In just the past two years, Shein has launched nine logistics centers in the Wrocław metropolitan area. For other Asian platforms, this may be a clear signal that Lower Silesia is a proven logistics hub for serving the European market.
“With future tenants in mind, including the largest e-commerce platforms, developers initiated several major projects in the region last year, also on a speculative basis — without pre-lease agreements but assuming rapid demand emergence. As a result, 674,550 sqm of modern production and warehouse halls entered the Wrocław market in 2024 — the second highest volume of new supply in the region after 2022. Additionally, in the first quarter of this year, a further 318,800 sqm was delivered. Consequently, Wrocław, with a total warehouse and industrial space of 5,254,400 sqm, has overtaken Central Poland (4,941,100 sqm) and become the third largest warehouse market in the country,” says Anna Domańska, Associate at the consulting firm Newmark Poland.
E-Commerce-Ready Warehouses Available for Tenants
One of the most modern investments launched earlier this year is a 67,550 sqm warehouse within the GLP Wrocław V Logistics Centre. Located right next to the S8 expressway, just half an hour from downtown Wrocław, the facility was designed with the needs of modern e-commerce in mind. A key feature supporting logistics processes for this sector is the 12-meter building height. The facility also incorporates several eco-friendly solutions — all tenants have access to a smart metering system enabling individual monitoring of utility consumption.
Among other notable rental opportunities is the modern EQT Exeter Park Wrocław South III complex, consisting of two warehouses totaling 50,600 sqm. Situated in Bielany Wrocławskie near the A4 motorway, it offers convenient access to both Wrocław and other strategic locations in Poland and abroad. Since early 2024, three new warehouses in the P3 Wrocław project and additional developments such as a new hall in Panattoni Park Wrocław Logistics South and ECE Kąty Wrocławskie have also entered the Lower Silesian market.
Wrocław’s Growing Logistics Advantage
“The appearance of a major player like Shein in the Wrocław market certainly has not gone unnoticed by competitors, who are keen to enter proven locations and benefit from ready-made solutions. At the same time, our experience shows that companies in this sector make fast decisions and expect immediate access to warehouse space — in this context, developers’ choices to build speculatively may prove to be a very good strategy that will yield expected results over the long term,” states Anna Domańska.
Despite a slowdown in e-commerce growth in Poland compared to 2020–2023, forecasts remain optimistic. According to a PwC report, by 2028 the online retail market is expected to reach PLN 192 billion, growing at an average annual rate of 8%.
The expert emphasizes that Wrocław has long been an excellent place for e-commerce development. “The region offers access to the A4 and A8 motorways, the S8 expressway, a well-developed distribution network, and a strong labor base — key elements for online order fulfillment operations. A huge asset of the Lower Silesian capital, sometimes called the second Silicon Valley, is also the strong presence of IT and new technology companies that can serve as an operational backbone for global platforms,” adds Domańska.
Stable Demand and Strong Players
Tenant interest in warehouse space in Lower Silesia remains stable. In the first quarter of this year, demand reached 113,600 sqm, a figure close to the average for comparable periods over the last five years. The most popular locations among tenants were Nowa Wieś Wrocławska (19% of demand), Magnice (14%), Bielany Wrocławskie (10%), Wrocław city (9%), and Wojtkowice (8.5%). These five locations accounted for nearly 60% of total demand in the past four quarters.
“It is worth noting that since 2021, the average annual demand in Lower Silesia has exceeded 900,000 sqm, whereas previously we spoke more of levels around half a million. This is evidence of a leap in the development of modern warehouse space in the region,” comments Anna Domańska. Among the largest deals since the beginning of 2024, she mentions a contract signed by an e-commerce sector tenant for 126,000 sqm in Panattoni Park Wrocław Logistics South Hub, renewal of an agreement by LX Pantos (98,700 sqm) in Prime Logistics Wrocław in Pietrzykowice, and a new contract by a fashion industry company (56,200 sqm) in Panattoni Park Legnica.
“The Lower Silesian warehouse market has several strong demand-side pillars. Besides e-commerce, the most active tenants in the last year included companies from the 3PL sector related to online trade, as well as traditional retail. An important, though recently less active player — due to the slowdown in the German economy — remains the automotive sector,” says Anna Domańska.
After a Record Boom — Tenants Have Plenty of Options
Despite steady tenant interest, the pace of new investments in the region has noticeably slowed. Developers, responding to a rising vacancy rate that reached 11.6% at the end of Q1 — the highest since 2012 — have reduced activity and focused on commercializing existing space. Currently, just over 36,000 sqm of warehouses are under construction in the region. One ongoing project is the expansion of the largest Panattoni park in Lower Silesia — Wrocław Campus 2 — with an additional 25,000 sqm of modern warehouse space fully available for future tenants.
The high availability of warehouse space also translates into greater negotiating flexibility among landlords. The average asking rent in the region currently stands at €4.20–4.40 per sqm, while older properties can drop to around €3.80. Urban spaces command rates around €5 per sqm, which remains an attractive and stable level for business development.
“High availability of space is not a negative signal for the market. It is a natural adjustment phase after years of intense growth. Between 2019 and 2025, nearly 3.4 million sqm of new space was delivered in Lower Silesia — accounting for 65% of all current resources. Currently, the difference between Wrocław and the second largest region — Upper Silesia — is just over 600,000 sqm, while between Wrocław and the market leader — Warsaw — it is 1.8 million sqm,” informs Anna Domańska. “After a period of very intense development with record levels of activity from both tenants and developers, the Wrocław market is entering a stabilization phase, creating space for the next wave of demand. Importantly, tenants now have a wide choice of available locations, making Lower Silesia an exceptionally attractive market from their perspective,” concludes the Newmark Poland expert.
