Poland continues to be one of the key warehouse markets in Europe, offering modern stock and stable development fundamentals. Although competition in the CEE region is intensifying and investors are acting more cautiously amid geopolitical uncertainty, the market remains resilient. In 2025, Warsaw was the main driver of growth, and forecasts for the coming years point to a gradual recovery in demand.
From a European perspective, the position of the Polish warehouse market remains strong. Poland is the fifth-largest warehouse market in Europe, with a relatively young and modern stock. In the CEE region, Poland now competes not only with the Czech Republic, but increasingly also with Romania and Hungary—particularly in terms of labour and energy costs. Nevertheless, market stability and long-term potential remain key strengths.
In 2025, Warsaw was the undisputed leader of warehouse market growth in Poland, with Upper Silesia also performing strongly. Investors also showed growing interest in Szczecin. Wrocław and Poznań, by contrast, recorded weaker performance. The tenant structure remains stable: manufacturing accounts for around 20% of demand. A rebound is also visible in the logistics sector—after falling below 30% last year, its share is once again increasing. Further growth in e-commerce could reinforce this trend in the year ahead.
Warehouse market trends
One of the key trends in the Polish warehouse market continues to be the decline in the share of speculative developments. This direction is likely to persist, or remain at a similar level, in the coming months. In practice, this means reduced availability of ready-to-occupy space and longer market entry times—tenants now need to factor in waiting periods of around six to seven months. On the supply side, the market is adjusting to demand conditions. We are currently dealing with a tenant’s market: lower demand means that developers are competing more actively for tenants, and decision-making processes are becoming longer.
Some companies are considering purchasing land and developing their own facilities, while lease terms are gradually lengthening, in some cases extending to 12–15 years.
At the same time, demand from the domestic market may increase due to strong economic growth. This is likely to be felt most strongly in Warsaw and central Poland. These regions tend to respond fastest to improvements in economic conditions and rising consumption.
Geopolitical factors also have a significant impact on the market. Global uncertainty, the war in Ukraine, and political changes are prompting investors and companies to act more cautiously. Decision-making horizons are shortening, and strategic investments are approached with greater restraint. This limits the pace of growth, although the market continues to develop in a stable manner.
Outlook for 2026
Looking ahead, sentiment remains moderately optimistic. Since August and September of this year, an increase in client enquiries has been observed, which could translate into a more visible recovery next year, and an even stronger one in the following year. A potential end to the war and an improvement in economic conditions in Western Europe—particularly in Germany—could have a particularly positive impact on demand along Poland’s western regions, including the areas around Poznań, Wrocław and Zielona Góra.
Source: CEO.com.pl
