Mexico 墨西哥
近岸增长袖仓 — FIBRA 高息的代价写在成分与汇率里
墨西哥是组合的近岸增长袖仓：破纪录的 FDI 与美国供应链迁移撑着工业与综合租金，上市 FIBRA 的毛分派 6–7.4% 有备案支撑。这个收益率的折价是结构性的：每笔分派的应税部分扣 30%、比索随美国政治（2026 年 USMCA 审议）摆动、分派公告惯常混着免税的资本返还——所以本站唯一诚实的收益率是逐笔公告拆完成分、扣完预扣的那个。身份上：买房不给身份，企业投资与高额房产是临时居留的通道之一（见身份与税务行）。
Four grades
Identity & tax (in one line)
Identity & tax: buying property or CBFIs confers no status; the residence rules offer two asset channels (temporary residence up to 4 years, then permanent residence; amounts are UMA-denominated and reset each February): paid-in participation in a Mexican company above 45,850 UMA (about MXN 5.38M) plus fixed assets at the same threshold or proof of real business activity; or Mexican real estate above 91,710 UMA (about MXN 10.76M). Tax: the taxable portion of FIBRA distributions is withheld at 30%, capital reimbursement is untaxed on receipt but reduces cost basis; capital gains on CBFIs sold through the BMV are generally exempt for foreign investors not resident in low-tax jurisdictions; Singapore–Mexico treaty relief on the 30% was not verified and is counted at the full rate.
This section is general information only — not immigration or tax advice. Program rules change frequently; before acting, rely on the official texts and a licensed adviser.
Key metrics
Why this country
The nearshoring tailwind has official readings: FDI at a record US$40,871M in 2025 (new investment +132.9%, the US at 38.8%) and FIBRA-sector administered assets past MXN 1 trillion — the rents of US supply-chain relocation are being collected in Mexican industrial and mixed-use assets.
FIBRA distributions have a statutory skeleton: at least 70% of trust assets in real estate and at least 95% of the taxable result distributed by law — the high payouts are an obligation under LISR Articles 187–188, not management generosity, from the same family as Brazil's FII 95% rule.
This site's Mexico discipline is one sentence: a gross yield may never appear alone. The only quote this page recognises is the one split into taxable versus reimbursement and netted of the 30% withholding.
Entry routes
Listed route (the only main line): buy the FIBRA basket (entry No. 80: FUNO as anchor, Danhos and FIBRA Prologis as members) through a broker with BMV access — foreigners buy freely, and withholding is applied at source by the custodian.
Direct route (institutional note, no entry): residential property in the restricted zone (50 km from coasts, 100 km from land borders) must be held through a fideicomiso bank trust (SRE permit, 50 years renewable); outside the zone, direct title is available — this site captured no citable net-yield series for foreign individual landlords, so it prices no direct route.
Risks
- The 2026 USMCA review and US tariff politics: the nearshoring narrative's largest variable sits outside Mexico — the review's outcome and tariff direction rewrite industrial-rent expectations directly; follow the official process quarterly.
- Composition drift: the capital-reimbursement share changes quarter to quarter (FUNO's latest notice: 30%; Danhos recently about 40–45%) — applying an old quarter's split to a new distribution is the commonest misread on this page.
- Terrafina no longer exists (market-housekeeping update): it was acquired by FIBRA Prologis and delisted (registration cancelled in Feb 2026) — any material still marketing Terrafina's standalone distributions is stale. Fibra Mty and Fibra Macquarie yielded no notice-level split this pass; this site prints no yields for them.
Ranked opportunities in this country
| Overall rank | Opportunity | Net return (primary metric) | Our take |
|---|---|---|---|
| 80 | Mexico's FIBRA basket: 6–7.4% gross — 5.0–5.7% after splitting every notice and deducting the 30% withholding | 6–7.4% | Do, with conditions |