluding current tax, was up 6.8% to $46.1 million compared to $43.1 million in the second quarter 2025. This increase was primarily due to higher EBITDA and partially offset by the higher interest expense. We closed the quarter with pretax income of $98.8 million compared to $54.5 million in 2025. The increase was primarily due to higher gains in the revaluation of investment properties, higher interest income and higher other income. This was partially offset by higher interest expense, reflecting an increase in the debt balance during the period, along with lower foreign exchange gain and higher other expenses.

Turning to our balance sheet. We ended the quarter with $404 million in cash and cash equivalents and total debt of $1.2 billion. Net debt to EBITDA stood at 3.1x, and our loan-to-value ratio was 24.3%. The increase in our cash position reflects gross proceeds of nearly $270 million from our recent equity follow-on offer. This capital raise represents our proactive approach to strengthening the balance sheet ahead of anticipated demand, and it gives us the capital to fund the land and infrastructure investments that underpin our growth strategy.

Finally, and subsequent to quarter's end, on July 15, 2026, we paid a cash dividend for the second quarter, equivalent to $0.38 per ordinary shares. This concludes our second quarter 2026 review. Operator, could you please open the floor for questions?

[Operator Instructions]. Your first question comes from the line of Rodolfo Ramos of Bradesco BBI.

Congratulations on the results. Two questions, if I may. I mean we have seen this booming related products in terms of exports from Mexico to the U.S. And I wanted to get a little bit more granular feedback from your commercial talks with these clients in the data center infrastructure and electronics. I don't know if you can talk about which specific companies you have signed leases with and who do you think might be interested in those properties that you're currently developing in Guadalajara and Ciudad Juárez which probably cease interest from those Jalisco and Chihuahua are big exporters there in terms of market share?

And second, if you can give us a little bit of your thinking on the auto sector and one, what it means for your growth and your current portfolio? I mean we've seen some headlines of companies shifting production back to the U.S. How -- we saw that you signed new leases in the automotive sector. So I wanted to see your take in specific to that sector.

Thank you very much, Rodolfo, for being on today's call. Definitely, we are experiencing a great phenomenon related to and this is driving strong demand for data centers being built pretty much all over the world, but particularly in North America, this has attracted huge investments in terms of capital but also huge demand for manufactured goods that have to be supplied to data centers. And we have seen strong demand particularly in markets like Guadalajara and Ciudad Juárez for electronics as well as Tijuana, particularly in Guadalajara, we have seen players that are working with some of the largest hyperscalers to get all the servers and all the digital infrastructure ready so that the data centers can be built out. And we have seen that quickly ramping up.

And that's going to continue for the foreseeable future as long as there's so much demand going -- I'm sorry, so much investment and capital going towards data centers. But also on the industrial manufacturing front, we are seeing clients or companies in, for example, the industrial sectors such as air conditioning units, fans, ventilators that are required to cool down all of these huge data centers together with our cabling equipment and electric equipment such as electric panels and that has created a lot of demand in markets such as Monterrey, which is a big industrial market as well as markets like Tijuana and Ciudad Juárez.

We -- and not only we saw that in the last few quarters, but we continue to see a very robust pipeline coming from these particular sectors. I will now shift with -- and actually, some of these companies -- many of them were already established in Monterrey or Mexico, but there's also new companies that are opening up shop.

Secondly, shifting to the auto sector. Yes, we continue to see demand we did a few of new leases in a few markets. And not only are we seeing new demand, but also we see that existing supply chain in the auto sector continues to adapt to the new requirements and to the new supply chain in North America.

We continue to see that Mexico is the most competitive place to manufacture and integrate to final OEMs in Mexico and in the U.S. And as long as we see those companies continue to be favorable in Mexico, we believe that demand will continue. But of course, there's many adjustments that the companies have been doing but we also continue to see those -- some of those adjustments somehow benefiting Mexico too, and maybe metering the whole North American region as a whole.

Your next question comes from the line of André Mazini of Citi Group.

So 2 questions. First one, if you think the current status of the USMCA can be a dampener for tenant demand or the fact that the deal, as you said in the prepared remarks is still in place with annual renewals is business as usual for the companies. And digging into the markets, San Luis Potosi remains the weakest market with occupancy at 65%. So thoughts on the softness between -- behind that market in particular. And of course, the properties that are coming in the market, which is San Luis Potosi. This is the first set of questions.

The second one on leasing spreads, pretty strong, almost 17% in this quarter. This is higher than I think you guys were printing before. So if this is probably sustainable going forward or if there was some type of one-off in the quarter here for such high leasing spreads.

Thank you, André, for being on today's call and for your questions. Let me address first -- let me address the questions in order.

Well, we definitely have seen that tenants and companies are trying to understand what the new rules of the game are going to be in terms of trade, in terms of USMCA. And for that reason, we believe that the few scenarios that are in place and maybe the one thing -- the one with annual revisions could be one that -- where companies will continue to invest in Mexico.

However, nowadays, today, we have -- we still have no clarity on the new rules of the game. And I think that's what companies are expecting. And with that, companies will adjust maybe the most favorable outcome is that we might have some sort of result from the negotiations soon. It seems that there could be some tariffs. Tariffs could come because in different sectors, but I think that the companies and tenants, what they just want us to have a bit more clarity.

Just looking at what has happened at the last -- just this year or end of last year, we have definitely seen that what we what we consider something in NAFTA, we already -- we have been already there and companies are making decision, very different to start of last year. But in the last quarters, we continue to see demand, and we continue to see companies trying to set up shop in Mexico just because how competitive the landscape will be and how competitive Mexico is in relative terms to all of the other countries.

Look at just the numbers in terms of exports from Mexico to the U.S. and how other countries and other regions, particularly Asia, have dropped in terms of exports to the U.S. and trade with the U.S. So for that reason, we even think that whatever outcome might be, Mexico will continue to be the best beneficiary of the new rules in terms of trade.

Secondly, to your question on San Luis Potosi, it was a very -- it has been a very slow market. Nevertheless, I can tell -- we can tell you that we started to see a stronger pipeline in this particular quarter. So hopefully, for second semester, things start to shift towards stronger demand, we continue to see rents have actually maintained its actual levels. There have not been any reduction in terms of rates. So I think it was just a matter of being patient and waiting until the demand will come back for an important industrial market. But yes, it was a slow couple of years, but we definitely are seeing a recovery. So hopefully, we can get some better news quite soon.

And then on your third question, André, on leasing spreads, I think that, yes, we -- our bet is that this growth in terms of leasing spreads will continue to be -- will be sustainable, will be sustainable, not only for this year, but maybe even for the next couple of years since, again, we think that demand will continue to go up supply for good quality buildings with infrastructure, with energy is still constrained. So as we have seen like just this quarter, there is still demand, and demand is looking for better assets, flight to quality and tenants are willing to pay rents -- even at the fair rents for fair market buildings.

Your next question comes from the line of Igor Machado of Goldman Sachs.

We have 2 questions here on our side. First one, we are trying to understand here what is your expectations for lease-up for Monterrey and Tijuana. In other words, how --

I'm sorry, can you -- I'm sorry, can you get a little closer to the microphone? I'm having a hard time hearing you.

Can you hear me? Can you hear me?

Yes, better. Thank you. Yes.

So the first question is on the lease up on Monterrey and Tijuana. How quick can you see that this for those markets? And what sort of tenants are you looking for space in these markets? And my second question is, if you can talk about what sort of tenants are targeting for your recent projects in the North, and this would help us.

Excellent. Thank you, Igor. That was very clear. And I'm happy to elaborate on your questions.

We have seen major lease up in Monterrey, this particular quarter. As you might remember, we developed the last buildings for the Apodaca project last year. And this year, we saw -- we signed 2 leases related with equipment for data centers and AI-related for 2 of the 3 buildings. And actually, the pipeline is quite strong. So we are very optimistic about -- about the second semester that we're going to be close to being able to fully lease those buildings. And that maybe take me to your second question, which is regarding recent projects.

So we are very excited that soon we're going to kickoff with the construction for the new Vesta Park Monterrey, which is the one next to the airport is probably one as it's probably one of the best sites in whole Mexico in terms of being well positioned with good infrastructure in the right corridors where there is labor where the accessibility of energy. So hopefully, very soon, we will kick off we will start new buildings for this project.

And actually, demand that we are seeing in submarkets like -- of Apodaca or Monterrey is well diversified between logistics. Actually, e-commerce continues to grow and continues to require more space of high-quality buildings. We're seeing clearly, again, industries related to data centers.

As mentioned before, we continue to see strong demand on that and also third-party logistics as well as other industrials. So we're excited about this new start of projects and that we're going to be developing over this year and having available for next year. So we're starting to build up the pipeline for those particular projects.

Related to your question in Tijuana, it's interesting because some -- I would say that some market reports show that Tijuana has a higher vacancy. However, if you analyze in detail, a lot of this vacancy is related to regions, subregions of Tijuana that actually has low accessibility to labor pools, low accessibility to logistic corridors and energy. So that's why we will continue to focus in the right submarkets, such as Pacifico, where we continue to see strong demand with companies continue to expand in sectors such as aerospace, electronics, logistics and medical devices. So those numbers have to be analyzed in detail, and that's what we continue to do because that's how we on the right our decisions when we start building. And actually, in many cases, we do start buildings with knowing that there is a client of Vesta that will require space at some point.

Your next question comes from the line of Francisco Chávez of BBVA.

Congrats on the results. Looking at your development pipeline, most of the welding sale inventory, what kind of lease-up should we assume considering the current market conditions?

Francisco, thank you very much for being on today's call. Well, normally, we start buildings when we identify some potential demand, and that demand could come in a range of between 0 to, let's say, 12 months of downtime. So we -- the numbers that we underwrite at is considering that there is some downtime for income to be generated.

But we aim to make these deals become spec-to-suit buildings, which basically is being able to pre-lease the buildings while they are under construction. So yes, we were able to start some buildings this particular quarter. I think that the last quarters, we were very successful being able to lease up the buildings were pre-leased while we were under construction.

But even in some cases, like Monterrey that I recently mentioned, sometimes it takes us a little bit longer to this, but we are able to lease to the right client, the right lease agreements and at the right rates, so that we continue to create value for our shareholders by being disciplined on our approach on how to lease up.

And actually, if -- so maybe considering or elaborating a bit more on the question, I think that Vesta is -- has been very successful with this strategy. That's why we have been able to organically through development, be able to increase revenues year-over-year and even quarter-over-quarter as we have done this particular quarter.

Having revenue increases of 15% is because at some point, we have the opportunity to start a building. We were able to lease and eventually generate income. So it all rolls up together with a lease-up and leasing spreads and having that particular proactiveness in our portfolio generates this major revenue increases year-over-year in a sustained manner.

Your next question comes from the line of David Soto of Scotiabank.

Just a quick one related to your follow-on proceeds. Could you please provide an update on the intended allocation for that received between non-acquisition and development activity?

Sure. Maybe, Fernanda, you can help me out with the table that we recently presented. So basically, David, thank you. First, thank you for being on the call and for your question. Yes, we were able to raise equity in May. In order to be able to support part of the growth plan that we have identified as part of our route 2030 strategy, which is a major investment plan where we will invest in attractive markets and markets that Vesta has not only identified but been able to acquire land and secure land so that we can continue to develop successful projects.

So the investment that we identify is basically we raised approximately $300 million, and we identified $1.3 billion of investments where we are going to be investing -- I'm sorry, $1.7 billion. We're going to be investing in Monterrey. Give me 1 second, just quickly. Fernanda, I think that it's the other table I need. Not the one on Route 2030, but the one we recently presented, which is basically we will invest $1.3 billion in projects such as the first one being Monterrey with Vesta Park Monterrey project, which will require the majority of the investment.

We will also invest in Guadalajara in Vesta Park, Guadalajara 1 and 2. We will invest in Mexico City in a few projects. We will invest in Tijuana, Ciudad Juárez and those will be the major projects that we're going to be investing, not only this year, where we're starting, but over the next years to finalize the Vesta route 2030 plan.

So basically, out of the almost $300 million, the rest of the capital needed for the growth plan is going to come via debt and retain earnings that the company has been able to has been able to generate.

Perfect. Just a follow-up question. Do you expect this capital to be deployed in the next 12 to 18 months?

Yes. So we don't give any particular guidance on CapEx and speed of investment. However, we have basically been investing at a rhythm of approximately $300 million per year in the past. And I think that's something that in order to be able to achieve this plan, we will have to be investing approximately at a similar level.

Your next question comes from the line of Elisa Gomez of BTG Pactual.

First half results are tracking ahead of your full year guidance. What has been the main surprise relative to your original assumptions? And do you expect this outperformance to continue in the second half?

Thank you, Elisa. I had a little hard time taking your question. I don't know, Fernanda, if you were able to listen.

I can. First on the guidance. Look, we have had a very good results for the first half of this year. For the second half of this year, we continue to expect very good results but please bear in mind that on the second half of last year, we had a good leasing activity as well that the market began to pick up. That was one of the basics of the decision of getting more funding, we're more funding in the balance sheet, more equity funding in the balance sheet.

We see continued leasing activity. But by the same token, our strong leasing activity of the second half of this year will be compared to a strong leasing activity in the second half of last year. So I feel comfortable with the guidance so far. There's expectations of positive -- of positive optimism, but I have to see more data to come in our hands. So we have a strong leasing activity. I'm optimistic about the guidance. We just have to wait and see. So that covers the guidance. You had another question. Can you repeat on the second one that you had?

Regarding what was being like the positive for prices you have seen -- I think you kind of answered that.

Yes. Well, I mean, pricing, as Lorenzo has mentioned, we -- prices have not adjusted at all since last year. I mean we have a strong pricing activity in all of our leases since last year on this -- on this first half. You can see that in the re-leasing activity. We are releasing existing lesions with a very strong pricing increases to our existing tenants. So we continue to see strong markets, and we feel comfortable that we -- that the market trends are going to continue over the second half and beyond of the year. So we are very comfortable with the way the markets are behaving and we're very comfortable with our ability to find new tenants.

[Operator Instructions]. Your next question comes from the line of Felipe Barragan of JPMorgan.

So I have a question on the cost -- so today, we saw oil rise 6%, 7% this morning. So I just want to get a refresher on what you guys saw given the recent volatility in oil if you guys saw an uptick in the construction cost.

Thank you Felipe, on your question --

Look, construction costs are -- we continue to see our development spread solid as we put out on the development pipeline. We don't see any particular increments on costs that worries us. We underwrite very carefully our new buildings, and we continue to have a very good development companies that are bidding for the project. So we feel comfortable to see spreads from development on the usual ranges. If construction costs go up.

In particular, I will take a look at cement prices given that cement is heavily influenced by energy, I think that given the market that we operate and the demand that we have and the firming of the leasing spreads, I do think that we can adjust the pricing accordingly. But we just have to wait and see. So far, so good, I would say.

Your next question comes from the line of Anton Mortenkotter of GBM.

Congrats on the results. We are seeing somewhat divergent signals across the economy. Consumption trends remain relatively soft in several sectors, while real estate and construction activity shows some signs of resilience or growth. I mean how do you reconcile these dynamics? And more specifically, what are your clients seeing or how are they deciding to act on these trends?

Let me take a jab at that.

Go ahead. Lumpy one.

Look, the Mexican economy has mixed results. On some parts, we have seen softness, as you point out. And on some other parts, we see quite optimistic signals take a look at the import of capital equipment. Those continue to rise. And usually when that happens, it implies that the import of capital equipment will translate into more demand for space.

So yes, these are divergent signals, but at least in our sector, we are optimistic and this is what we see on the results of Vesta. We have a very strong pipeline. We have clients that are demanding space and we see very firm prices on leasing activity. So hopefully, the -- that will translate into a broader strengthening of the Mexican economy. But at least in our sector, we are very encouraged.

I agree, Juan. And maybe to elaborate further. I think that we're looking -- we cannot just look at the general numbers and because there are some, I would say, mixed results on the economy. We have to have a closer analysis on what's going on, on our particular sectors and our industries. And actually, there has been a lot of disruption, and I think we're benefiting from being a company that anticipates to this the demand coming from certain sectors.

We're talking about AI and best is benefiting from it. Electronics sector, adjustments in global supply chains regionalization of supply chains, even e-commerce that continues to expand in Mexico. So for that reason, I think that Vesta is a good example that we have to be analyzed differently than the general economy.

And I think on that regard, Vesta, we'll continue to look into the opportunities because -- and look what could make our company not only very resilient because we have shown that the structure of our lease agreements, the type of tenants that we got the tenure of our leases, it makes our company very -- or the investment very resilient, but also every now and then, when there's an opportunity to take advantage of those. And I think for that reason, we got to analyze carefully what are the right signals and how Vesta can adapt and react to those opportunities, Anton.

Your next question comes from the line of Alan Macias of Bank of America.

Just a quick question on -- if you have seen any positive measures taken by the federal government towards supporting the industrial real estate market in Mexico, perhaps opted in electricity or anything you have seen -- thank you.

Thank you, Alan. Well, I really think that -- so maybe the most important effort that the Mexican government is doing is focusing on USMCA. And that's going to be critical and that's incredibly important. Of course, the USMCA is not only related to the economic and commercial matters. It now has a more complex situation where they need to be with different even political issues related to migration related to drugs related to crime and many other political issues. However, they know exactly how important the manufacturing sector and the export sector is to the Mexican economy. And they also know that our sector is very strong in terms of being able to attract private investments.

So that doesn't necessarily require much it's not very intensive on public spending, which is also very important. So for that reason, we have seen a strong support or in our sector coming from the different instances from the government. From foreign affairs, from the Secretary of Economy from the Ministry of Finance and even the President understanding quite well the importance of industrial parks and the industrial sector for the overall economy -- so hopefully, we continue to get that support.

And with that, Mexico will continue to be a strong and a winning formally in terms of establishing new manufacturing operations, logistics and continue to integrate in the North America supply chain.

There are no further questions. I'd now like to turn the call back to Mr. Berho for his concluding remarks. Please go ahead, sir.

Thank you. Thank you, everyone, for your questions and for your continued support. We are very pleased with Vesta's performance in the second quarter. The results demonstrate the strength of our portfolio, the quality of our tenant relationships and the value of our disciplined development platform. The market environment remains dynamic. But Vesta is in a strong position.

Mexico continues to be a strategic destination for global manufacturing and logistics. Tenant demand remains active, particularly from higher-value industries that require quality infrastructure, energy availability and long-term scalability.

These are precisely the areas where Vesta is differentiated. When we entered the second half of the year, we have confidence our balance sheet is strong. Our land banking secure, our development pipeline is active, and our team continues to execute. As always, thank you for your continued interest in Vesta. We look forward to updating you on our progress in the quarter ahead, including at our 2026 Vesta Day in New York on November 11. Thank you, and have a great day.

This concludes today's conference. You may now disconnect your lines at this time. Thank you for your participation.

Greetings, ladies and gentlemen, and welcome to the Vesta First Quarter 2026 Earnings Conference Call. [Operator Instructions] And as a reminder, this call is being recorded. It is now my pleasure to introduce your host, Fernanda Bettinger, Vesta's Investor Relations Officer. Please go ahead.

Good morning, everyone, and welcome to our review of the first quarter 2026 earnings results. Presenting today with me is Lorenzo Dominique Berho, Chief Executive Officer; and Juan Sottil, our Chief Financial Officer.

The earnings release detailing our first quarter 2026 results was released yesterday after market close and is available on the IR website, along with our supplemental package.

It's important to note that on today's call, management remarks and answers to your questions may contain forward-looking statements. Forward-looking statements address matters that are subject to risks and uncertainties that may cause actual results to differ. For more information on these risk factors, please review our public filings. Vesta assumes no obligation to update any forward-looking statements in the future. Additionally, note that all figures were prepared in accordance with IFRS, which differ in certain significant respect from U.S. GAAP. All information should be read in conjunction with and its qualifying in its entirety by reference to our financial statements, including the notes thereto and are stated in U.S. dollars unless otherwise noted.

I'll now turn the call over to Lorenzo Berho.

Thank you for joining us today. and for your continued interest in Vesta. The first quarter marked a strong start to the year with solid leasing momentum and stable portfolio performance despite ongoing global tensions. Importantly, as our results demonstrate, we're seeing not only continued activity, but growing conviction from our tenants. This was reflected in new leasing and expansions with existing clients as well as with exciting new clients during the quarter.

Our performance reinforces the strength of Vesta's platform and reaffirms our approach for 2026. And of our Route 2030 strategy, which is centered on expanding a well-curated high-quality portfolio for disciplined development, leveraging our privileged land bank to capture demand. We believe value creation in our space is driven more by quality than size. While we are seeing increased competition for stabilized assets, Vesta differentiation lies in our ability to develop and operate a selective portfolio aligned with global best practices and the evolving needs of our clients.

Let me briefly highlight the key drivers of Vesta's results. As I noted, leasing activity remains strong with total first quarter leasing reaching approximately 1.6 million square feet, including 1 million square feet in new leases with best-in-class companies. Total portfolio occupancy reached 89.7% by $0.05, while stabilized and same-store occupancy reached 93.4% and 95%, respectively. Reflecting the strength and stability of our tenant relationships. During the quarter, we saw strength in the electronics and aerospace sectors and also in AI-related data center infrastructure which is becoming an increasingly relevant demand driver that will benefit from long-term structural tailwinds.

On the development side, our pipeline continues to convert into active construction with Vesta projects breaking ground across key markets. This is further evidence of both improving demand visibility and the strength of our land bank which is expected to support the stabilization and gradual recovery of occupancy. Along these lines, as leasing activity continues to gain momentum, we have selectively resumed development.

We launched 2 new projects in Mexico City and 1 in Tijuana during the first quarter, which brings our total development pipeline to approximately 1.6 million square feet. Importantly, our approach remains disciplined and demand-driven, prioritizing tenant back projects in high conviction markets.

From a financial perspective, results remain solid. Total rental income increased to $76.7 million, while rental revenues reached $74 million, a 14.1% sequential increase. Also with sustained strength across our key profitability metrics, including NOI and EBITDA.

Let me now turn to the broader market environment and how we are seeing it reflected across our portfolio. Recent data has focused on rising vacancy in certain regions, particularly in the North. However, what we are seeing is better characterized as a correction, not a structural slowdown or a decline in underlying demand. Markets such as Tijuana, reflect more uneven dynamics but it's important to note that this is largely due to supply from less experienced developers. Vesta's high-quality infrastructure-ready buildings continue to outperform, reinforcing our focus on portfolio quality. We're leveraging our strength in this market and launched a new project in Tijuana during the first quarter.

New construction starts in key markets such as Monterrey have declined significantly year-over-year, reflecting a market that is adjusting quickly. In Mexico City, fundamentals remain strong. According to CBRE, Mexico City gross absorption reached approximately 6.7 million square feet during the quarter with pre-leasing accounting for most of the activity and more than half of new supply delivered already preleased. This dynamic reinforces both demand debt and forward visibility across this market. It has also led us to launch the 2 new projects in Mexico City, which I have described. In Guadalajara, we are seeing healthy demand, particularly from electronics and technology-related tenants, a key driver of activity in the market. During the quarter, we successfully pre-leased the 2 Vesta buildings under construction, underscoring the strength of underlying fundamentals and the sustained momentum we are seeing in the region.

Let me now turn to how we are executing against this environment. Our strategy remains consistent. Vesta will grow through a high-quality well-graded portfolio developed with discipline and aligned with the long-term demand. As I have commented, our focus is on portfolio quality, not scale, ensuring that each asset meets the highest standards of infrastructure, energy and operational performance. This is particularly relevant in the current environment. Despite the competition for stabilized assets we are seeing, we believe there is greater opportunity in selective development where we can create value and differentiate through product quality and tenant alignment.

Before I conclude, let me briefly touch on our capital position and outlook. As Juan will discuss, we continue to operate with a strong and flexible balance sheet, maintaining a disciplined approach to leverage and liquidity, which enables us to execute our strategy while navigating uncertainty. Capital allocation remains selective with a focus on high-quality projects supporting efficient growth.

In closing, we are highly confident in our outlook. While near-term uncertainty persists, the underlying structural drivers underpinning our business are stronger than ever. Tenant activity continues to be robust. Foreign direct investment is maintaining strong momentum and manufacturing experts at record levels.

At the same time, higher-value industries such as electronics, aerospace, semiconductors and data infrastructure are accelerating demand for Vesta's premium properties. We also expect a more favorable interest rate environment together with greater clarity around USMCA to support activity in the quarters ahead.

Let me now turn the call over to Juan to review our financial results in more detail.

Thank you, Lorenzo. Good day, everyone. Let me start with a brief overview of our first quarter results. On the top line, we delivered a solid start of the year, with total revenues increasing 14.4% to $76.7 million, primarily driven by rental income from new leases and inflationary adjustments across our portfolios. In terms of currency mix, 88.9% of first quarter 2026 rental revenues were U.S. dollar denominated compared to 89.7% in the same period last year.

Turning to profitability. Adjusted net operating income increased 13.4% to $70.47 million. Our adjusted NOI margin decreased 62 basis points year-on-year to 95.1%, reflecting higher operating property costs relative to rental revenues in the quarter.

Adjusted EBITDA totaled $62.1 million, up 12.4% year-over-year, while margin contracted by 130 basis points to 83.9% primarily driven by higher operating and administrative expenses during the quarter.

Vesta FFO, excluding current tax, was $43.1 million compared to $45.1 million in the first quarter 2025. The decrease was primarily due to higher interest expense in the first quarter of 2026 compared to the same period in 2025. We closed the quarter with pretax income of $97.9 million compared to $28.6 million in 2025. This increase was primarily due to higher gains in the revaluation of investment properties, higher interest income and higher other income. This was partially offset by higher interest expense, reflecting an increase in the debt balance during the period, along with the increased foreign exchange losses and other expenses.

Turning to our balance sheet. We ended the quarter with $206 million in cash and cash equivalents and total debt of $1.2 billion. Net-debt to EBITDA stood at 4.1x, and our loan-to-value ratio was 26%, down from the 28.1% at the year's end, reflecting the prepayment of the remaining $118 million MetLife III facilities. As of the end of the first quarter, we have no secured debt with 100% of our debt denominated in U.S. dollars and 87.2% of our interest rate exposure on a fixed rate basis.

Finally, consistent with our balanced capital allocation strategy, on April 22, 2026, Vesta's shareholders approved a $74.8 million dividend for 2026 representing a 7.5% increase year-over-year. On May 6, we will pay a first quarter cash dividend.

This concludes our first quarter 2026 review. Operator, could you please open the floor for questions.

[Operator Instructions] Our first question will come from the line of Piero Trotta with Citibank.

I have 2 questions. The first one is spec development in Tijuana. So given that the start, could you elaborate to us on the key conditions that supported the decision to move forward with this project in a market where vacancies remain high. More specifically, what metrics or market signals are you monitoring most closely when allocating capital in Tijuana? Just to understand as we see like in the market of Tijuana around 16% vacancy and even in your Vesta's portfolio is around 13%. What are you looking at when you're starting a new project in the region?

And the second one is about leasing spreads that remained positive at around 9%. And I would like to understand how should we think about the sustainability of spreads from here as supply-demand dynamics continue to evolve across our markets, just to understand on this one.

[Foreign Language] Thank you very much for your question and for being on the call. Well, definitely, this is a good quarter to start the year. And I would like to highlight that, as mentioned before, Vesta will -- with very -- little by little start development in certain markets, certain projects, we did good land acquisitions last year. And that's why we start again with projects in Mexico City as well as Tijuana with the ones that we started before in Guadalajara and Queretaro. So the Tijuana project, it's actually -- it's a continuation of our existing project mega region. We -- as you remember, we did a land acquisition on adjacent land to develop the second phase. We did the land improvements last year and today, we're happy to be able to now start the first building of the second phase. It will take us pretty much the rest of the year to conclude the building to be developed. And the reason of developing it is because we believe we have a good pipeline from either existing clients or potential clients that want to be established in a state-of-the-art industrial park in a good location where you can have good access to labor, good access logistically and very importantly, good access to energy. And that's what we already have in our park in Tijuana. And I understand that there's other vacant spaces in the Tijuana market. However, we know that none of them are so well located as this one and that's a key advantage. There has been some new vacant buildings in other submarkets of Tijuana. In many places, actually that lack energy, they lack logistic accessibility and they also lack labor. That's why they will probably remain for a longer period of time available until they find the right client. There's many, I would say, unexperienced industrial real estate developers. So that's why we feel comfortable with the type of buildings that we develop. And we think that eventually, this will turn into a successful project in a market that we know quite well.

Secondly, on your question on spreads. Well, I think that the spreads will continue to be in a 10% to 13% range somehow. This one was -- this quarter was slightly lower just because of the -- maybe the combination of computation of previous quarters. But in the end, I think going forward, and we have stated this before, we think that over time, we will continue to see double-digit growth in terms of spreads. We have had some interesting re-leasing spreads throughout the quarter of projects in the 20% to 50% range, which is quite attractive. And I think that together with some of the new leases that have been signed also in some cases with rent, 30%, 40%, 50%, depending on the market. So this trend will continue. We see very strong rent levels in most of the markets. And in some markets, very strong rent growth still. So we are confident that, that will continue to be the same situation going forward. And we -- that's -- that continues to be a main driver of value for our existing portfolio with our existing clients and tenants. And we think that going forward, we will continue to see this positive trend.

Our next question will come from the line of Gordon Lee with BTG Pactual.

Just a quick question, it's sort of more a general sector question. But as you mentioned, there is a potential for a pretty significant consolidation in the sector, which obviously that's not something that you look at, your business plan is different. But I was wondering, generally, Lorenzo, how you feel about consolidation in the sector, particularly this type of consolidation, would you generally say that's good for better sort of competitive dynamics for a bit more disciplined on the ground? And specifically, do you think that might have also a positive effect in terms of discipline around development?

Thank you, Gordon, for your question. It's quite interesting the market dynamics and what we have been seeing from a capital market perspective. I believe that this is a -- in some ways, this is a broader strategy from some global players that are active in Mexico that actually maybe their strength is on capital markets more than being on the local ground and having access to tenants as well as access to development and higher returns. And that's why I think that's a particular strategy for some of them.

I think this is an industry that has -- that is very intense in capital. And I think that looking -- seeing that there's a lot of capital chasing for transaction, chasing portfolios even sometimes regardless of the type of assets they hold because sometimes they don't even match the original consolidator assets. But in the end, I think it's more the appetite of having industrial assets and being larger consolidators. I think that we will continue to see that going forward as long as there's strong capital chasing for attractive assets. I think that will continue to be the case. Also, I think it's relevant to consider that it sets a price -- sets pricing to transactions. So even for some assets that I believe are maybe below the quality of the Vesta standards having those prices, I think it's -- it sends a good signal on the opportunity that we see in our own assets that remember that Vesta, we selectively define which markets we invest on. We're very mindful of the quality of assets we develop. We also strategically define the type of tenants. So over the long term, we think that, that makes our assets be way more valuable and I think that, for that reason, these consolidations create an attractive baseline of reference so that we can have some sort of comparables to our own valuations.

And do you think -- if I could just have a quick follow-up, do you think it has any implications, positive or negative on competitive dynamics or development discipline for the sector as a whole? Or no, I mean, do you think your day-to-day would be unchanged regardless of what happens?

I mean frankly, most of these consolidators do not have development capabilities. So I think it doesn't -- I think it's only worth for certain merchant developers. But in the end, I think that we will continue to have our own discipline in terms of development. I think that maybe -- I think this will keep some of the acquirers more distracted in their own acquisition strategy, and I don't see them very active on the development.

Our next question will come from the line of David Soto with Scotiabank.

Just a quick one and It is related to the micro grid. It would be great if you could tell us in which regions are you currently developing this kind of facility? And what are the challenges that you are facing to develop this kind of facilities within the -- your industrial part?

Do you mind repeating the question, David? Thank you.

Yes, of course. It's related to your micro grid. It would be great if you could tell us in which regions are you currently developing these kind of facilities and which are the main challenges that you are facing?

Thank you for which type of assets you mentioned?

For the [indiscernible] that you are currently developing. If you are having these kind of development or micro grids development?

Okay. So maybe if I understand correctly, the question is on which markets we might be developing well. Currently, we started a few projects in Mexico City, the land acquisition that we did last year. This is in the [ quality plan ] corridor, a very attractive market that has shown growth particularly coming from logistics as well as e-commerce and rental, and we continue to see rental growth. That's why returns are quite attractive. And for that reason, we believe that developing spec in the area is very, very appealing.

We started a building in Tijuana. And very soon, we will start also development in Guadalajara, as you could see in our report, we were able to lease the 2 projects that we have under construction and we're happy to continue to see growth and demand coming in the electronics sector, particularly, but also this market has shown also strong dynamics in the logistics and e-commerce sector. So hopefully, soon, we're going to start some spec buildings similar to what we have done in the past in the rest of Park Guadalajara. So we're confident that with the land acquisitions we did last year, we're going to have a -- we're going to repeat the success that we have previously in the rest of Park Guadalajara I.

Also, we acquired land recently in Monterrey, in La Palma, in Juarez. And these 2 markets are the ones that eventually, we will also start developing spec buildings or build-to-suit projects. We have started with a -- we have had good progress in the permitting licensing and little by little as long as we start seeing a strong momentum on the leasing, we will start buildings and will be a strong signal that the markets are permitting again to have some projects. And this is mainly driven by the pipeline that we have been generating. We have definitely seen stronger demand from different sectors particularly the ones related to electronics, the ones related to AI, to data center infrastructure as well as e-commerce, logistics and medical devices to name a few. So that's pretty much in most of the markets. We see that clients as well as potential new clients are -- have regained confidence in their expansions. Many of these clients have had record high numbers in terms of production and uncertainty is coming back again for them to continue expanding and continue opening up new operations in Mexico.

Our next question will come from the line of Anton Mortenkotter with GBM.

Congrats on the results. I have 2 quick questions. One is, I mean, you already mentioned a little bit of the dynamic that you saw that made you start the development. But I was wondering if there is any like specific sign that the market gave you in order for you to decide to move now and reactivate sort of strong Vesta development. That is one.

And the other one is with all of these new newly announced developments, it's getting close to the cash balance that you already have. So how are you thinking about funding capacity from here? I mean, specifically, do you see any need or opportunity in the new term to tap either the debt or equity markets?

Thank you, Anton, for your question. I think we -- definitely, we have internal metrics that we monitor in order to identify where we should be starting a project. And maybe just to use a positive example is the projects in Guadalajara that we started construction end of last year, we started without having a lease signed, but we identified that there was demand coming from certain sectors and that's why our decision was to anticipate to those clients by starting construction soon. So that in the meantime, while we are under development, we could be able to close with the potential demand that we saw.

And this quarter, that's exactly what happened. We closed again, we pre-leased with 2 current existing clients of Vesta that continue to grow and require flexible space, the standards that we have developed in the past. Those particular metrics are the ones that we follow every time we start a building. Again, Mexico City, good dynamics. We have had some good success with the e-commerce clients. We will -- we think that there will continue to be demand for that. So we feel comfortable with that start for a project that will be eventually developed at some point end of the year. And again, Tijuana is a similar situation. Even that we have a few buildings available right now, which we are in a marketing stage, they're both in different regions, different submarkets in Tijuana, different dynamics, and that's why starting a new building in this region makes sense because of some potential demand that we are already identifying. So I think that this strategy has paid out well in other markets. We continue to see -- to have a few buildings that we are in the marketing stage. But we are confident that this will continue to be a good year and good absorption. And we think that we will continue to see good absorption. So this is actually the third quarter in a row that we see strong demand and good absorption. So I think that compared to, let's say, the start of last year, which was -- the uncertainty was incredibly high and projects were pretty much on all of them on hold. I think that dynamism has changed effectively end of last year and with a strong start of the year of clients looking for high-quality buildings with a great -- good reputation landlords where they can establish their new long-term operations and make their own investments in different sectors.

As for the balance sheet, well, look, we have a very strong balance sheet. And we will always be flexible and keep our options open. We have $200 million in cash. We have a low leverage. So we will tap the market whenever possible, and we can sell properties, we can do equity. We will always be flexible and we'll see as we continue to grow, what is the best market to tap. And remember, all of this was mentioned on the 2030 plan and we have a long-term vision, and we will always take decisions that balance out the alternatives and balance out the capital requirements of the company. We're very flexible.

Our next question comes from the line of Adrian Huerta with JPMorgan.

I have 2 questions. One is if there is any opportunities for asset recycling? Are you looking for potential asset sales? And the second one is how the yield on cost is today given movements on construction and land cost relative to what you can charge on rents?

Thank you for your question. On the second question, I think that yield on cost continue to be very attractive in the 10% range, even in some cases, even higher than that. I think that one of the largest benefits to that has been our ability to acquire land at a lower cost basis, I think that we were very opportunistic last year and strategic so that we were able to acquire land at $0.70 to $1, and that's how, together with our ability to get competitive construction costs, that's -- and with a still attractive market rents. That's how we can be able to close a double-digit yield on costs in the -- we're doing deals in Mexico City at 9.8% yield on cost, close to 10%. And in markets -- in other markets, even at 10.5%, 11%, such as Queretaro, Tijuana, for example. So I think that our experience as a developer and managing well the construction process and construction competitive process. I think that that's giving us an edge so that we can make high returns. And more importantly, Adrian, it's not the ability to make 10% return on costs, but it's the spread on the investment that we can make since we believe that if properties in the larger portfolio environment we're seeing that are transacting at 7.5% to 7% to 8% range. We think that assets similar class to Vesta could be trading closer to a 6%. So developing at a 10% and stabilizing at around 6%. That's a lot of spread and this is exactly the value proposition that we have for our shareholders.

Look as far as capital recycling -- building recycling, we will always be open to do that. I think that we have been successful in selling parts of our portfolio at a higher than net -- asset valuation value, and we will continue to look at those opportunities. And we do selectively -- we -- it's different to some of the FIBRA that they need to dump a lot of the assets they have recently acquired because they don't match their strategy. We don't need to do that. We sell selectively every now and then we want to only make a scope to our portfolio. But frankly, we invest -- develop to hold and we invest long term and every now and then opportunistically we sell.

Our next question will come from the line...

Just to add on that. I think our discipline is a good example. We like to sell above net asset value. Above valuations where we believe we can actually make -- create a premium and make a good profit. And I think a good example has been in the past where we have sold 10%, 20% above abrupt -- appraised value in the private markets. And then we have been able to develop again at 10%. I think that's the approach. In terms of capital allocation, I think that's a discipline that we will continue to see going forward. And I think that's a main differentiator on Vesta. Sorry for the interruption.

Our next question will come from the line of Rodolfo Ramos with Bradesco BBI.

I only have 1 left, and it's a follow-up on Gordon's on the consolidation angle here. Just to get a sense of the impact that you could see, if any, particularly in the northern markets, let's say, Tijuana, Juarez, if this further consolidation takes place, whether you think that this has any impact on the -- your commercial efforts or on the lease spreads that you're able to get through, I mean -- and maybe perhaps on the positive side, whether a more consolidated market might just lead to better discipline on that front.

Thank you. Well, I think that industrial real estate is -- in Mexico, it's a very fragmented sector. There's really no dominance from any player in any of the markets. I think that -- actually many of these consolidations, if you look carefully, most of the acquisitions are done in secondary and tertiary markets. Markets where actually we do not operate and are quite small. I mean, in the end, I mean, some of them there's an overlap, but the majority is in secondary and tertiary markets. So I don't think this could have a major impact when it comes to marketing certain regions as the ones that you mentioned. I don't know exactly what might happen with the -- those secondary and tertiary markets because in many of them, we're not that active.

Our next question will come from the line of Carlos Peyrelongue with Bank of America.

Total occupancy remained stable at 90% in the quarter. Your expectation for this year is for this level to be maintained or do you expect some increase. And in that case, which markets do you think would drive that potential increase in occupancy?

Look, well, we generally don't project occupancy forward-looking. It's not a guidance item. However, we're very optimistic of the market dynamics, as Lorenzo mentioned, I think that we will have good absorption in the quarters to come.

And in terms of market...

And the market -- the market, mostly to be specific, we currently -- we have -- we're in a marketing stage in Monterrey in our Apodaca project, and that's gaining strong momentum. So we feel confident that we're going to see some good absorption in the next months -- in the next quarters, and that will have a very positive impact in occupancy. As you mentioned, it has stabilized, and I think there's an opportunity to see an upward trend. We will continue to see demand. So that Monterrey will recover soon also in some markets in the Bajio, which have shown resilience particularly in Queretaro. And actually, in some of the cases, we have good quality buildings where sometimes we rather wait until we have a good tenant. We think that our projects as well as our parks are in good locations with good energy infrastructure, with good quality buildings, again, good access to labor. So we think that eventually that will impact positive absorption and with that have a positive impact on occupancy.

[Operator Instructions] Our next question comes from the line of Igor Machado with Goldman Sachs.

First one, a follow-up on construction costs. So could you please comment if given the ongoing conflict in the Middle East, are there any -- are you seeing imports are already increasing in price? And do you have any [indiscernible] to understand how could this impact your cost?

And the second question is on the material equity in San Luis Potosi. So could you comment on what drove this and is this enough? And if you could please comment on how are you seeing the demand on the value region [indiscernible].

Excellent. Thank you for your question. Regarding marketing of San Luis Potosi. San Luis Potosi a smaller market for Vesta. However, we have a project which is next to the BMW plant of San Luis Potosi, this market has a strong dependence on the auto industry. And I think that last year was quite slow. But we start to see us -- as we start seeing a little bit of some adjustments in the production lines of them as well as other auto manufacturers. We think that there will be better demand throughout this year and with that, create a bit more absorption. We have a good quality project, again, right next to BMW. We already have good tenants, but definitely, it's a slower market. Should not have a major impact in the overall strategy for Vesta.

And on your construction cost, well, definitely, that's something that we are monitoring carefully, how the -- what are the implications on the conflict of the Middle East on the construction cost. However, we have not seen any material adjustments -- I'm sorry, not materially -- larger adjustments so that could have a negative impact on construction. I think that what is -- nevertheless, I think that what is important to monitor is not only construction costs, but also FX because we calculate everything on a dollar per square foot basis. But even with that, I think that Vesta has been able to absorb well some fluctuations. And I think our -- and we will continue -- and also some of the projects that we have already started construction that we do on guaranteed maximum price. So even if there's fluctuations in the pricing throughout the construction process, that is not impacted to our final cost because we have already guaranteed the price. That's kind of the natural process to it.

And there are no further questions. I'd now like to turn the call back over to Mr. Berho for his concluding remarks. Please go ahead, sir.

[Foreign Language]. In closing, we continue to deliver on the important milestones of our Vesta 2030 strategy anchored in portfolio quality, disciplined execution and long-term value creation. Market dynamics are strong, particularly for high-quality infrastructure ready buildings, where demand continues to show resilience. This reinforces our confidence in the near-term outlook and our ability to capture incremental opportunities as activity continues to build. Against this backdrop, we remain committed to executing with discipline and expanding a well-curated platform to capture long-term demand. Along these lines, we look forward sharing important updates. Also on progress related to our Route 2030 strategy at our 2026 Vesta Day to be held in New York on November 11. As always, thank you for your continued support. Goodbye.

This concludes today's conference. You may disconnect your lines at this time. Thank you for your participation.

Greetings, ladies and gentlemen. Welcome to the Vesta Fourth Quarter 2025 Earnings Conference Call. [Operator Instructions] As a reminder, this call is being recorded.

It is now my pleasure to introduce your host, Fernanda Bettinger, Investor Relations Officer. Please go ahead.

Good morning, everyone, and welcome to our review of the fourth quarter 2025 earnings results. Presenting today with me is Lorenzo Dominique Berho, Chief Executive Officer; and Juan Sottil, our Chief Financial Officer.

The earnings release detailing our fourth quarter 2025 results was released yesterday after market closed and is available on Vesta's IR website, along with our supplemental package. It's important to note that on today's call, management remarks and answers to your questions may contain forward-looking statements. Forward-looking statements address matters that are subject to risks and uncertainties that may cause actual results to differ. For more information on these risk factors, please review our public filings.

Vesta assumes no obligation to update any forward-looking statements in the future. Additionally, note that all figures were prepared in accordance with IFRS, which differs in certain significant respects from U.S. GAAP. All information should be read in conjunction with and is qualified in its entirety by reference to our financial statements, including the notes thereto and are stated in U.S. dollars, unless otherwise noted.

I'll now turn the call over to Lorenzo Berho.

Good morning, everyone, and thank you for joining us. 2025 was a year of disciplined execution and strategic positioning for Vesta. We strengthened our platform advance, Route 2030 on schedule and made decisive decisions, which enabled Vesta to capture what we believe will be a powerful demand cycle beginning in 2026 and accelerating into 2027.

Early in the year, uncertainty slowed decision-making, but we stayed focused on operational discipline. During the year, our conviction to opportunistically deepen Vesta's presence in Mexico's most dynamic markets, specifically Mexico City, Guadalajara and Monterrey has proven decisive. The strategic steps we implemented throughout 2025 have materially strengthened Vesta's portfolio and positioned us to outperform.

Throughout this transition, our focus did not change. We remain disciplined in capital allocation, selective in development and stay close to our clients while adapting with agility to capture unique opportunities as market conditions evolve. This defines Vesta, long-term strategic clarity with the operational flexibility required to perform across cycles. We're not building for 1 quarter. We're building for the long term. And in 2025, we set our sights on the next cycle with improved visibility by the end of 2025.

We're seeing momentum return, particularly in the second half when leasing activity accelerated. We saw roughly 1.4 million square feet in new leasing during the second half of the year compared to 0.5 million square feet during the first semester. This reinforces our view that the market has likely reached a turning point. Vesta also delivered solid financial results for the full year 2025, which Juan will touch upon in more detail. We exceeded guidance with rental revenues increasing 11.8% to reach $274 million, while adjusted full year 2025 NOI margin reached 94.8% and adjusted EBITDA margin reached 84.4%.

Vesta FFO totaled $174.9 million in 2025, a 9.2% year-on-year increase. Let me share an overview of leasing and portfolio fundamentals in 2025. As I noted, leasing activity strengthened substantially in the second half of the year. Full year leasing activity reached 6.9 million square feet with a weighted average lease term of 7 years, which includes 1.9 million square feet in new leases and $5.0 million in lease renewals, representing the highest level of renewals recorded over the last 3 years.

During 2025, renewals and re-leasing activity reached 5.4 million square feet with a trailing 12-month weighted average leasing spread of 10.8%. Importantly, manufacturing returned with conviction in 2025. 86% of Vesta's new leases were manufacturing-related with electronics leading this activity. I have commented previously that Mexico has overtaken China as the largest exporter of electrical and electronic equipment to the United States. And we are seeing that reflected directly in our leasing pipeline. This represents a notable shift from prior years when e-commerce was the dominant driver.

Today, we're benefiting from dual engines of demand, the resilient logistics and e-commerce space, combined with a powerful resurgence in advanced manufacturing. AI-driven infrastructure is becoming an important structural demand driver for Vesta. Data center expansions in the U.S. has translated into real manufacturing demand for related peripheral equipment. This includes producers of HVAC systems, racking, tabling and microchip-related assembly.

Guadalajara continues to benefit from these structural trends with sustained demand from global manufacturing tenants. Existing clients, including Foxconn, are actively expanding their footprint, reinforcing the market strategic importance within our portfolio. From a development standpoint, we invested approximately $330 million in projects during the year on a cash flow basis. These investments are directly aligned with our Route 2030 strategy and our focus on high conviction markets where we see sustained absorption.

Turning to our fourth quarter results. Leasing activity reached 1.9 million square feet, including 770,000 square feet of new leases with both existing and new Vesta tenants across the electronics, aerospace and automotive sectors, reflecting the improving market dynamics I discussed. Lease renewals totaled 1.2 million square feet with a weighted average lease term of approximately 5 years. Total portfolio occupancy stood at 89.7% at quarter end, while stabilized and same-store occupancy reached 93.6% and 95%, respectively.

We began construction on 2 new buildings during the quarter, one inventory building in Guadalajara and one build-to-suit in Queretaro. We ended the quarter with 800,000 square feet under construction with an estimated investment of approximately $60 million and an expected yield on cost of 9.9%.

Let me walk you through leasing momentum and share insight on market dynamics across our regions. Occupancy moderated in certain submarkets due to normal tenant rotation and isolated shutdowns during the year. This is not a structural shift. It's part of the normal rotation of tenants in a dynamic market. Vacancy levels remain healthy, and we're already seeing strong backfill activity, including assets with multiple bidders.

The Monterrey market continues to stand out with leasing momentum building in this high demand market, and we expect a continued increase during 2026. Vesta Park Apodaca, which was completed in the third quarter of this year, is now in active marketing. Three state-of-the-art buildings are drawing strong interest, particularly from advanced manufacturing and logistics tenants. And as a related update, the Vesta Park Apodaca Building 8 was awarded first place in the GRI Global Awards 2025 Industrial & Logistics Project of the Year category.

The award is considered one of the global real estate industry's highest distinctions, recognizing the most visionary projects and companies worldwide for excellence in design, sustainability, innovation and contribution to the urban environment. Also in Monterrey, infrastructure is scheduled to begin in the first half of 2026 on the 330 acres we acquired in the high-demand Airport Highway corridor as announced in October.

Ciudad Juarez reached what we described last quarter as an inflection point. Activity has strengthened, interest from electronics and supply chain integration tenants is robust. This market experienced the cyclical adjustments throughout 2025 that I described, but the fundamentals remain intact. Tijuana has stabilized, and we are seeing constructive tenant dialogue, including notable leasing activity with global companies during the fourth quarter. It's important to mention we continue seeing rents increasing across our markets, supported by disciplined supply.

Guadalajara remains a structural leader for Vesta, and we are seeing a growing number of high-tech electronics companies seeking large-scale projects. Many are leveraging the strong ecosystem that has developed in the region, including specialized talent, established supply chains and existing industry clusters. This continued momentum reinforces Guadalajara's position as the leading technology and advanced manufacturing hub in Mexico, often referred to as the Silicon Valley of Mexico.

Guadalajara also benefits from the manufacturing support data centers and AI demand, which I have described. Mexico City continues to benefit from its scale, consumption base and logistics importance. We're actively engaged in discussions with major players, particularly in the logistics sector. Our project in the Vesta Park Punta Norte ramp up to become the largest cross-docking operation in Latin America of all e-commerce players in the region.

Turning to capital allocation. In 2025, we secured strategic land positions at attractive terms during periods of market uncertainty in 2025. These acquisitions will support the next 4 years of Route 2030 execution. We are 2 years into our 6-year Route 2030 plan and are ahead of schedule in terms of capital deployment. That said, Vesta's growth will continue to be prudent and measured. As always, our development pace in 2026 will be calibrated carefully to demand and absorption levels in each market.

We're clearly optimistic, but we remain disciplined. Protecting long-term returns is not negotiable. Our balance sheet remains strong, liquidity is solid and leverage metrics are trending as expected. In closing, 2025 marked a transition year. While the environment required patience early on, the broader macro backdrop is increasingly constructive as we look toward a renewed acceleration in demand.

Mexico's fundamentals remain compelling. According to preliminary data from INEGI, exports grew 7.6% year-over-year to approximately $664.8 billion, marking a second consecutive year in which trade served as a key engine of economic growth. Meanwhile, imports also reached record levels, rising 4.4% to over $664 billion. These figures underscore the scale, depth and resilience of Mexico's integration within North American supply chains.

Despite uncertainty, this integration into North American trade flows supports sustained export momentum into the U.S., validating Mexico's role as a strategic manufacturing and logistics hub. Top-tier global companies continue to view Mexico as a critical platform for serving North American demand. Foreign direct investment and exports reached record levels in 2025, while cumulative foreign direct investment inflows through the third quarter running 10.9% above full year 2024, reinforcing the structural drivers of growth that underpin Mexico in general and Vesta's market in particular.

Setting our Route 2030 strategy in 2024 and executing with precision in 2025 has been fundamental to positioning Vesta for 2026 and beyond. We're beginning to see the benefits of those decisions translate into stronger fundamentals, and we are confident that this momentum will continue to drive growth, underpinned by structural tailwinds, reinforcing our confidence in the long-term opportunity ahead.

Our optimism is grounded in discipline. Even in the context of high occupancy and solid demand, we remain rigorous in how we allocate capital and underwrite new developments. We are closely monitoring supply pipelines and vacancy trends in each of our core markets, ensuring that growth remains balanced and value accretive.

With that, let me pass the conversation to Juan.

Thank you, Lorenzo. Good day, everyone. Vesta closed the year with very solid financial results, as Lorenzo noted. Our total rental income increased to $283.2 million, while rental revenues reached $273.6 million, an 11.8% year-on-year increase and exceeding the upper end of our full year revenue guidance of 10% to 11%. Adjusted NOI margin exceeded our revised guidance of 94.5%, reaching 94.8%, while adjusted EBITDA margin was in line with our guidance at 84.4%. Vesta's FFO ended 2025 at $174.9 million, a 9.2% increase compared to $160.1 million in 2024.

Now let me walk you through our fourth quarter results. Starting with our top line, total revenues were up 17.2% year-over-year, reaching $76.4 million, primarily driven by rental income from new leases and inflationary adjustments across our rental portfolio. As for our current mix, 89.9% of our fourth quarter 2025 rental revenues were denominated in U.S. dollars, up from 88.7% in the fourth quarter 2024.

Turning to profitability. Adjusted net operating income increased 17.2% to $69.4 million. Our adjusted NOI margin remained strong at 94.6%, up 88 basis points from the prior year, reflecting higher revenue growth with stable cost. Adjusted EBITDA totaled $61.1 million, an 18.2% increase year-over-year with a margin expansion of 155 basis points to 83.3%, driven by a lower proportion of administrative expenses relative to revenue during the fourth quarter 2025.

Vesta FFO excluding current tax was $39.3 million compared to $41.1 million in the fourth quarter 2024. The decrease was primarily due to higher interest expense in the fourth quarter of 2025 compared to the same period of 2024. We closed the quarter with pretax income of $98.5 million compared to $81.2 million in 2024. This increase was primarily due to higher gains on revaluation of investment properties as well as a positive variance in exchange gains and higher interest income. This was partially offset by higher interest expense, reflecting the increase in debt balance during the period.

Turning to our capital structure and balance sheet. We ended the year with $337 million in cash and cash equivalents and total debt of $1.28 billion. Net debt-to-EBITDA was 4.4x, and our loan-to-value ratio was 28.1%. Subsequent to quarter's end on February, we prepaid the remaining Metlife III facility of $118 million. This repayment leaves us with no secured debt, enhancing our financial flexibility and completing our transition to a fully unsecured capital structure.

In terms of capital allocation, during 2025, we strengthened our land reserves, positioning us well to capture future development opportunity, as Lauren discussed. Looking ahead, we will maintain our disciplined investment approach, deploying capital selectively in markets where we see strong demand fundamentals. Our share repurchase program also remains a key pillar of our capital allocation strategy. We will continue to execute opportunistically as we have done successfully in the past with the objective of maximizing long-term shareholder value. Moreover, consistent with our balanced capital allocation approach on January 15, 2026, we paid a cash dividend for the fourth quarter of $0.38 per ordinary share.

Finally, I would like to discuss the outlook for the year. We are expecting to increase rental revenues between 10% to 11% year-on-year, while we expect to achieve 93.5% adjusted NOI margin and 83% adjusted EBITDA margin for the full year 2026.

This concludes our fourth quarter 2025 review. Operator, could you please open the floor for questions.

[Operator Instructions] Your first question comes from the line of Juan Ponce of Bradesco BBI.

It was interesting to see that 86% of 2025 leases were manufacturing related, which seems to be imperative. So in a scenario where the USMCA review does not reach an agreement in 2026 and transitions into annual reviews, how resilient is your current development pipeline under that environment? And specifically, how confident are you in leasing ongoing projects in Guadalajara and Queretaro if trade visibility becomes more limited?

Juan, thank you very much for being on today's call. Well, we have experienced uncertainty regarding trade for the last years. And that has been not only seen in industries like -- in markets -- in industry like ours, but also other corporates, in other industries and even in other regions of the world are facing similar challenges, whereas the manufacturing footprint -- the global manufacturing footprint is adjusting and adapting.

We believe that Mexico has invested for many years, maybe since NAFTA to establish a more integrated supply chain in North America together with U.S., Canada. But in the end, I think that, that will continue thriving on top of whatever negotiations might take place regarding revisions of the USMCA, different scenarios. I think it's more about the strong supplier base that Mexico has actually very -- for different manufacturing industries and how important and how well linked it is to the U.S.

Guadalajara is an excellent example of how the electronics sector has evolved, has been growing rapidly, and it's actually a good signal how the global manufacturing footprint for electronics is moving. And I think for that reason, we are very optimistic. That's why we started new buildings. We have a strong pipeline building up in Guadalajara. And eventually, actually, we have acquired more land for future projects.

So we're very optimistic. We think these are long-term investments. Many of these global companies continue to have strong bets on Mexico. And for that reason, we see a positive trend. Very similar to Queretaro where actually we have seen, in this case, the auto sector very active in renewals and also very active in looking for new space, pipeline building up. Aerospace sector, a similar case where many European companies have established long-term operations.

We just expanded another operation with the Safran Group out of France. And this is another important case and good signal how committed global companies are to Mexico. Maybe just on the lease-up stage, we're confident that there's a stronger pipeline. We have available space that has been currently -- recently developed in Monterrey, for example, where we have -- where we developed the last buildings of the Apodaca project and pipeline is building up well in different industries, logistics, e-commerce, manufacturing. So I'm pretty sure that 2026 is going to be a very successful year and leasing will continue the same trend that we have seen, particularly in the last half of 2025.

Next question comes from the line of Andre Mazini.

Two questions. The first one on leasing in recently completed development projects. How much was executed in the quarter and in the year? And how much is baked into 2026? So another way of asking, what's the occupancy of the stuff to deliver in 2025 you expect in 2026? Maybe that's another way of asking that.

And the second one is about the huge land bank acquisition in Monterrey. Almost no land there last quarter. Now it's the biggest single region, right, in which you guys have land. Is that land all paid in cash? Is it paid in cash and land swaps as well in which the landowners end up having a portion of the project? So how is kind of the payment, the consideration there for this huge land bank acquisition that you guys had in Monterrey? And congrats for that acquisition.

[Foreign Language] Andre, and thank you very much for being on the call. I will start with your second question. Yes, last quarter, we were able to buy after a long negotiation, a strategic land parcel. This is in Apodaca corridor right next to the airport. The initial phase is 330 acres. So this matches perfectly to our long-term strategy in what we -- in the largest industrial market in Mexico where we will continue to grow. We will have -- the most part of the capital deployment towards 2030 will be Monterrey, and this is going to be a cornerstone project for the 2030 Route.

The Apodaca corridor has been fantastic for companies in the e-commerce sector. It's a great logistic corridor, but also manufacturing continues to expand in the area. The area has good access to the main corridors towards the U.S., good access to the city. It actually has a good infrastructure in terms of energy, which is very helpful. And maybe just -- the only thing we can say about the transaction is that the payment was not done all at once.

We got seller financing, which is helpful for a development project and for the whole -- for the development process. And eventually, we also have conditions to extend the land for a second phase. So we're very excited, and we will be more than happy to welcome you soon when we kick off the construction of this new site.

Regarding your first question on leasing, well, current -- remember that our main focus is stabilized portfolio occupancy, which currently stands at 93.8%, I believe, a little bit lower than 95%. Definitely, the occupancy number is a little bit lower than before. We were coming from record high numbers. But what we feel confident is that most of our buildings are actually brand new, and we have seen that demand interest coming from outstanding companies.

So we're very happy that the buildings are there and the demand is coming along. So I'm pretty sure that Queretaro and Monterrey will be very successful projects, and we're confident that this will lease up well throughout 2026. Remember that another important thing is that we grow with existing clients. So we're in close contact with them in order to be able to grow with them.

So hopefully, we can continue expanding our relationships. But more importantly is that we will continue with the discipline of having outstanding companies. strong credit rating companies, long-term leases, well balanced between e-commerce, logistics, manufacturing sectors. So that discipline will prevail. And hopefully, we can start getting some good results soon. Thank you, Andre.

Question comes from the line of Jorel Guilloty of Goldman Sachs.

I have 2. So first one on your guidance. I just wanted to get a sense of what the occupancy expectations are embedded in this guidance. And also if it envisions any more development launches going forward? And then the second question, I'm sorry if you answered this earlier, I wanted to get a sense of the income tax expense for the quarter. It was around $36 million or so if I remember correctly. I wanted to understand what drove this and what we should expect tax-wise going forward?

Sure. Let me answer the second one briefly. It is related to the appreciation of the peso. As you know, that generates some significant profit from our debt, which is incurred in dollars, and that accounts for most of the income tax impact that we saw on the income statement. As the peso stabilizes, starting with a very low peso-dollar exchange rate closed at the end of the year, I think that will be eliminated in 2026. As for the first question?

Sure. We don't give any guidance on occupancy numbers, Jorel. However, if you see the trend on the occupancy towards the last quarter's years and having an understanding on the lease-up activity, we definitely think that even that it's a lower number, we are confident that, that number will somehow pick up throughout the year. We think it's a healthy number and understanding that we're a development company, we have a strong stabilized portfolio that generates important income.

But also we have anticipated with good buildings on a spec basis that I'm pretty sure that we will continue to lease up throughout the year and that occupancy will improve. We have been in cycles like this one, and we have outperformed and benefited from anticipating through -- on the development front. So we're confident that being proactive on the asset management part is going to help us.

Secondly, we think even that last year was started as a slower leasing activity, we have seen rents actually have increased in the year, some markets more than others. However, all of them with positive trends. So as long as we continue to see demand excelling throughout 2026, and we see that rents continue to be increasing, I think that we will benefit from that and take advantage and eventually be able to have better occupancy, better rental revenue and also have a positive impact in our -- eventually net asset value from having good tenants inside of our buildings.

And a quick follow-up on the guidance, does it envision more launches, more developments going forward? Or is it just envisioning your company as it is today?

That's a good point, Jorel, regarding development. Well, again, without the guidance, we don't give guidance specific on CapEx as well as development and other numbers. But what we can say is that we prepare -- we presented the 2030 Route in 2024, which we have been executing successfully. We -- 2025 was very important to secure land as the one I mentioned in Monterrey, but also in Mexico City, but also in Guadalajara and in other markets. So that land has to be still developed.

We think that as long as we continue to see in a disciplined way, more demand in certain markets and where we can start leasing up, we will definitely like to start construction soon. So 2025 -- 2026 will be a year where we will start construction on the land that we have acquired and follow through our 2030 Route.

And hopefully, we can be able to develop build-to-suit, spec buildings and eventually be able to replicate the success that we have had in Vesta Park projects such as the ones in Guadalajara, in Apodaca, Tijuana, Ciudad Juarez, Mexico City. So it's another cycle. We're entering a different stage. We're optimistic on 2026 and 2027. For that reason, I think that CapEx will continue to be important as well as development starts.

Your next question comes from the line of Enrique Cantu of GBM.

Congrats on the results. I just have one question on your revenue growth guidance. What are the main drivers behind that outlook? Is it primarily additional GLA from developments, rent increases or higher occupancy from leasing vacant space?

Look, the guidance -- as you know, guidance, we make the guidance very carefully. We are assuming taking into account the buildings that we leased up until December that will begin paying rent on the -- beginning in the first months of 2026 as well as the stabilization of the buildings that we have unoccupied where we have a strong pipeline, and I think there were significant tenants coming up on -- starting on the first quarter. So taking that into account, we feel confident to give you the guidance that we give you now. I think that 2026 is a promising year. I think that we have a strong pipeline. I think that we're well advanced in talking to potential clients, and we are very optimistic indeed.

Perfect.

I would add that we have also been able to renew leases and get mark-to-market rents that has been on the existing portfolio that has been -- we have been very successful. So the existing portfolio is not only the mark-to-market on renewals, but also year-over-year. Remember that our leases are indexed to inflation. So the combination of existing leases at each anniversary indexed to inflation plus mark-to-market on certain contracts, plus our ability to lease up vacant building together with new development, all combined is part of how we forecast revenue growth and therefore, guidance.

Your next question comes from line of Gordon Lee.

A question a little bit more on the operating side, Lorenzo. I was wondering, if you look at some of the northern markets, right, thinking of Tijuana, Ciudad Juarez, Monterrey, it's -- I've been surprised, I think it's been remarkable how stable rents have been even as vacancy numbers have increased for the market as a whole. I was wondering what do you attribute that to? And do you see any risk of that changing for the worse in the quarters to come?

Can you repeat the question, please just -- I think you broke up a bit.

Okay. No, I was just -- my question was, if you look at some -- if you look at Monterrey, Ciudad Juarez, what I think has been really interesting is market rents have stayed pretty stable even with rising vacancies. So I was wondering what do you attribute that to and whether you see a risk to that going forward?

That's -- okay. I got it. Thank you, Gordon. That's a good question. So we believe that what we experienced last year was a little bit somehow unexpected where we saw a slowdown at the beginning of the year. And you might remember January, U.S. President taking office, liberation date and the high uncertainty that we experienced made a lot of companies not making any decisions and not making any -- not leasing any space. Normally, in an environment where you have a slower demand, normally, you could see a reduction in rents.

However, in this case, there was the market was just stout. So there was not even a need to reduce rents by any of our competitors. So for that reason, what we think is that demand started coming up back, and it was not a matter of supply and demand. It was just a matter that there were no leases at the beginning. And suddenly, when they came back, we think that vacancy is actually not that high. And that's why we continue to see that replacement costs of several buildings continue to be high and returns have to be expected. Developers have been disciplined and the vacancy and occupancy and vacancies among most of the markets are at healthy numbers, even that they are somehow higher than before, but we were at record low levels -- but if you look at a longer period of time, we are still in a good numbers.

Going forward, I think that we will start to see more demand. We think that rents -- I don't see a major risk regarding rents, frankly. I think that rents will hold up well or maybe even increase. But in the end, I think that over the long term, we think that rents are still competitive. Companies are in Mexico for its competitive advantage, particularly on manufacturing. And in terms of logistics, these are cities that continue growing. Consumer habits are still changing and more consumers are adapting to e-commerce to logistics, more demand. So we're very optimistic and positive on most of the markets. So we don't see any potential risks on rents.

Your next question comes from the line of Pablo Ricalde of Itau.

I have a question on the development pipeline. So we finally see you like coming back into the build-to-suit projects with the Safran building. So maybe going forward, how should we think about the development pipeline of mix between build-to-suit and spec-to-suit building?

Great. Thank you, Pablo. So we will continue to see build-to-suits and spec buildings well balanced. We -- I think that what is more important is that now that we believe we are hitting a pivotal moment where we will continue to see more demand. We will continue our strategy on spec buildings. It has paid off well to have spec buildings and then turn them into somehow build-to-suit, we call them spec-to-suit because we're able to pre-lease the buildings and in the meantime, make final adjustments for the tenants. But importantly is that we are able to kick off or to start the buildings in advance and anticipate to potential demand.

However, we currently have some buildings in the market. So we have -- we want to have discipline. So as long as we continue to see demand and leasing coming up, I'm pretty sure that we will start with some other spec buildings. And build-to-suits, we are constantly looking for them. We recently closed an expansion with Safran. That's a good example. So I think that being close to our clients, close in the markets with the real estate community and broker community, I think that we're going to be able to continue to do both, particularly because the land acquisitions that we recently did is so well located that I'm sure that there's going to be many companies that would like to establish their operations in high-quality parks with great infrastructure with access to energy.

And I think that will be a huge benefit for companies going forward. This year will be very important to focus on the development execution, particularly to get all the infrastructure and organization of the land that we acquired in place and try to get ready so that when demand and projects continue to kick in, we have a -- we're already a step forward and take advantage of those opportunities. And I think that's what makes Vesta different.

We are an institutional portfolio manager, asset manager of industrial assets, but also we like to take advantage and capture the growth opportunities on the development front where we can continue to see returns at 10% or even higher return on cost and that vis-a-vis acquisition cap rates in the 6% range are -- we think that there's a lot of spread that we can capture on the development front on new buildings. And I think that's a huge benefit for companies wanting to establish operations in Mexico.

Our next question comes from Pablo Monsivais of Barclays.

Just a question on Aguascalientes. There's been some news that Nissan is planning to sell the COMPAS plant in Aguascalientes. And since you have big operations there and a considerable land bank, what's your take in this? And that divestment could impact a little bit the dynamics in that region or probably not if the taker is a company that is growing? Just want to pick your brain on that news flow.

Thank you, Pablo, for being on the call, and thank you for your question. Yes, there's a lot of speculation on what might happen with that particular COMPASS plant. I think that whatever happens, it's going to be very positive for the sector, particularly because it's a -- that plant, it's, I would say, brand new or state-of-the-art. It was developed together between Mercedes-Benz and Nissan. So it has a combination on German technology and Japanese innovation. So I think it was a fantastic project, which for whatever reason, didn't work out.

However, I think that, that's why it has a lot of interest from different players. So again, without getting too much into the speculation, we think that Aguascalientes is a fantastic city where companies have been successful. And I think that understanding that Mexico continues to be an attractive manufacturing front, I think that definitely somebody will benefit from that plant. And actually, we think that eventually that will bring new suppliers from a new company and Vesta will continue to be there.

I think that for Vesta, Aguascalientes is becoming every time a less relevant market. However, we think -- we believe in long-term relationships. We have good relationships with several suppliers in the auto industry. And for that reason, we think that there could be some good upside to the new plant -- or I'm sorry, to a potential buyer of the new plant.

Okay. And if I can squeeze another question there. Just want to understand, it is my understanding that your guidance for 2026 has a slightly lower margin versus 2025. What's the reason for that?

Pablo, this is Juan Sottil. As you know, the peso-dollar exchange rate is -- well, it's a little bit punitive to the company given the fact that we sell everything in dollars and all of our expenses mostly are in pesos, basically our employee cost. So it's going to be a difficult year. It's a year where we will continue a very strong discipline on cost control. We're very successful doing that last year. And we will continue to focus on cost control and being very mindful of the operation needs in terms of people and the location of those people. So it is a challenging year in terms of operating costs, but we will keep the discipline.

Next question comes from the line of Abraham Fuentes of Santander.

So I wonder if -- are you considering any asset recycling during 2026? And the second 1 will be what could we expect in terms of dividends also for this year.

This is Juan Sottil again. Thank you for the question. Look, asset recycle is something that we will continue to do. It is an opportunity that we will garner in our portfolio. We'll keep on the lookout. We scope our portfolio. We believe that we are in the best regions in Mexico. We believe that we have very successful buildings. But we also believe that recycling older buildings or buildings that have accrued a good stabilization status they represent an opportunity to sell them.

There's other players that like to buy those type of stabilized assets, and we will take advantage of that. So we will be on the lookout to sell buildings. That's an integral part of our development plan, of our growth plan, and we will be on the lookout. Regarding dividends, dividend is a part of our compensation to shareholders. We believe in total relative -- in total return.

Total return implies our effort to grow the company so that the market recognizes that in terms of appreciation of the stock price. And dividends are just an integral part of that total return. We will continue to pay dividends. We will continue to grow judiciously the dividend flow for the incoming year. You will see our dividend policy as soon as we have our shareholder meeting in the next month or so. So that's very much. I think you should consider.

If I may add, I think it's consistency on what we have done in the past, and that consistency will continue to be there going forward for dividends as well as for asset recycling.

Your next question comes from the line of David Soto of Scotiabank.

Just 2 quick ones. The first is related to your vacant buildings. Could you provide more detail about the marketing efforts and the current status of ongoing negotiations of those buildings? And what kind of tenants are interested on such assets? And the second question is related to your leasing spreads. During 2025, you reported double-digit leasing spreads. Is it reasonable to assume that this could be maintained during 2026 and which regions could have this double-digit leasing spreads?

Thank you, David, for your question. Maybe on the second one, I think that definitely, we will continue to see the upward trend on the leasing spreads, particularly because this is a bit of a -- it will continue to be an opportunity in the upcoming years as some of the leases continue to hit their maturities, and that's when we have the ability to catch up. So that's something that has happened last year, will continue this year and maybe even the upcoming years as long as some of these long-term leases that were done some years ago hit their maturity stages. And we think that, that's a great opportunity to -- and we've been very, very active on that front.

And then on your second question -- on your first question regarding vacant buildings, well, we are very confident that the pipeline is building up. We are very happy with the projects that we have developed. Just as mentioned before, just to give you an example, we have been getting awards on the Vesta Park Apodaca project, particularly in one building, Building 8, we got awarded the GRI Global Award of Industrial & Logistics Project of the Year. And I think that competing with other countries, with other developers across the globe, this is a very, very nice recognition and award.

And so we do our best to develop the best projects. And I think that eventually will turn out into having a higher benefit with companies that want to be in the best projects in the most dynamic markets. The buildings that we develop on top of the certain specifications on design, sustainability, innovation, these are very flexible buildings. So we can accommodate e-commerce clients as well as logistics as well as light manufacturing. So I think that strategy on spec buildings will be very helpful where we can be competitive in terms of cost in markets where we can have good access to labor, where we can have good infrastructure. So we -- for that reason, we are confident that the vacant buildings we have today are great buildings that will be leased up eventually.

Question comes from the line of Felipe Barragan.

So it's been a year -- a little over a year now that Claudia is in office. She announced an infrastructure program a few weeks ago. So I just want to get your sense if there's -- I mean comparing two years ago to where we're at today, what strides have you guys seen that are tangible on sort of getting permitting, electricity and whatnot for developments?

Great. Thank you for your question. We -- frankly, I think that there has been a lot of very proactiveness towards our industry and our business coming from the Claudia Sheinbaum administration. As you know, Claudia Sheinbaum has been the only President or the first President to include industrial parks as part of a long-term infrastructure plan. She has considered 100 projects to be developed. Well, many of those are actually Vesta's projects.

And we have been having great access to some of their economic development councils as well as corresponding secretaries to have the best permitting and licensing and support in order to make these projects work. I think that she has a very good understanding on the opportunity that Mexico has to develop together with the private sector, good industrial infrastructure that creates better jobs, better paid jobs, which is very important for her as for the welfare and in terms of support for the people.

So in the end, I think that there's a strong alignment, there's good support. And I think that for them having companies that are institutional and well organized like Vesta is also a good recognition to our sector. Through the Mexican Association of Industrial Parks which I happen to be at the Board, and I was previously a President, we have also a very close contact and very good access to the government agencies so that the presidency is successful, the country is successful and we developers contribute a lot to that success.

Your next question comes from the line of [indiscernible] of GBM.

Congratulations on your results. I just have one question. How are you thinking about the pace of developments in 2026, given the current occupancy levels and broader market uncertainty?

Thank you for your question, Pablo. Well, I think that Vesta will continue monitoring the markets and defining where we can start projects. I think a good example for that is Guadalajara, where we recently started 2 spec buildings end of last year. The reason of that being that we have leased up our existing buildings. We see -- we continue to see strong demand, and we want to anticipate to that particular demand. So we have -- in order to how do we -- the way we monitor it is through the real estate community, the broker community as well as our existing clients.

So I think that, that same example will be used for the rest of the market. We think that there are some good success stories in Juarez, in Tijuana, where we were able to lease up the second half of last year. That's going to be helpful in order to eventually start new buildings. And the same for Monterrey. Well, Monterrey, we did that large acquisition on the Apodaca on the new land next to the airport in the Apodaca corridor.

So we will kick start with the infrastructure. And eventually, when we see leasing -- some closings on the leasing front on the current project, we will pick up with new projects. So we are definitely going to be more active than 2025, but we would like to continue being cautious and disciplined and in line to whatever we see a potential demand and not being oversupplying the market. And actually, as you know, development front and development cycles are long.

I think that being able to acquire land last year and this year focus on infrastructure and some new buildings will put us in a great spot for 2027 to start generating income on those projects. And eventually, our main focus will continue to be the 2030 Route. So we're optimistic. We see the market positively, and we think we have the capabilities to pick up some good development projects throughout the year.

Your next question comes from the line of Federico [indiscernible].

Congrats for the results. Two questions in particular. For [indiscernible] in capital allocation, you used the buyback last year. I assume that you will cancel that this year and extend the maturity of the debt, et cetera. But thinking in the long-term strategic book of 2030, what do you find in terms of acquisition of land development, et cetera, et cetera, not on consolidated basis, is thinking more in regional basis. That are the 2 questions. Sorry, and the last one, Juan, what is the Mexican peso that are using for the budget and the guidance for this year?

Well, look, the Mexican peso is surprisingly strong. So we made our forecast at MXN 17.50, but we have been -- that has been proving a little bit too short. Again, the theme of the year in terms of the administration is cost control. And we will be keen on continuing to do that as the peso is very strong compared to the previous years. Now in terms of capital allocation, look, I think that we have acquired about 90% of the land that the plan requires. So I don't think that this year, we will -- I mean, there's always opportunistic acquisitions. Mexico is one an important market where we will continue to look for important land.

But the bulk of the land we have, this is a year of, as Lorenzo has said, infrastructure investments. These great plots of land need to be made shovel-ready, and we are prepared to do that. We have to be ready for the upcoming demand, which we can see on our pipeline. So capital allocation will be mostly focused on making the land shovel-ready, opportunistic investments in land in places like Mexico City. And as I said before, if there's opportunities to sell part of the portfolio, we will. So that's just keeping Vesta running as a smooth company and taking every opportunity to provide good results that the market will recognize.

Congrats again for the results.

Thank you.

There are no further questions. I'd now like to turn the call back over to Mr. Berho for his concluding remarks. Please go ahead, sir.

Thank you, everyone, for joining us today. As we look ahead, we are confident in the opportunity and equally confident in our ability to execute with prudence across cycles. If the next strong economic phase accelerates into 2027, as we believe it will, Vesta is uniquely positioned to capture that growth responsibly and at scale as supply has moderated and pipeline conversations point to improving visibility over the next 12 to 24 months. Thank you all, and have a nice day.

Thank you for attending today's call. You may now disconnect. Goodbye.

Greetings, ladies and gentlemen. Welcome to the Vesta Third Quarter 2025 Earnings Conference Call. [Operator Instructions] And as a reminder, this call is being recorded. It is now my pleasure to introduce your host, Fernanda Bettinger, Vesta's Investor Relations Officer. Please go ahead.

Good morning, everyone, and welcome to our review of third quarter 2025 earnings results. Presenting today with me is Lorenzo Dominique Berho, Chief Executive Officer; and Juan Sottil, our Chief Financial Officer. The earnings release detailing our third quarter 2025 results was released yesterday after market closed and is available on Vesta's IR website, along with our supplemental package.

It's important to note that on today's call, management remarks and answers to your questions may contain forward-looking statements. Forward-looking statements address matters that are subject to risks and uncertainties that may cause actual results to differ. For more information on these risk factors, please review our public filings. Vesta assumes no obligation to update any forward-looking statements in the future.

Additionally, note that all figures were prepared in accordance with IFRS, which differs in certain significant respects from U.S. GAAP. All information should be read in conjunction with and is qualified in its entirety by reference to our financial statements. Including the notes thereto and are stated in U.S. dollars unless otherwise noted.

I'll now turn the call over to Lorenzo Berho.

Good morning, everyone, and thank you for joining us today. While we entered the year facing macro uncertainty and slower market activity, I'm pleased to note we're now seeing encouraging signs of improvement as clients start to make decisions. Leasing momentum is returning. Tenant demand is intensifying and the fundamentals behind Mexico's industrial real estate market remain intact. We are particularly encouraged by the uptick we're seeing in leasing absorption, a signal that companies are regaining confidence and moving forward with their long-term commitments.

Third quarter was a solid quarter for Vesta. We delivered strong operational execution in a market which has begun to normalize from earlier year softness, as I have described. Vesta's rental revenues increased, supported in part by the rent-generating buildings we delivered last quarter and will continue to drive revenue growth through the end of the year. Our retention rate remains high and rents on rollovers continue to trend upward, demonstrating both the quality of our assets and the strength of our tenant relationships.

Meanwhile, our stabilized portfolio continues to perform well. Total income for the third quarter reached $72.4 million, which is a 13.7% year-over-year increase. And total income, excluding energy, reached $69.9 million, a 14.5% increase. We delivered an adjusted NOI margin and adjusted EBITDA margin of 94.4% and 85.3%, respectively, for the third quarter 2025. Let me now walk you through leasing activity and market conditions across our core regions.

Total leasing activity for third quarter 2025 reached 1.7 million square feet, 597,000 square feet in new leases with new and existing tenants and 1.1 million square feet represented renewals with an average age of 6 years and a trailing last 12 months weighted average spread of 12.4%.

Vesta's third quarter 2025 total portfolio occupancy, therefore, reached 89.7%, while stabilized and same-store occupancy reached 94.3% and 94.8%, respectively. As expected, our overall portfolio occupancy dipped slightly during the third quarter, primarily due to the delivery of new buildings currently in the lease-up phase as a result of the robust development pipeline we executed throughout the year.

We're confident that absorption will follow, and this positions us exceptionally well to capture the demand we anticipate later this year and into 2026, given improving demand indicators, which I'll touch upon today. Let me share some color on what we're seeing across our markets. In Monterrey, we completed construction of our Apodaca park with 3 new state-of-the-art facilities now in the marketing phase. We're seeing strong interest, particularly from advanced manufacturing and logistics companies.

We will be highly selective in determining our future tenants given the quality of our parks and Monterrey's role as a key near-shoring destination. Apodaca stands out as Monterrey's most strategic submarket, offering direct access to major industrial corridors and proximity to the Monterrey International Airport. And after the quarter closed on October 2025, we announced that we have acquired 330 acres of land in Monterrey in the high-demand Monterrey-Apodaca Airport Highway corridor.

The site benefits from strategic location next to the Monterrey International Airport and Nuevo León’s Research and Technology Innovation Park, offering exceptional connectivity and direct access to a highly skilled labor pool. The deal included attractive 24-month seller financing, providing flexible capital deployment. And importantly, with this acquisition, Vesta's land bank is nearly complete to deliver on the Vesta Route 2030.

In Ciudad Juarez, we saw early signs of a market turnaround in the third quarter. According to CBRE, overall vacancy contracted by 130 basis points and Class A vacancy retreated by 190 basis points for this market.

This was underpinned by 1.3 million square feet of net absorption during the quarter. Vesta secured a lease with a global electronics company of 500,000 square feet during the quarter, a transaction which boosted third quarter absorption and reinforced the vacancy decline in this market. Juarez continues to draw international manufacturers, especially in electronics and high-precision goods.

We believe the third quarter marks an inflection point in Juarez's industrial recovery and Vesta is well positioned to capture the next cycle of demand. In Tijuana, we're seeing slower recovery with market dynamics still adjusting to a recent influx of supply in this market. High vacancy is a result of a wave of spec deliveries that enter the Tijuana market. That said, there are early signs of reactivation. CBRE highlights that 67% of leasing demand continues to come from manufacturing users, which reinforces Tijuana's ongoing strategic relevance in the broader nearshoring landscape.

Vesta has been actively engaging with a strong pipeline of tenants in the region, which give us confidence that dynamics are improving. Tijuana is a constrained market with limited land availability and physical barriers that make long-term overbuilding less likely. These fundamentals, combined with recovering demand should gradually support rebalancing as the year progresses. And while Tijuana's pace of recovery is lower than in markets like Juarez or Monterrey, Vesta's competitive position remains strong.

Our portfolio benefits from institutional grade quality, reliable infrastructure and access to key logistic corridors. As always, we will approach this market with discipline and a long-term view grounded in data and in a deep local understanding of our markets. We have seen sustained strength in Guadalajara and Mexico City. Both markets stand out not only for their debt in scale, but for the diverse tenant basis and consistently high retention, which is underpinning our overall portfolio.

CBRE reports that the Guadalajara industrial market maintained a healthy 2.8% vacancy rate in the third quarter. Despite new deliveries, importantly, Guadalajara, is a key recipient of foreign direct investment, particularly in advanced manufacturing sectors like electronics, automotive and aerospace. In Mexico City, industrial fundamentals have remained remarkably strong as can be expected. CBRE reports record absorption year-to-date at the highest absorption in the last 5 years, driven by pre-leasing and long-term renewals.

Vacancy remains low at just 2%, supported by steady demand from logistics and e-commerce tenants. More broadly, we're seeing that activity has stabilized in the automotive sector, and our tenants in the sector have continued to renew leases and deepen their long-term commitments. Mexico is deeply integrated into the supply chain that supports the North American automotive industry. We believe it's virtually impossible to decouple. In fact, we're seeing continued and growing integration across the region as manufacturers double down on resilient near proximity production strategies.

At the same time, we're seeing a shift in momentum toward other high-value manufacturing segments with strength in electronics, scientific equipment and industrial machinery. Mexico has now overtaken China as the largest exporter of electrical and electronic equipment to the United States. Companies are investing ahead of current demand, which reinforces the importance of being ready when they're ready through land acquisitions, as I have described, but also energy supply.

The Mexican Association of Industrial Parks recently announced that the federal government is advancing targeted initiatives to support industrial parks, particularly to meet the growing energy needs of new facilities and industries. We're confident in our ongoing collaboration with both federal authorities and energy regulators. As new energy legislation takes shape, we believe industrial parks, in particular, will stand to benefit. The proposed framework includes provisions for energy generation through public-private collaboration, which we see as a positive step toward enhancing reliability and long-term capacity for industrial users.

This enables us to serve even energy-constrained regions without compromising on service or delivery. Juan will discuss our financial strategy and related capital deployment, but let me make just a few related comments. During the third quarter, we successfully completed a senior unsecured notes offering that enhances our liquidity position, extends our maturity profile and gives us the financial flexibility to fund future growth under attractive conditions.

This also enables us to refinance upcoming maturities without disruption, supporting both stability and expansion. Vesta's capital allocation has remained conservative and focused. We currently have only one project under construction, a direct result of our cautious approach at the start of the year in response to low absorption. That discipline is now enabling us to move with confidence as we prepare for new development starts for the end of 2025 and beginning of 2026.

We are prioritizing markets where tenant demand is most visible, and we'll continue to direct capital toward land and infrastructure readiness, ensuring our growth is tied to quality, timing and market visibility. Asset recycling is a key part of our capital allocation strategy, enabling us to monetize stabilized assets and reinvest in higher growth opportunities. During the third quarter, Vesta sold an 80,604 square feet building in Ciudad Juarez for $5.5 million, an approximately 10% premium to appraised value aligned with Vesta's strategy to opportunistically recycle assets.

Considering our progress this quarter, we revised Vesta's full year 2025 guidance. Juan will discuss in more detail. In closing, our third quarter results underscore a clear and consistent message for Vesta. Resilience and solid fundamentals ensure Vesta is well positioned for what's ahead. This quarter also reaffirms our ability to execute on Route 2030, our long-term vision to build a scaled, diversified industrial platform serving the most important corridors in Mexico. With that, let me turn our conversation over to Juan to review Vesta's financial results in more detail. Juan?

Thank you, Lorenzo. Good day, everyone. Let me begin by highlighting our strong financial results for the third quarter. As a result, Vesta has revised our full 2025 guidance. We now expect our EBITDA margin to reach 84.5% by year's end, up from our prior guidance of 83.5%, underscoring our continuous focus on expense control and on delivering strong results. We expect to solidly achieve revenue growth between 10% and 11% for our full year with an adjusted NOI margin of around 94.5%. Now let me walk you through our third quarter results.

Starting with our top line, total revenues were up 13.7% year-over-year, reaching $72.4 million, primarily driven by rental income from new leases and inflationary adjustments across our rented portfolio. As per our current mix, 89.4% of third quarter rental revenues were denominated in U.S. dollars, slightly up from 89.2% in the third quarter of 2024. On the profitability front, adjusted net operating income increased 14.7% to $66.1 million. Our adjusted NOI margin remains strong at 94.4%, up 16 basis points from the prior year, reflecting higher operating leverage as revenue growth outpaced costs.

Adjusted EBITDA totaled $59.7 million, a 15% increase year-over-year with a margin expansion of 34 basis points to 85.3%, driven by a lower proportion of administrative expenses in relation to revenue during the third quarter 2025. Vesta's FFO, excluding current tax, increased 16.5% year-over-year to $47.4 million compared to $40.7 million in the third quarter 2024, while FFO increased 20.1% to $0.055. We closed the quarter with pretax income of $52.4 million compared to $62.7 million in 2024.

The decrease was primarily due to lower gains on revaluation of investment properties as well as lower interest income, reflecting a reduced cash position during the period. Turning to our capital structure. On September 30, 2025, we successfully completed a $500 million senior unsecured notes at a 5.5% interest rate due in 2033, further strengthening our balance sheet, enhancing financial flexibility and advancing our goal for a fully unsecured capital structure. The notes received a BBB-/Positive rating from both Standard & Poor's Global Ratings and Fitch Ratings.

The proceeds were used to prepay the existing debt and shortly after quarter's end, on October 9, we repaid in full our Metlife II credit facility and related incremental facility for $150 million and $26.6 million, respectively. As a result, we ended the quarter with $587 million in cash and cash equivalents and a total debt of $1.45 billion as of September 30, 2025.

Our net debt-to-EBITDA ratio increased to 4x, and our loan-to-value ratio was 31%, which temporarily reflects the outstanding balance of the facilities that were repaid shortly after quarter's end. On capital allocation, Loren has noted that we sold an 80,000 square foot building at a 10% premium to appraisal value in Ciudad Juarez during the quarter, consistent with our strategy of opportunistically recycling of assets.

At the same time, we continue to strengthen our land results, as Loren mentioned before, with the acquisition of 330 acres of land in Monterrey. Moreover, reflecting our balanced approach to capital allocation, on October 15, 2025, we paid a cash dividend for the third quarter of $0.38 per ordinary shares. This concludes our third quarter 2025 review. Operator, could you please open the floor for questions.

[Operator Instructions] Our first question comes from the line of Juan Ponce with Bradesco BBI.

It seems clear that demand signals are going in the right direction. When do you think -- when you think about your long-term development pipeline, are you comfortable accelerating Route 2030 projects in the first half of 2026? Or do you think it is prudent to move slower ahead of the USMCA review in June? I ask because although vacancies have declined a bit in some of the northern markets, Tijuana still remains elevated. So I just want to get your thoughts on how you're thinking about this growth.

Thank you, Juan, very much for your question. Definitely, we have seen positive demand signals pretty much across most of the markets. I would probably like to highlight that Mexico City and Guadalajara have remained very solid throughout the whole year with vacancy rates at record low levels and still strong demand, mainly coming from sectors such as logistics, e-commerce and electronics, but also other markets have also shown some positive signals.

Now how does that translate into our long-term plan? Well, as you know, we analyze carefully market-by-market, and that's when we analyze internally at the investment committee, where do we want to resume and start new operations and new development. As you could see this quarter, even that we have had a slower year on construction starts, we were able to start -- we did resume in Guadalajara with one building.

And over the rest of the year, 2025, we will continue to start in other markets where we have recently acquired land and when we think there's already strong demand so that we can continue developing. I wouldn't think -- I think that we should still focus on the mid- to long-term plan for the 2030 Route. And we will be analyzing carefully the progress on demand from next year.

We will analyze carefully the trends on different sectors. We definitely think that in relative terms, Mexico is still very well positioned for many global companies. But as you stated, we'll have the USMCA review next year where other countries are getting tariffs. So we will analyze carefully. And with that, I think that we will resume whenever needed.

And just as a follow-up, these positive demand signals, are they coming from existing tenants or companies that already have operations in Mexico? Or are you seeing this already from new tenants?

That's a good question. I think it's both. I think it's existing tenants, but also new tenants. And we've seen more visits from companies from all over, from North America, from Asia, from Europe. And actually -- and interestingly, it's coming from -- also from different industries, not only the traditional industries such as auto industry, but also -- which is strong and integrating supply chains, but also coming particularly from industries like electronic sector, which is growing rapidly. It's also coming in the aerospace sector, for example, and of course, logistics, which continues to be quite strong.

Your next question comes from the line of Pablo Ricalde with Itaú

Congrats on the results. I have 2 questions, maybe one for [indiscernible] the first one is on the leasing activity that have been seen in October. I don't know if you can provide an update if you have leased some of the industrial parks that were vacant in September. That's my first question. And the other one is coming on the balance sheet. I don't know if you can provide what are you thinking in terms of net debt to EBITDA by year-end given all the lands which you are acquiring.

Pablo, thank you. Juan, why don't you -- okay, let me elaborate on the first question and then you give more detail on the net debt to EBITDA for the year-end. I didn't understand quite the question from -- we're getting a little bit of back noise, Pablo, but I think it was related to leasing. We were able to lease up a few buildings, one of them for our logistics operation for the electronic sector in Ciudad Juarez.

Also, we were able to lease up in the Bajio region as well as Tijuana in food and beverage, logistics and auto industry. We think that this is -- we think that eventually, over the next quarters, we will continue to see this particular industry striving, and we're getting more absorption for -- in different -- actually in different regions. Again, we see the pipeline picking up pretty much across the board.

And I think that Vesta has good quality buildings in the right locations, brand-new buildings. And I think that's key when it comes to clients looking for space. Remember that many of our buildings already have energy, which is another key advantage. And for that reason, even that there might be also some competition, we think that Vesta is very well positioned in the right locations, brand-new buildings and the right utilities and infrastructure required to establish operations in light manufacturing and logistics. So we are very positive on the next quarter, end of the year, and we hope to see a good recovery for 2026, too.

Okay. As for the balance sheet, let me say that what you see in our leverage today is just a result of the issuance of the bond and the interim period between the issuance and the payment of the liabilities. So leverage will come down as we pay down the -- as the Metlife liabilities are reflected on our balance sheet. And then net debt to EBITDA as well as leverage will come down to what our good objectives, not that the ratios that we show right now are particularly worrisome. I mean we are exactly where we need to be. We have a strong balance sheet, and we can continue to -- I mean, we have ample borrowing capacity. So...

For end of the year, Juan, are -- is it -- are we going to be a net debt to EBITDA close to, what, 25% loan-to-value and net debt to EBITDA below 4.6 maybe?

4% -- around 4x.

Your next question comes from the line of Francisco Chávez with BBVA.

Question is regarding the improvement in guidance for EBITDA margin. How sustainable is this new margin? And what can we expect once you resume the start-up of new projects?

Well, look, we have been -- this year -- as we have pointed out beforehand, this year have -- we have focused a lot in maintaining a low-cost base and of course, the growth in our revenues have helped us a lot maintaining quite an attractive EBITDA margin. As we continue to grow the company, EBITDA will continue to be strong. And I think that EBITDA will continue to be in the 83%, 85% level as we continue to grow.

And maybe related to the development question, I think that we have the appropriate -- remember that we are a vertically integrated company with -- where we have -- management is internalized. So we have the right headcount to run the operations for the existing portfolio as well as the development part of the portfolio.

So since we are in -- developing in the same markets where we already have presence, we do not foresee any major increases in costs. Actually, the opposite. I think that going forward, we will become even more efficient and benefit from being an internally managed company and vertically integrated. And for that reason, we even think that operational margins will continue to be playing in our favor.

Your next question comes from the line of Adrian Huerta with JPMorgan.

Congrats on the results and also on the land acquisitions. Just going back to the first question on demand. What else can you share with us in terms of how quick the recovery could come, meaning tenants looking and willing to sign contracts. Is there a backlog or is there a backlog of companies that you've been talking to that they basically have said that once there's more clarity on the USMCA, they will be coming. Anything else that you can share with us on that to give us an understanding of how quick these companies could start signing new contracts?

Thank you for your question. And I think that -- I mean this has been a very -- this has been a transition year. And as you remember, early in the year, we see a major slowdown in terms of new absorption and many of the companies were pencils down, not only in Mexico, but also in the U.S., for example. There was a lot of uncertainty. And for that reason, we understand that companies were just not making any decisions.

However, the year has evolved differently, and we are definitely seeing a major backlog on companies that want to establish operations in the North American region. And for that reason, we're in constant communication with potential clients. We're actually making -- we're traveling to other regions of the world. We've had people currently in the U.S., in Canada, in Europe, even in Asia, in China and in Taiwan, been participating in conferences and trying to understand what -- how companies are analyzing their manufacturing global footprint.

However, all of the companies make decisions based on different drivers. Some of them are making them based on the technology -- the new technology revolution based on AI, and that's why we've seen electronic sector jumping so rapidly, even despite of uncertainty on tariffs. But there might be others, for example, auto industry that are just waiting to see what the final end game might be.

However, I think, that companies want to be still in the most dynamic economic region in the world, and Mexico is playing a very important role in North America. We just -- we're seeing every quarter and every year just new numbers regarding exports to the U.S., our trade balances with the U.S., particularly some countries diminishing their positioning and trade participation with the U.S. So for that reason, we are confident that -- we think that we will continue to thrive as a main partner to the U.S. And for that reason, many of the industries that we already have had since NAFTA will continue to be well positioned.

Understood, Loren. And if I may add just another quick question. So we should expect some new construction to start over the next 2 quarters. And regarding the land acquisitions, we shouldn't expect much to happen in the next 2 to 4 quarters?

Sure. Well, we are -- as we have stated before, when we need to accelerate the development, we do, but when we need to slow down, we also do. So right now, I think that we're just being very cautious on where we start. We will continue to monitor demand in each of the markets. So yes, we'll have some starts for the end of the year. And next year, we'll analyze carefully.

And the good thing is that we currently have been able to acquire land throughout the year that will position us very well for the mid- to long term. We were able to buy land throughout this year in the strategic markets, and I will repeat the land that we have recently acquired, which was in Guadalajara where we started the building next to our site. We bought a second site in Guadalajara, which will be helpful for the Route 2030 strategy. We also bought land in Ciudad Juarez, in Mexico City, in Monterrey, in San Nicolás which is -- has more attributes for last mile and e-commerce. And recently, the one in Apodaca, which is going to position us with probably the best piece of land in Monterrey. And I think that's going to be incredibly helpful for the Route 2030 strategy, and that will continue positioning Vesta as a leader developer in the market of Monterrey.

So with the land that we have already acquired that we will start doing improve -- and also in Tijuana, sorry for that. We're doing the improvements. We're doing the earthworks, putting the utilities, energy and everything so that eventually we can resume and develop whenever we see demand getting stronger. So we already have, as of today, let's say, approximately 90% of the land required to fulfill the 2030 strategy.

Your next question comes from the line of Alejandra Obregon with Morgan Stanley.

Congratulations on the numbers. My question is on the energy front. You have now the land and you were talking about the utilities. I was just wondering if you can talk about how the electricity part is playing out. The new government announced 5 packages for industrial real estate, utilities, plants. So I was wondering if you think that will help your plans going forward? And then also your investment in associates line appears to be gaining traction. So just wondering if you can talk about this energy investment and how should we be thinking of it forward -- going forward?

Alejandra, thank you very much for your question. Definitely, being able to anticipate to the energy requirements for our clients has been key. And that's why we have followed very carefully the different alternatives that we can provide for our clients in the different regions. We think that the government is in the right track -- on the right track to keep on supporting investment or foreign investment in manufacturing, and they are -- and we have been working close by with them so that together with the association of industrial parks, so that industrial parks can have the right packages, the right incentives and the right amount of energy so that we can continue attracting investments.

So we're very positive on the work that the government has done with providing these packages and the support. And I think Vesta is a key example on how things can be established in order for companies to -- in order to anticipate we start the feasibilities and the processes to engage on energy when -- as soon as we start to buy the land. So when we develop the parks and the buildings, at the same time, we are investing in the energy infrastructure so that when companies do the ramp-up of operations, there's already some energy in place.

We know it takes time, but I think that we have had great results by getting some energy, and that's why our parks have already the energy, and we are very -- we're confident that, that's going to be a huge benefit now that demand will continue to pick up. Regarding -- and regarding your question on associates and energy, that's basically some renewable energy investments that we have recently done. We just closed one in Monterrey, and I think that's going to be also key to continue focusing on solar panels, renewable energies in all of the buildings that we have had in line with our 2030 Route to comply with a certain amount of renewable energies in our portfolio.

Your next question comes from the line of Jorel Guilloty with Goldman Sachs.

I have 2 quick ones. So I don't want to belabor the point on development, but just I wanted to get a sense of what are the more quantitative indicators that you look at when you make a decision to launch a development. So I mean is it the occupancy trends you see in your own portfolio? Is it the occupancy or net absorption trends you see in the market? Is it an increase in leads that you might get from external brokers or your own internal commercial team?

So I just wanted to get a sense just like put numbers to this, like what exactly do you look at when you make a decision of going forward with a new project like what you announced with Guadalajara? And then the other question is around leasing spreads. So looking at the LTM leasing spreads, we saw that there was a slight decline. So it was 13.7% in 2Q '25. It was 12.4% in 3Q '25. So I just want to get a sense of what drove this? What -- is it lower rents in a certain market in order to drive occupancy. So I just wanted to get a sense of where these lower leasing spreads or leasing spread trends are coming from.

Thank you, Jorel, and thank you very much for being on the call. I think that Vesta has a very unique investment approach. First of all, we already have more than 43 million square feet of industrial buildings that we have developed in the last 25 years. And that, together with outstanding clients where, as mentioned before, we have -- we do not rely on external brokers for our property management, we do it internally. So we have firsthand information from our clients.

We have firsthand information from the sector. And remember that also as part of our strategy to have a local leadership and regional marketing officers in each of the markets where we operate. So that's why we have, again, firsthand information of what's going on, what are the main drivers of demand. And that's why we rely on our own data and analysis when it comes to making a decision on how to invest and when to invest.

Of course, sometimes we listen to third parties, but I think that it's more -- the secret sauce is pretty much inside of the Vesta offices as to when to start and where to start, and it has been quite successful. Guadalajara -- the example in Guadalajara, well, this is the third expansion we do to the Guadalajara Vesta Park. As a reminder, we have as clients, Amazon, we have Mercado Libre, we have O'Reilly, we have DSV Logistics, and we have Foxconn as our main clients inside of that park.

So we have a close connection with them. And by being close to them, we understand where the trends are heading. And that's why we believe that starting new buildings when you're close to great companies that tend to grow, we think that it's -- that's kind of the bread and butter of Vesta, and I think we're going to be very successful, and we will continue to follow that trend in other projects in other regions where we have recently acquired land.

And regarding your leasing spread question on the last 12 months, it's -- I think that it's not a material drop. I think that eventually going forward, it's more maybe on the -- they should be hovering. I think that the trend is actually upwards if you look at the last 4 quarters. And I think that as long as we continue to see the spreads being on an upward trend in the low teens, high double digit or double-digit numbers, I think that, that's going to be quite attractive and appealing.

The important thing is to have this as a sustainable number going forward, which is exactly we think. Vesta's current portfolio is -- has a good opportunity to catch up in terms of leasing spreads, and that's what we can see even with a 12% spread on the trailing 12 months, which is way higher than inflation. And remember that most of our leases are -- is above inflation and most -- and all of our leases are linked to inflation, which adjust annually. And in many cases, we're able to catch up. That's why if you look at today's CPI numbers close to 3%, considering a 12.4%, that's material.

A quick follow-up, if I may. So just based on the development pipeline and how you get to the decision to launch, you mentioned conversations with existing tenants. Does that imply that future launches could be for these existing tenants for them to expand? Or is it more that you get color on the demand from them and that gives you the confidence to go forward with a new development?

Well, I can only tell you that more than 60% of our growth comes from existing tenants. So we like to grow with existing tenants, particularly because they are outstanding companies. So that's why we continue to develop close to them. And if there's an opportunity to grow with them, it's fine. But if we continue to find other great companies that need to open up operations in Mexico, we will continue to do so. And I think that for that reason, we focus a lot in trying to be close with good companies and keep and support their growth and become the real estate partner in Mexico. And I think that has played out well in the past, and we think that, that will continue playing out well in the future.

Your next question comes from the line of André Mazini with Citi. And since we have no response from Mr. Mazini, we are moving on to the next question from Francisco Suarez with Scotiabank. No response again, moving on to the next question. Next question is from Anton Mortenkotter with GBM.

Congrats on the results. We've been hearing that some private developers under pressure to deploy committed capital are starting to buy stabilized assets rather than take on new spec projects given the softer demand backdrop. Are you seeing that trend as well? And would you think that this environment actually plays to your advantage, I mean, being able to preserve liquidity and deploy when demand dynamics are more favorable?

Anton, thank you very much for your questions. Well, I think that one of the greatest benefits of this industry is that there's still plenty of liquidity in the market. And that plays very well to our favor, and we are seeing players in the private markets that are willing to take acquisitions of stabilized assets. We recently made an asset sale, for example. It's not very large, but I think it signals that there's appetite also for owners to get buildings and also from -- on the institutional front.

However, I think that our focus will continue to be on the development front, particularly because at the cost that we are buying land, we are investing in infrastructure, and we invest on brand new buildings. We think that development yields that continue to be in the 10% ranges vis-a-vis building cap rates or acquisition cap rates in the 6% to 7%, there are still huge spread investment opportunities, and that's why we will continue to focus on -- in terms of capital allocation to the highest returns, the ones that create the most value.

And I think liquidity, it generates value for all of us. We have seen that not only coming from private markets. We recently saw a transaction being an IPO of FIBRA in the industrial sector being launched at -- also at compelling cap rates. And we think that, that sets the -- it sets valuation standards, and it sets a tone into what we might be expecting going forward in terms of valuation, Vesta -- so -- for Vesta, that's why we think that there has a good opportunity to reprice, particularly given the major discount we are still trading to net asset value.

So those are great references and that gives us also the opportunity in some cases that if we want to buyback stock, we have a buyback program in place. So when we have -- when we see that there's a major discount to net asset value, we will continue to be using it, as we have done in the past and create value for shareholders.

[Operator Instructions] The next question comes from the line of [indiscernible].

Congratulations on the results. I have a couple of questions. The first one is a follow-up on lease spreads. I mean we did see like a small decline quarter-on-quarter, but they're still really above 2024 levels where they were around like 7%, 8%. Do you think like going forward into the fourth quarter and next year, you will be able to sustain this double-digit increase? And the second question is on same-store portfolio occupancy. Could you give us like a little bit of color on why the occupancy in Tijuana dropped from like 97% in the second quarter to 85.6%?

Great. Thank you, [ Elena, ] for your question. Yes, and I will start maybe with the second one. The second one, we saw a slight drop in the same-store occupancy given the fact that we addition new buildings to the same store. And actually, these were buildings that are currently -- we're in the marketing stage. They're still vacant. These are 2 buildings in Tijuana mega region, which are large and one of them in -- I think, in Ciudad Juarez.

But I think that's why we saw that major -- that slight drop. However, since these are new buildings and we are in marketing stage, we are confident that, that particular decrease might not affect or it's something that will -- eventually will be able to recover. And then on your -- on your first question, well, I think that we will continue to see a sustained growth in terms of leasing spreads in the double digits, probably. I think so, particularly because we've seen that market rents have held steady in most of the markets, which is very positive. And that's why renewals have come at a major increase in -- and leasing spread in most of the markets, and we've been able to capture value from that. And that will be -- that will continue to be the trend going forward to capture leasing spreads on top of inflation. And that we're very optimistic on that.

Your next question comes from the line of Alan Macias with Bank of America.

Just can you share the cap rate of the building you sold recently? And are you seeing more demand or more offers for -- to buy buildings? And the second question is, what are you seeing in the trend in real estate taxes and insurance costs? Any indication what the government will be looking for tax increases next year?

Thank you, Alan. Let me work first on your second question. So currently, we have secured our insurance costs for the next, I think, it's a couple of years or 18 months. So we have not seen any major adjustments for the moment. Eventually, when we get back to renegotiate that, we will eventually see. And we have not seen any major adjustments in real estate taxes. Now more importantly, even that we burden part of the cost, remember that we transfer part of that cost to our tenants.

These are -- in most of the cases, we have triple net leases, and that's a cost that can be absorbed by tenants. And even with that, we believe that it's not a major cost still to their total production cost to many of our tenants. So the rent together with some of the operation costs, it's still very competitive vis-a-vis other regions. In some of the cases, rent and some of the real estate-related costs represent only 7% to 9% of total production costs or in terms of logistics, total operation cost. That's still a very competitive number.

So even that we will continue to look into reducing costs. I think that all-in-all, that could well be absorbed by tenants, and they will continue to be competitive. Secondly, to your third question regarding I'm sorry, the cap rate. Sorry, yes. Well, first, yes, we will continue to do asset sales. And this is a good example of an asset, which was a vintage asset that we acquired, I think it was more than 15 years ago. This was not developed by Vesta.

And I think -- and the cap rate to in-place rent was 6.2%. And it was a $68 per square foot as a sale and a premium to a price of almost 10% but again, I think this is a good example because we -- there are some vintage assets that eventually we would like to sell and crystallize value from asset sales, sell at a premium and focus on capital allocation and allocate that capital to higher return investments, new buildings, for example, in terms of development and through that close the cycle on investment.

The next question comes from the line of Francisco Suarez with Scotiabank.

Congrats on the great quarter. The question that I have is on Mexico City, it's -- why La Villa has taken so long to lease up? Is there any difference compared to what we saw on Punta Norte? And the second question that I have is related with the overall trend behind, for instance, concessions in the market, say, 3 months of rent or step-up considerations or any CapEx. Has anything changed when you renew leases or offer new leases to new clients to what has been the case in...

Thank you very much for being on the call. La Villa, it's an outstanding project. It's a smaller building compared to Punta Norte. Punta Norte is a major fulfillment center for e-commerce. And I think on that one, it was a very unique opportunity for a larger e-commerce player to -- and for us to have a long-term lease in U.S. dollars. And I think that that's why that one was very, very particular. La Villa, it's the last mile. It's smaller. We have been having some potential clients. However, as maybe we are -- we have waited to finalize and find the right tenant to it.

Even that it takes -- it took -- it has taken maybe a bit longer even than expected. The positive to that is that we have seen rents grow in the region. So even some downtime in terms of rents, we are going to be able to capitalize through a better rent going forward with a better client. So we're positive that -- we're optimistic about being able to lease that building up. And I think that eventually, at some point coming into next year, we are -- I'm pretty sure that that's going to be well leased.

Actually, we are -- we -- Mexico City has had very strong dynamics. And actually, we recently acquired land last quarter, second quarter. And hopefully, we can start construction again soon. And then regarding concessions, well, I think this one plays out differently market-by-market, tenant-by-tenant. Remember that we do have -- when we establish a lease, we establish a relationship with the tenant. So our focus continues to be long-term leases in U.S. dollars with investment-grade, high-grade companies that we believe can add value to the buildings.

And that's why there's always things to negotiate. There could be some concessions sometimes for -- in terms of rent. But in other cases, we get things in exchange to that. So I think that on that, we will continue to be creative but trying to collect rent as soon as possible and keep on focusing on the total return of the asset, not necessarily an immediate income. One of the things that we have stated in the past, and I think plays out even more today is that we rather have a vacant building than a lousy client just because they will be paying out rent. And I think we will maintain that discipline even if it takes a bit longer.

Yes, I love that. So no changes in your underwriting policies. Good to hear.

Your next question comes from the line of André Mazini with Citigroup.

Sorry for my connection issue. So my question is around your land strategy on a high-level basis, of course, now you have probably more than 90% of the land to reach the 2030 growth plan. So how do you think about maybe a trade-off, if there is one, a risk return trade-off. On the one hand, I think you don't want to have like a huge land bank because, of course, land does not generate cash flows, right, by definition. But on the other hand, if it's too little of a land bank, your growth plan would be jeopardized. So how do you think about that trade-off of having the exact -- the kind of the optimal land bank in order to not jeopardize cash flows, but not to jeopardize growth plans as well?

Thank you, André. And that's -- I think that's a key question to Vesta's overall strategy, and that's why for us, it's key to have a strategy going forward. And we are pretty much relying on how successful we have been in the past. Remember that when we established Level 3 strategy, we focus also on investing in certain regions and certain markets. We were able to invest over the Level 3 strategy, approximately $1.1 billion in development in Guadalajara, Monterrey, Mexico City, Tijuana, Juarez and some other markets in the Bajio. And it was very successful.

And -- but the only way -- and we were able to achieve on that period returns in excess of 10% in U.S. dollars. And that -- you can see all of that in our Investor Day presentation, and I'm actually looking at Page 22, where we were able to make returns of 10% in Mexico City, 10.1% in Monterrey, 10.5% in Guadalajara vis-a-vis relevant transactions in those markets between 6% and 6.7%, which we believe that will continue to be a huge opportunity for -- in our investment strategy going forward, where we, again, anticipate on buying land, focus on the right markets and eventually we will be able to develop a -- we identified $1.7 billion investment for the Route 2030 strategy.

And the markets where we will continue to focus is, the 3 main markets being Monterrey, Guadalajara, Mexico City, Juarez, Tijuana and Querétaro. So I think that there's really very few companies that have a strategy going forward that have the land -- the right amount of land. I agree with you, it's more an art than a science how much land we should use. But I think that today being well capitalized and being global in the market [Technical Difficulty] Monterrey, recent land acquisition, it's the right approach so that we can secure land, put infrastructure in place and be ready when demand might comeback. These are going to be very successful projects and [Technical Difficulty] so that you can see [Technical Difficulty] yourself. And again, I think that is unique in the type of [Technical Difficulty].

And it seems that we have no further questions for today. I would now like to turn the call back over to Mr. Berho for closing remarks.

Thank you, everyone, for joining us today. Vesta's focus has been on ensuring we're well positioned to capture resurging demand. We are entering the final quarter of 2025 with a strong balance sheet, high-value operating portfolio and the strategic priority to continue executing on our long-term Route 2030 growth plan ahead of what we expect to be a strong 2026. Thank you.

Ladies and gentlemen, this concludes today's conference. You may now disconnect your lines. We thank you for your participation.